Planning Applications Numbered

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 13/03/2006 AND EAST PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Bob Bryan TEL NO: 36329 Lucy Bond 34556

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

04/05127/CHU Centenary Industrial Park, Little London Road, 5 Sheffield,

05/00252/OUT Abbey Glen Laundry Co Ltd, Coniston Road, 11 Sheffield, S8 0UW

05/02561/LBC Sheffield Post Office, Fitzalan Square, Sheffield, 19 S1 1AB

05/02562/FUL Sheffield Post Office, Fitzalan Square, Sheffield, 23 S1 1AB

05/03944/FUL Sheffield United FC, Bramall Lane, Sheffield, S2 45 4SU

05/04271/FUL 188-212 Solly Street, Sheffield, S1 4BB 58

05/04273/CAC 188-192 Solly Street, Sheffield, S1 4BB 70

05/04407/FUL Land Between No.1 And No.9, Wigfull Road, 72 Sheffield,

05/04640/OUT Sub Divisional Headquarters, Westbar Green, 74 Sheffield, S1 2DA

05/04649/OUT Land Adjoining 112, London Road, Sheffield, S2 88 4LR,

05/04751/CHU 627 Ecclesall Road, Sheffield, S11 8PT 99

05/04752/FUL 290 Millhouses Lane, Sheffield, S11 9JB 105

05/04762/FUL Plot 4 Blue Ridge, Ashfurlong Road, Sheffield, 110

05/04788/FUL Land At Zone 4, Plots U3, W2 And W3 Sheffield 116 Business Park, Europa View, Sheffield, S9 1XH,

05/04822/RG3 Sharrow Nursery & Infant School, Sitwell Road, 126 Sheffield, S7 1BE

2 05/04829/FUL 102 Edgedale Road, Sheffield, S7 2BR 141

05/04833/OUT Land At Lock Lane And, Sheffield Road, Tinsley, 148 Sheffield,

06/00052/FUL Land Adjacent To 226, City Road, Sheffield, 167

06/00103/FUL 65 Westbourne Road, Sheffield, S10 2QT 174

06/00150/CHU 125-129 London Road, Sheffield, S2 4LE 182

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The City Centre South and East Planning And Highways Area Board Date Of Meeting: 13/03/2006

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

*NOTE* Under the heading “Representations” a Brief Summary of Representations received up to a week before the Area Board date is given (later representations will be reported verbally). The main points only are given for ease of reference. The full letters are on the application file, which is available to members and the public and will be at the meeting.

Case Number 04/05127/CHU

Application Type Planning Application for Change of Use

Proposal Use of building for car sales, valeting and servicing

Location Centenary Industrial Park, Little London Road, Sheffield

Date Received 22/12/2004

Team SOUTH

Applicant/Agent Development Land & Planning Consultants Limited

Recommendation Grant Conditionally

Subject to:

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

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

2 The development shall not be used unless the car parking accommodation for 29 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

3 The development shall not be used unless provision has been made within the site for accommodation of delivery/service vehicles in accordance with

5 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 highway safety and the amenities of the locality.

4 The development shall not be used unless suitable access and facilities for people with disabilities, both to and within the buildings and also within the curtilage of the site, have been provided but, before such access and facilities are provided, full details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the access and facilities have been provided, thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

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

5 The car servicing and valeting shall not be operated as a separate use(s), open to the public but shall be ancillary to the car sales on the site.

In the interests of traffic safety and 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 set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

IB7 - Development in Business Areas IB9 - Conditions on Development in Industry and Business Areas

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 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

6 Site Location

LOCATION AND PROPOSAL

The site is located in the established industrial/commercial area between the railway and Little London Road. Access into the site is taken from Little London Road into an open yard area which is surrounded by a mix of industrial buildings which are variable in style and repair. There is one existing commercial use operating but all other buildings are vacant. Parts of the site are semi-derelict and the building heights rise to three storeys.

Woodseats Road runs along the western side of the site and is raised above the site on top of an embankment, industrial development and the River Sheaf lies on the north and eastern boundaries with Little London Road being at the southern boundary.

7 Neighbouring development comprises a mix of industrial, commercial and residential.

The applicant is seeking planning permission to change the use of the vacant commercial premises to a use for car sales, servicing and a valet business. There would be 16 car parking spaces available to customers with two further disabled spaces.

The layout submitted in support of the application shows the existing buildings being used for servicing, valeting and as a car showroom. Parking would be in the yard area in front of the buildings. Access would remain off Little London Road. There would be no external alterations to the buildings or extensions. The existing buildings, which are in a very poor state of repair, would be refurbished and brought back into use.

REPRESENTATIONS

None have been received.

PLANNING ASSESSMENT

Policy Issues

The Unitary Development Plan (UDP) shows that the site is part of a Business Area and development in such areas is covered by Policy IB7. This states that Business (B1) uses are preferred. The proposed use is sui generis (i.e. not with a recognised use-class in planning legislation) and not mentioned in this policy so must be decided on its own merits.

Policy IB9 deals with conditions on development in Industry and Business Areas. This policy states that:

- there should not be a concentration of uses that would prejudice the dominance of the preferred use - residents should not suffer from noise and nuisance - buildings should be well designed of a scale appropriate to the site - the quality of the environment would not be harmed to such an extent that new business development would be discouraged - the site be adequately served by transport facilities, provide safe access and adequate parking.

Possible Prejudice to the Preferred Use

The site is part of a large business use allocation that lies along the river next to the railway. The area has a feeling of decline because there are numerous vacancies in the area and most of the buildings are in a poor state of repair. Use of this site for car sales and servicing would still leave a considerable amount of vacant floorspace that could be developed for the preferred use. It could also be argued that the proposal might help to improve the area as it would involve the

8 refurbishment of existing dilapidated buildings. Consequently, there would be no conflict with Policy IB9 in this respect.

Siting, Design and Layout

There would be no alterations to the buildings apart from the fact that they would be refurbished to be brought back into use. The existing buildings lend themselves to the proposal and there is space in the yard area for parking to be introduced and for service vehicles to turn. This allows them to enter and leave the site in a forward gear.

The visual appearance of the site would be improved which is a benefit, the site being highly visible from Woodseats Road. The current dilapidated appearance detracts from the quality of the environment.

It is also considered that this use might help encourage other uses to locate in the area and reduce the amount of vacant floorspace.

Possible Noise and Nuisance

There are people living quite close to the site, along Woodseats Road, across the railway and at Norton Hammer to the east. There is an existing steelworks across Little London Road from the site, the railway at the rear and there are other commercial uses in the area.

The proposal would be a relatively quiet use by comparison and because of this and the distance from housing, there would be no significant noise or nuisance arising from this proposal. Consequently, there is no conflict with Policy IB9.

Highways, Access, Parking and Transport

There are good bus routes along Woodseats Road linking to shopping centres on Chesterfield Road and Abbeydale Road, and the city.

The visitor parking provision within the site is acceptable. The applicant has submitted evidence in support of the application that there would be only limited traffic at the site. The visitors would be attracted only by the car sales element of the proposal. The service and valeting facilities would not be for the general public but would be limited to the sales operations on site. Cars arriving for sale would be delivered on a car transporter and there is room within the site for such a vehicle to turn. It is anticipated that there would be between 6 and 18 customers per day.

The site would operate from 0900 to 1830 hours Monday to Friday, 0900 to 1700 hours Saturdays and 1100 to 1600 hours on Sundays.

The access is less than ideal, having buildings on either side. Visibility on one side is good, although below standard on the other. However, given the limited use and the benefit that would arise from bringing this site into use, a refusal purely based on the access is not considered to be reasonable.

9 There would, therefore, be no conflict with Policy IB9.

Disabled Access

The site would be accessible to people with disabilities as there would be level thresholds, parking facilities, wide doors to facilitate wheelchair access, disabled toilets and appropriate lighting and security measures. These facilities would be controlled by a condition.

SUMMARY AND RECOMMENDATION

The site is a vacant, dilapidated, industrial/commercial building located in a Business Area. The site is accessed off Little London Road and the proposal is for a change of use to car sales, servicing and valet operation. There would be no extensions or alterations apart from refurbishing the existing buildings, which would visually improve the area. The proposed use is not covered by a specific use class and is not included as a specified use in Policy IB7. Consequently, the application has been set against Policy IB9 and it is considered that no harm would result and the proposal meets all relevant policy criteria. Bringing this building back into use could be of benefit to the area, certainly visually, as it is in a poor state of repair at present.

The application is therefore recommended for conditional approval.

Case Number 05/00252/OUT

Application Type Outline Planning Application

Proposal Residential development

Location Abbey Glen Laundry Co Ltd, Coniston Road, Sheffield, S8 0UW

Date Received 24/01/2005

Team SOUTH

Applicant/Agent Sowerby Maxted Partnership

Recommendation Grant Conditionally

Subject to:

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

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

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

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

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

4 The development shall not be used unless the sight lines having the dimensions 2.4m x site boundary to the left and 2.4m x 70m to the right, have been provided. When such sight lines have been provided, thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 1 metre.

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

5 Before the development is commenced, full details of suitable and sufficient car parking accommodation within 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 car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole use of the development hereby permitted.

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

6 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to footway and kerb.

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

7 The finished ground floor level of development shall be in accordance with drawing number 05-11-PL2 dated November 2005 which is part of this planning permission.

To ensure that the site is not subject to flooding

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

In order to ensure sufficient open space provision for future residents.

9 The reserved matters application for this site shall include a public riverside walk along the River Sheaf and the river shall remain open, the existing culvert removed.

In the interests of the amenities of the locality and improving the environment along the river.

10 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority.

12 The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas GE17 - Rivers and Streams H4 - Housing for People on Low Incomes H16 - Open Space in New Housing Developments

13 Site Location

LOCATION AND PROPOSAL

The application relates to the existing Abbey Glen laundry business that operates from the site. The site is almost completely covered by a variety of utilitarian two storey buildings that also extend across the river Sheaf at the east side, the river being culverted as it runs beneath the Abbey Glen buildings and the road bridge at the south east corner of the site.

The east part of the site, which extends across the river, fronts onto the junction of Little London Road and Rydal Road. Beyond this are industrial and commercial uses and the Sheffield to London railway line. The remaining boundaries are with residential roads, all development being terraced housing, although there are some commercial uses nearby, particularly a garage on Rydal Road to the south-east.

14 The Abbey Glen building is particularly oppressive in its relation with the houses in Coniston Terrace to the north. Vehicle access into the site are taken from Coniston Road to the west and from Rydal Road to the south east.

The proposal is an outline application to establish the principle of housing development on the site. All matters are reserved although there are some supporting details. An access is shown taken from Coniston Road and a flood risk assessment has been submitted. A plan in support of the flood risk assessment shows site levels.

REPRESENTATIONS

None have been received.

PLANNING ASSESSMENT

Policy

The adopted Unitary Development Plan for Sheffield (U.D.P) shows that the part of the site that lies west of the river Sheaf is allocated as part of a housing policy area and the remainder, above and to the east of the river is part of a Fringe Industry and Business Area.

Policy H10 of the UDP states that housing is preferred use in housing policy areas, so the general principle is acceptable. Policy H14 deals with conditions on development in housing areas stating that:

- new buildings should be well designed in scale and character with their surroundings. - the site should not be overdeveloped or deprive residents of light or privacy. - there should be safe access to the highway and appropriate off-street parking. - there should be no air pollution noise or other nuisance.

Policy BE5 expects good design and the use of good quality materials.

Policy IB6 deals with development in Fringe Industry and Business Areas and housing is listed as an acceptable use. This is qualified by policy IB9 which states:

- the proposal should not prejudice the dominance of industry and business in the area. - unacceptable living conditions should not result. - the design should be of good quality. - the site should be well served by public transport, have safe access from the public highway and have appropriate off street parking.

Policy GE17 deals with rivers and streams and this encourages the reopening of culverted watercourses where opportunities arise. New development should be set back on appropriate distance from the banks of major rivers to allow for

15 landscaping and the creation of a continuous footpath should be encouraged along the rivers edge.

Policy H16 states that for housing development of 5 dwellings or more, on site provision for play and open space should be provided or a commuted sum paid to improve offsite facilities.

Policy H4 promotes affordable housing for people on relatively low incomes.

With respect to housing development, national guidance in PPG3 states that there is a strong preference for new housing to be built on ‘Brownfield’ sites or land that has been previously developed. This proposal falls into that category because it is currently occupied by the Abbey Glen laundry.

Members should be aware that the UDP states, in Policy H10 that general industrial uses would not be acceptable in residential areas. It can be argued that, due to the scale of Abbey Glens operation on this site, that it is industrial in nature. It would certainly give rise to noise and disturbance. Consequently, the proposal would involve the removal of a non-conforming use.

Siting, Layout & Design

All matters reserved and, apart from a proposed access into the site, no details have been submitted. The site falls into two distinct areas. To the west is that part bounded by the river, Coniston Terrace, Coniston Road and Langdale Road. This is set amongst, mainly two storey residential development and the potential exists here to introduce new housing in scale and character with existing buildings.

The eastern part of the site comprises a level area created over the river and both its banks. The river Sheaf flows beneath this in a short culvert and there is an opportunity here to re-open the river and improve the visual qualities of the area. There is enough space to create attractive river banks, introduce a riverside walk and new landscaping to complement the river to the immediate north of the application site. Members should be aware that officers have negotiated riverside walks on sites both up and down stream of this proposal. Provision of a walkway next to the re-opened river would improve the amenities of the area for both future and existing residents and comply with policy GE17 of the UDP.

The details of the design and layout would be submitted and dealt with as part of a future reserved matters submission but there is potential to develop this site with appropriate housing to comply with policies H14 and BE5.

Dominance Of Industrial And Business Development In The Area

That part of the application site which is within the Fringe Industry and Business Area is small and its loss would not prejudice the dominance of preferred uses. Given that this part of the much larger UDP allocation is on top of a broad culvert, it can be argued that its retention would be contrary to policy GE17 whatever the proposal. Opening up the river and the creation of a riverside walk would be of great benefit.

Landscape

At present, there is no planting at all on this site and there is definite scope to introduce this as part of a future Reserved Matters submission.

Highways, Transportation, Access and Parking

There are no objections to the application in this respect. All matters would be dealt with at the Reserved Matters stage, but the applicant has submitted a drawing, which shows an acceptable access off Coniston Road. Consequently it has been demonstrated that a safe access into the site can be achieved, although the final design would depend on the type of development proposed.

Dependant upon a future detailed proposal, a Transport Assessment may be necessary, but again this would be addressed at the Reserved Matters stage.

The existing use attracts a certain amount of on-street parking and a number of vans use the residential roads for access. The removal of this from the immediate locality as part of a future proposal would be a benefit.

The site is close to the Abbeydale Road shopping centre where there are good bus services.

Open Space Provision

The site is of a size that the provisions of policy H16 will need to be met and it is considered that the provision of a commuted sum would be appropriate here. Without details of the development, it is not possible to identify the amount, so a condition would be attracted controlling the future submission that would be tied to a legal agreement.

Affordable Housing

At the time of submission of this application, the threshold for affordable housing was 40 dwellings or more. Due to the site constraints, the requirement for a riverside walk with opening of the culvert, onsite parking and amenity space, it is extremely unlikely that 40 dwellings could be introduced so there would be no requirements in this respect.

Flood Risk

The river Sheaf has had works to reduce the risk of floods in the immediate area around the application site during the last few years, but a Flood Risk Assessment has still been submitted in support of the proposal. Subsequent to this, a plan has been submitted showing the required minimum development level on the site to further minimise flood risk and control will be established by way of a condition.

17 SUMMARY AND RECOMMENDATION

The proposal is for outline residential development with all matters reserved at the site of the existing Abbey Glen Laundry at Coniston Road, Rydal Road and Little London Road. There is no conflict with UDP policy and housing at this site is the preferred use. Benefits from the proposal would be the removal of a non- conforming use from a predominantly residential area, the loss of laundry vans from residential roads and the opening up of a short section of the river Sheaf along Little London Road, which is currently culverted.

The required open space contribution would be controlled by a condition and affordable housing would not be required at this site.

Adequate control can be established by way of appropriate conditions and this application is recommended for conditional approval.

Case Number 05/02561/LBC

Application Type Listed Building Consent Application

Proposal Partial demolition, alterations, conversion and erection of buildings to form 41 apartments, offices (Class B1), restaurant (Class A3) and mixed commercial space (Classes A3/A2/A1/B1) with 44 parking spaces and landscaped gardens and erection of 9-storey hotel, (amended 21.12.05 and 1.3.06)

Location Sheffield Post Office, Fitzalan Square, Sheffield, S1 1AB

Date Received 22/06/2005

Team CITY CENTRE AND EAST

Applicant/Agent Planning Perspectives

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 development of the proposed Hotel shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of design and external appearance of the Hotel (matters reserved by this permission) shall have been obtained from the Local Planning Authority.

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

3 Notwithstanding the drawings hereby approved, samples of all proposed external materials and finishes, including windows and timber finish to listed building, shall have been 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.

19 4 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 before the commencement of development:

(a) To the New Build Elements (Hotel and Business Units): Windows, Window reveals, Doors, Brickwork detailing, Balconies, Entrance canopies, Glazing and Cladding systems, Brise Soleil, New Office Entrance to Fitzalan Square, (b) To the Listed Buildings: Details of Secondary Glazing system, Details of New Openings to Flat Street (c) To the Public Realm Elements: Railings, Street Furniture, Stair and Railings Repair to Bakers Hill Steps and Fitzalan Square

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

In order to ensure an appropriate quality of development.

5 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.

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

In order to ensure an appropriate quality of development.

7 Chimney stacks and pots shall be retained and, where repaired, should be reinstated to their original appearance using materials to match existing unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

8 Existing windows shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the character of the original building

9 All internal and external doors shall be retained unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the character of the original building

20 10 A schedule of all fixtures and fittings, with a photographic record, and details of their retention, repair, removal or relocation shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved schedule

In order to protect the character of the original building

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

In order to protect the character of the original building

12 Details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall be approved in writing by the Local Planning Authority before the development commences.

In order to protect the character of the original building

13 Details of the design and appearance of boundary walls, gateways, steps and paths, hardstandings and other elements of the hard landscaping design shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

14 The development shall not be used unless the main façade to Fitzalan Square has been provided with a scheme of external amenity lighting, but before such lighting is installed full details thereof shall have been submitted to and approved by the LPA.

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

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

BE19 - Development affecting Listed Buildings

21 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 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Site Location

FOR REPORT SEE 05/02562/FUL

Case Number 05/02562/FUL

Application Type A Full Planning Application

Location Sheffield Post Office, Fitzalan Square, Sheffield, S1 1AB

Date Received 22/06/2005

Team CITY CENTRE AND EAST

Applicant/Agent Planning Perspectives

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 development of the proposed hotel shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of design and external appearance of the hotel only (matters reserved by this permission) shall have been obtained from the Local Planning Authority.

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

In order to ensure an appropriate quality of development.

23 4 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 before the commencement of development:

(a) To the New Build Elements (Hotel and Business Units): windows, window reveals, doors, brickwork detailing, balconies, entrance canopies, glazing and cladding systems, Brise Soleil, new office entrance to Fitzalan Square

(b) To the Listed Buildings: Details of secondary glazing system, details of new openings to Flat Street

(c) To the Public Realm Elements: railing, street furniture, stair and railings, repairs to Bakers Hill Steps and Fitzalan Square

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

In order to ensure an appropriate quality of development.

8 Existing windows shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the character of the original building

9 All internal and external doors shall be retained unless otherwise agreed in writing by the Local Planning Authority.

24 In order to protect the character of the original building

10 A schedule of all fixtures and fittings, with a photographic record, and details of their retention, repair, removal or relocation shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved schedule

In order to protect the character of the original building

In order to ensure an appropriate quality of development.

15 The business (Class B1) space hereby approved shall be provided and made available for occupation not later than 1 year from the first occupation of the residential part of the development.

In order to support economic activity in the City Centre.

16 The restaurant shall not be used for the above mentioned purpose except between 0900 hours and 0030 hours on any day.

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

17 The landscaping scheme shown on the plans shall be carried out 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

18 The business space hereby permitted shall not be used unless the sustainable vegetated roofs hereby approved have been installed and thereafter retained, but before the development is commenced full details of the growing medium specification shall have been submitted to and approved by the Local Planning Authority. The development shall not be roofed otherwise without the prior written approval of the Local Planning Authority.

In the interests of water conservation and sustainability generally.

19 The buildings shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

20 The Mobility Housing accommodation shown in the drawings hereby approved shall be provided as approved in particular with the following:

- 1500 mm minimum manoeuvring space in lift lobbies - 1200 mm minimum wide corridors with 300 mm wide panels at the side of corridor doors - double doors to be 1600 mm minimum wide set within an 1800 mm structural opening - single doors to be 800 mm minimum wide set within a 900 mm wide structural opening - 1500 mm minimum wheelchair turning circles in kitchens and bathrooms.

In order to provide Mobility Housing accommodation in accordance with the Council's Supplementary Planning Guidance.

26 21 The development shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

22 Notwithstanding the drawings hereby approved and the condition above, the development shall not be used unless additional improved access for people with disabilities shall have been provided as follows:

(a) method statement for a valet parking service for visitors to the hotel,

(b) welcoming entrance design in the rear service yard to the restaurant and Bakers Hill business units, (c) accessible route within the hotel building as necessary at the entrance to Flat Street. (d) improved accessible routes within the site for persons using wheelchairs connecting the Pond Street entrance, the disabled parking bays and all entrances to the building from the rear yard.

Before the development is commenced details of such improved access shall have been submitted to and approved by the LPA, and such improved access shall not be provided differently without the prior written approval of the LPA.

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

23 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of attenuating noise from outside the building to the level in (c) below and noise from the restaurant unit (dining rooms, kitchens and service areas) within it to the level in (d) below, c) Be capable of achieving the following noise levels when measuring external noise break-in to the flats:Bedrooms: LAeq 15 minutes ¿ 35 dB (2300 to 0700 hours),Living Rooms: LAeq 15 minutes ¿ 45 dB (0700 to 2300 hours), d) Be capable of achieving the following noise levels when measuring restaurant noise breakout to the flats:Bedrooms: Noise Rating Curve NR25 (2300 to 0700 hours),Living Rooms: Noise Rating Curve NR35 (0700 to 2300 hours),(Noise Rating Curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 31.5 kHz to 8 kHz), e) Include a system of alternative acoustically treated ventilation to all habitable rooms.Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

24 No live music or amplified sound shall be played within the building unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

b) Be capable of restricting noise breakout from the building to the street to levels not exceeding:

(i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq,

(ii) any octave band centre frequency by more than 3 Db when measured as a 15 minute linear Leq.

Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

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

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

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

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

26 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant

28 or equipment should not be altered without prior written approval of the Local Planning Authority.

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

27 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.

28 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours Monday to Saturday and 2300 hours to 0900 Sundays and Public Holidays.

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

29 The fire exit doors shall only be used as an emergency exit and shall not at any other time be left standing open.

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

30 No loudspeakers shall be fixed outside the building at any time.

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

31 The hotel and restaurant shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. Before such equipment is installed details thereof, which shall include discharge not less than 1 metre above the highest window, shall have been submitted to and approved by the Local Planning Authority, and such fume extraction equipment shall not be installed differently from that approved with out the prior written approval of the LPA. After installation such equipment shall be retained and operated for the purpose for which it was installed.

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

32 Before the development is commenced, a Phase 1 and Phase 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority.

29 Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

In the interests of the health and safety of the occupiers of the proposed development.

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

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

34 No development shall take place within the site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved by the Local Planning Authority.

In order to safeguard the archaeological interest of the site.

35 Unless otherwise agreed in writing by the LPA, no building or other obstruction shall be located over or within 3 metres either side of the centre line of the sewer that crosses the site (total protected width of 6 metres).

In order to allow sufficient access for maintenance and repair work at all times.

36 The site shall be developed with separate systems of drainage for foul and surface water on and off site.

In the interests of satisfactory and sustainable drainage.

37 No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including details of any

30 balancing works and off-site works, have been submitted to and approved by the LPA.

In order to ensure that the development can be properly drained.

38 Unless otherwise approved in writing by the LPA, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to the completion of the approved foul drainage works.

In order to ensure that no foul or surface water discharge takes place until proper provision has been made for their disposal.

39 Surface water from vehicle parking and hardstanding areas shall be passed through an interceptor of adequate capacity prior to discharge to the public sewer. Roof drainage should not be passed through any interceptor.

In the interests of satisfactory and sustainable drainage.

40 The development shall not be used unless surface water run-off from the site has been restricted to a level not exceeding 80% of the existing peak flow, but before the development is commenced full details of such means of restriction shall have been submitted to and approved by the Local Planning Authority.

In the interests of satisfactory and sustainable drainage.

41 The residential accommodation hereby permitted shall not be occupied unless that part of Fitzalan Square in front of the building has been landscaped in accordance with a scheme of works that shall have received the prior written approval of the LPA. Such scheme of landscaping works shall:

- Be informed by a detailed topographical survey and comprehensive services plan, such information being submitted with the landscape scheme for approval, - Include alteration of the existing levels, hardsurfacing in the Council's primary palette of materials, the removal and replacement as necessary of some or all existing trees and planters, and the use of public art planters from the Council's Heart of the City range, all as appropriate to a coherent design, - Include a detailed construction specification - Be designed, project managed and implemented together in accordance with a method statement that shall have received the prior written approval of the LPA, - Not be built differently from the scheme that shall have been approved unless revised drawings shall have received the prior written approval of the LPA.

31 In order to ensure that Fitzalan Square is improved to the standards expected in the Council's Urban Design Compendium.

42 Before any part of the development is occupied, a Travel Plan shall have been submitted to and approved by the Local Planning Authority and thereafter shall be operated. Such Travel Plan shall specify:

a) clear and unambiguous objectives and modal split targets b) a programme of implementation c) submission of progress performance reports to a specified timescale d) provision for monitoring, regular review and improvement.

The Travel Plan shall be reviewed annually, or at such other intervals as the Local Planning Authority shall have approved in writing and such regular reviews shall be submitted to and approved in writing by the Local Planning Authority. Once approved the Travel Plan shall not be subsequently altered or modified without the prior written approval of the Local Planning Authority.

In the order to promote sustainable travel to and from the site.

43 Notwithstanding the drawings hereby approved and before the development is commenced, further details of suitable and sufficient car parking accommodation within 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 car parking accommodation has been provided in accordance with such further details 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.

44 The development shall not be used unless the cycle parking accommodation shown on the approved plans has been provided in accordance with those plans or in accordance with such further details as may have received the prior written approval of the LPA and thereafter such cycle parking accommodation shall be retained.

In the interests of sustainable transport.

45 Notwithstanding the drawings hereby approved, the development shall not be used unless improved provision has been made within the site for accommodation of delivery/service vehicles based on drawn details of swept path of such vehicles. 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 areas are fully available for the parking, turning and manoeuvring of delivery/service vehicles.

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

46 At all times that construction work is being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective

32 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.

47 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 flats are brought into use.

Highway Improvements:

(i) Footway improvements to all perimeter highways including the re- landscaping of Fitzalan Square footway in front of the development extending up to the boundary between No¿s 9 and 11 Fitzalan Square, and tactile paving and flush kerbs to both sides of the existing zebra crossing on Flat Street, (ii) Council Connect sign to Fitzalan Square, (iii) refurbishment of the Bakers Hill steps and railings, (iv) disabled crossing and other refurbishment works to Bakers Hill, (v) kerb realignments, footway crossings, and service bay/drop off provision to Pond Street to fit with proposed cycleway, (vi) improvements to steps and railings at Pond Street/Flat Street corner, (vii) street lighting to residential standards to those sides of Fitzalan Square, Flat Street, Pond Street and Bakers Hill adjoining the development using lighting columns and heads of a design suitable next to a listed building in the city centre, (viii) any necessary changes to the kerb lines to the Pond Street/Flat Street corner required following receipt of swept path information for large vehicles gaining access/egress to the Royal Mail site opposite, (ix) Signs and road markings to indicate right turn exit only from the development car park to Pond Street.

In the interests of sustainable transport, highway safety and the amenities of the locality.

48 Notwithstanding the drawings hereby approved and prior to the improvement works indicated in the preceding condition being carried out, full revised details of these improvement works shall have been submitted to and approved in writing by the Local Planning Authority.

33 In the interests of sustainable transport, highway safety and the amenities of the locality.

Attention is drawn to the following justifications:

S1 - The City Centre and the Location of Major Shop Developments S3 - Development in the Central Shopping Core S10 - Conditions on Development in Shopping Areas H2 - Locations for Housing Development H7 - Mobility Housing H12 - Housing Development in the City Centre GE24 - Noise Pollution BE7 - Design of Buildings Used by the Public BE11 - Public Spaces BE12 - Public Art BE19 - Development affecting Listed Buildings

Attention is drawn to the following directives:

1. The applicant should note that the proposed development would be sited over a public sewer. This requires further approval under the Building Act and the applicant is advised to contact the Council's Directorate of Development, Environment and Leisure, Environment and Regulatory Services, Building Standards, Barkers Pool House, Burgess Street, Sheffield S1 2HF (Telephone 0114 2734168) and Land and Planning, Yorkshire Water Services Ltd, PO Box 500, Western House, Western Way, Halifax Road, Bradford, BD6 2LZ (Telephone 01274 691111), prior to the submission of an application.

2. All drainage must be passed through a suitable petrol/oil interceptor prior to discharge from the site. These matters will be covered in the Building Act submission.

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.

34 You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

5. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.

6. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

7. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

8. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

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

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

Site Location

LOCATION AND PROPOSAL

The main building faces Fitzalan Square with a return along Flat Street, the corner feature containing a circular stair tower. Other office buildings extend down Flat Street to the Pond Street corner, and along Pond Street at lower level is the former covered service yard. Most are Grade 2 listed buildings dating from late 19th century, except for the 1960’s building at the Pond Street/Flat Street corner. A flight of steps connects Fitzalan Square with Pond Street via Bakers’ Hill.

The non-listed 1960’s building is to be demolished, and replaced with a 9 storey hotel.

A small 19th century link block on Flat Street is to be demolished to create a street level pedestrian access to new office units to be built at upper floor level on the Pond Street frontage. Partial demolition will make way for these units, including a first floor office building over the service yard to Pond Street. Outdoor stairs will lead down to a landscaped deck above the vehicular courtyard another floor below.

Other minor buildings will be demolished in the courtyard such as a toilet block and the unsightly fire escape on the east elevation of the main building.

There will be new office units behind a retained boundary wall to Bakers’ Hill with pedestrian access directly from Fitzalan Square.

The main hall to the former post office will be a restaurant, as will the lower ground floor below.

The 3 floors above the restaurant will be residential flats, as will the return building to Flat Street, whose ground floor will also be flats. Below these will be the mixed commercial uses, either retail or office subject to market demand.

HISTORY

The Post Office vacated the building some years ago. In the meantime it has been partly occupied as offices.

REPRESENTATIONS

One Objection received: (1) Royal Mail sorting office on Pond Street requires unrestricted 24 hour access for vehicles and pedestrians, (2) Entry/exit scheme required for car park, (3) Proposed servicing of retail and commercial units is unclear and should be within the site, (4) Flats should be sound attenuated to ensure no disturbance from Royal Mail vehicles especially at night, (5) Discrepancy in number of parking spaces: 44 identified on application, but 53 referred to in Transport Assessment, (6) Not clear how many parking spaces are for each of proposed uses.

37 English Heritage: No need to consult further. Determine in accordance with national and local policy guidance, and on the basis of Council’s specialist conservation advice.

Conservation Advisory Group:The Group welcomed the retention of the former Post Office and, in particular, the retention of its interior features and its fenestration, but the Group felt concern that the proposed development would include two additional floors on the Pond Street elevation. The Group considered the design was inappropriate in terms of its scale, bulk and massing and the scheme involved insensitive treatment of the listed buildings and had poor quality finishes. The Group also felt concern at the loss of the wall/gable on Flat Street which could form an entrance to the proposed hotel and felt strongly that although there was no objection in principle to the extension of the mansard roof, it should be carried out sensitively in terms of matching proportions and matching materials. The Group considered that the proposed hotel was at least one storey too high and of poor quality design, which would have a damaging impact on the setting of the Old Queen's Head, a Grade II* listed building and of the listed Post Office.

ASSESSMENT

Policy

Policy S1 lists Pond Hill (the present site together with the Royal Mail site across Pond Street) as a major development site, where ground floor frontages will be in retail use (Classes A1-A5) with leisure uses.

The site lies within the Central Shopping Area in the Unitary Development Plan, and Policy S3 lists Shops (Class A1), Offices Used by the Public (A2), Food and Drink (A3), and Housing (C3) as preferred. Business (Class B1) and Hotels (Class C1) are acceptable.

Policy S10 requires that development should not (a) lead to a concentration of uses that would prejudice the dominance of the preferred uses in the Area or its principal role as a shopping centre, and (b) not cause residents or hotel visitors to suffer from unacceptable living conditions including air pollution or noise or other nuisance or risk to health and safety.

Policy H2 identifies the City Centre as a main location for housing development. Policy H12 promotes housing in the city centre where it would (a) help strengthen existing communities where housing is already established, (b) create new sustainable communities not suffering from unacceptable living conditions.

Policy GE24 requires that development should not create noise levels causing a nuisance, and sensitive uses and noisy uses should not be located close together.

Policy H7 encourages a minimum of 25% of all flats in a scheme to be Mobility Housing for the benefit of people with disabilities.

38 Policy BE19 requires development to preserve or enhance the character of listed buildings.

Fitzalan Square is defined as a public space by Policy BE11, which requires development to respect its character, and requires public spaces to be protected and enhanced.

Policy BE12 encourages public art as an integral part of the design of major developments.

Policy BE7 requires safe, equal and easy access for people with disabilities to buildings used by the public. Policy BE8 promotes suitable access to workplaces where there are 20 or more employees especially reception and toilet facilities.

The site lies within the Hallam Central quarter in the adopted City Centre Living Strategy, and Guideline 11 (see also Plan 1) allows late night drinking establishments and night clubs provided that they would have no serious effect upon the amenity of existing residents.

The Interim Planning Guidelines on Night Time Uses adopted 26 October 2005 is a material consideration. The proposal is outside the area of control limiting opening times to 0030hours only. However, Guideline 2 still requires that Leisure and Food and Drink uses will only be allowed if (a) conditions for nearby residents and people working in the area will not be harmed by noise breakout, traffic, parking on nearby streets, odours, street noise, or general disturbance, (b) anti-social behaviour is unlikely, that would disturb nearby residents or people using the area, (c) neither parking of cars nor provision of signs, tables, chairs outside the premises is likely that would impair safety or ease of movement of pedestrians and road users. In considering these criteria the Guidance requires that the cumulative harmful effect of existing leisure and entertainment uses be taken into account.

Land Use and Phasing

The proposed land uses are a desirable mix in line with policy. The hotel operator is not yet known. The applicants intend to commence the office units ahead of the flats. Nevertheless, to cover the office requirement early completion of the offices is covered by condition.

Demolition

There is no objection to the minor demolition as it enables the proposed conversion of the building.

Demolition on the site of the proposed hotel is prevented by condition until evidence of a contract for its redevelopment has been submitted.

Design and Materials

Initially the hotel design was unsatisfactory in several respects. At 7 storeys high it failed to give strong emphasis to the corner at Pond Street and Flat Street, with too

39 much plain facing; it had only one floor to Flat Street with an upper level landscaped deck behind, and large unrelieved areas of render; the fenestration to Pond Street was considered repetitive; the shape of the building was considered too rectilinear, and did not address the actual shape of the site; and the hotel entrance failed to make enough of the prominent corner position.

Most of these criticisms have been addressed in the revised drawings. The building is now 9 storeys high with a tower to the corner; the tower has strong form and character with corner balconies; the Flat Street elevation is greatly improved with a 2 storey façade; the area of render is reduced.

The extra height is considered an improvement. The proposed materials at this stage are high quality render, brick, metal cladding and glazing.

This is considered sufficient for outline permission for the hotel subject to a future detailed application to cover design and materials for this particular building.

The business units to Pond Street and Bakers Hill are each 3 storeys. The lower floor of the Pond Street buildings is behind the retained façade of the former service yard, with the upper two floors projecting above. The Bakers Hill units will be accessible from Fitzalan Square over the public steps.

The business units are to be finished in modern materials to give a clean finish subservient to the main listed buildings and the hotel. Brise soleil facing Pond Street will help limit solar gain.

Further details in the form of samples are required by condition of facing materials, windows, doors, glazing systems, brise soleil, hard landscaping, and the new entrance to Fitzalan Square.

A small extension is proposed at third floor level to the listed Flat Street building, with a new mansard roof to the rear. This will allow a number of untidy high level rear extensions to be tidied up whilst providing additional residential accommodation, and is considered acceptable.

Listed Building Issues

The main hall to Fitzalan Square is the finest room in the complex with marble panelling, cross beams and cornice to the ceiling. Doorcases have dentilled cornices.

Within the corner to Flat Street is a circular tower with cantilever stone spiral staircase with wrought iron balustrade. All these features are to be retained.

The interest in the remaining buildings is their exterior, which is also to be refurbished and retained. Most existing windows will be retained. A few new ones are required in unobtrusive positions.

A package of conditions covers all listed building details.

40 The main façade to the listed building is to be lit selectively with amenity lighting. Care will be needed to ensure that residents are not disturbed by light in the wrong places. Details are required by condition.

Landscaping and Green Roofs

A substantial planting scheme is proposed for the elevated courtyard deck, including trees, shrubs, ground cover and horizontal and vertical climbing plants on metal screens. These will provide privacy for residents and will help screen the service yard below. Generally the landscaping is welcome and will enhance the development. Although species details are included, a full planting schedule with the sizes of trees, tree pits and details of growing medium is still needed. This is required by condition.

The scheme includes desirable proposals for vegetated green roofs to the new business accommodation along Pond Street. They are low maintenance, providing improved rainwater management, thermal and acoustic performance. They will also help with air quality as well as providing a wildlife habitat. A condition requires further details of the growing medium, and provision before occupation.

Access for People with Disabilities

This is a complex site with many levels. The proposals provide good access for people with disabilities from the footway entrances into and around the building, and from the rear courtyards and landscaped access decks. There are several new lifts. However, the required rearrangement of the basement car park will allow further necessary improvements to make the rear yard more wheelchair friendly. In particular an accessible route within the site is required between the disabled parking spaces and the rear of the Pond Street business block next to the hotel.

Mobility Housing

The scheme shows 12 Mobility flats on 2 floors with 1500mm turning circles in kitchens and bathrooms. This represents 29% of flats in the scheme and is considered acceptable. Provision is required by condition.

Noise

The submitted noise report states that the site falls within Noise Exposure Categories B to Pond Street and C to Flat Street, the main noise source being local traffic especially buses, but makes no attenuation proposals. In addition, plant noise from the Royal Mail building and public house across Pond Street is just audible across the street, but not elsewhere.

Such noise levels can be attenuated using secondary glazing and alternative ducted ventilation to meet the Council’s noise targets for residential flats. This is secured by planning conditions.

Noise breakout from the restaurant/café (dining rooms, kitchen and servicing rooms) to the flats above is a possible problem, but no measures are proposed to

41 deal with it. This is covered by condition. Because of the fine ceiling to the ground floor, any attenuation will need to be provided within the ceiling cavity or on the floor above, where there are no internal features of note.

Fume Extraction

There is potential for conflict between the cooking smell from the restaurant and the flats above, and provision of fume extraction is required by condition. Its height and routing will need detailed consideration bearing in mind residential amenity and also listed building considering considerations.

Refuse and Recycling

Bin stores are shown, but there are no recycling facilities, and the overall refuse and recycling provision is unclear. These omissions are required by condition and may necessitate some changes to the proposed basement floor.

Air Quality

The former service yard to Pond Street was used intensively by post office vehicles. In view of the low traffic generation indicated in the submitted Transport Assessment, there is no air quality objection to this proposal.

Land Contamination

There is unlikely to be any serious land contamination in view of the use as a post office over the last 100 years or so, but a condition is attached as a precaution in case there is a need for further work where new construction is to take place.

Archaeology

A report accompanies the application. It is possible that there are subsurface remains from the 18th century, and a condition requires that no development shall take place pending archaeological investigation in line with Planning Policy Guidance 16.

Flood Risk

The lower end of the site is well outside the River Sheaf flood zone, and run off will be reduced by the proposed green roofs. However, in order to reduce future risk of flooding surface water discharge from the site should be reduced by at least 20%. This is required by condition.

Sewerage and Drainage

An existing sewer crosses the site, and there is a possible need for off-site drainage works. A petrol interceptor is required for the internal car park. These issues are covered by conditions recommended by the water authority.

42 Public Realm Improvements

The applicants have accepted a requirement to carry out improvements to Fitzalan Square in front of the building to a high standard generally equivalent to the Council’s Heart of the City works. The design is to be submitted for approval and will include the removal of some or all of the existing trees and planters, any appropriate replacement, suitable levels changes, and planters from the Council’s own range of public art planters.

The applicants have agreed to carry out the landscape design, construction design and on-site supervision as one process, this being an important element in the success of the Council’s own efforts in the Peace Gardens and on Howard Street.

The existing steps to Bakers Hill (presently patched with concrete) are to be restored in natural stone to match existing, and the existing early/mid 20th century railings refurbished.

The existing stone steps to the corner of Flat Street and Pond Street are to be cleaned and repointed, and the existing worn painted steel railings replaced with new stainless steel railings to match others nearby.

The entire perimeter footway is to be enhanced. The Council’s primary palette (sawn york stone with granite setts and kerbs) will be used for Fitzalan Square and the upper part of Flat Street by the listed buildings. The remainder will be done in secondary palette (Sheffield Slab with reused gritstone kerbs where possible and granite kerbs elsewhere).

Street lighting to the sides of Fitzalan Square, Flat Street, Pond Street and Bakers Hill adjoining the development will be improved to residential standards using lighting columns and heads of design suitable next to a listed building in the city centre.

All the above is required by relevant conditions.

Public Art

The public art contribution is included in the improvements to Fitzalan Square.

Public Open Space

In view of the substantial commitment to improve Fitzalan Square, there is no requirement for a separate financial contribution under Section 106. There will be a substantial benefit to the residents as well as the public in this arrangement.

Highways

The submitted transport assessment shows a low level of traffic generation. This is acceptable. However a travel plan is required by condition.

43 Some improvements are required to car parking and manoeuvring space in the basement yard. Long and short stay cycle parking is provided, the long stay being at 1 space per flat, well above the Council’s standard. The short stay will service the flats and commercial space.

Servicing space is not properly provided within the site, and improvements are needed to avoid conflicts on Pond Street after the footways are widened.

RESPONSE TO REPRESENTATIONS

Objections (1) to (6) are covered by condition except (2) which is not considered necessary.

CONCLUSION

This ambitious scheme is welcome, being just the kind of mixed use regeneration that is encouraged by planning policy. It is likely to improve the economy of the city centre because of the priority being given to new and converted business space in present market conditions.

An appropriate respect is shown to the listed building, both in the land uses proposed and in the way the original character is to be enhanced.

The public realm improvements will be high quality and visible, and offer a long overdue improvement for this part of the city centre. The scheme will extend the Council’s regeneration efforts in the Sheaf Valley and fit well with them.

The external design details of the hotel are reserved for future approval due to the speculative nature of that part of the scheme. The scale and massing is, however, considered appropriate and can be endorsed. All other aspects of the scheme are submitted in detail at this stage.

RECOMMENDATION

Grant, subject to the recommended conditions.

Case Number 05/03944/FUL

Application Type A Full Planning Application

Proposal Erection of 10 storey hotel (150 beds) with associated access, parking and landscaping (amended plans received 24/2/06)

Location Sheffield United FC, Bramall Lane, Sheffield, S2 4SU

Date Received 13/10/2005

Team SOUTH

Applicant/Agent Turley Associates

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 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 before the commencement of development:

Window and door reveals Eaves External wall fixing details Glazing Brickwork detailing Entrance canopy

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

In order to ensure an appropriate quality of development.

3 Notwithstanding details on the approved plans the drop off point /car park access details are not approved. Prior to any work commencing on-site details of the drop off point / car park access shall be submitted to and agreed in writing by the Local Planning Authority.

45 In the interest of securing a satisfactory highway layout in the interests of vehicular and pedestrian safety.

4 The hotel shall not be used unless the car parking accommodation for 52 car parking spaces as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

5 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.

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

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

In the interests of the safety of road users.

7 All servicing associated with the hotel shall take place from within the site.

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

8 Before the hotel is brought into use details of the car park management plan which shall address the need to provide overspill parking within the Sheffield United F.C. Stadium, shall be submitted to and approved in writing by the Local Planning Authority.

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

9 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

- Clear and unambiguous objectives and modal split targets;

- An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;

- Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.

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.

10 On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

11 Notwithstanding details shown on the approved plans the hotel shall not be used unless suitable access and facilities for people with disabilities, full details of which shall have been submitted to and approved in writing by the Local Planning Authority, have been provided. Thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

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

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

To ensure satisfactory drainage arrangements.

13 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from parking areas and hardstandings shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

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

To ensure the development can be properly drained.

15 Unless otherwise approved in writing by the local planning authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

16 Before the development is commenced, details of street furniture, exterior lighting and samples of hard landscaping materials shall be submitted to, and approved in writing by, the Local Planning Authority.

In the interests of the visual amenities of the locality.

17 This permission shall relate to the application as amended by the plans received by the Local Planning Authority on 24th February 2006.

For the avoidance of doubt as to what is permitted and to ensure a more satisfactory development of the site.

18 Unless otherwise agreed in writing with the Local Planning Authority, detailed proposals for surface water disposal, including calculations to demonstrate a 20% reduction compared to existing peak flow , shall be submitted to and approved in writing by the Local Planning Authority prior to the development being commenced.

In order to mitigate against the risk of flooding.

19 Before any work on site is commenced, a landscape scheme for the two areas defined by drawing 05.144 PL (02) shall have been submitted to and approved by the Local Planning Authority. The scheme shall include:

- a detailed planting design and specification, - details of soft and hard landscaping materials - an element of public art. - details of boundary treatment/s

The scheme shall then be implemented in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In order to secure a high quality landscape scheme at this prominent location in the interests of the visual amenity of the locality.

20 No live or amplified music shall be played within the restaurant unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall;

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey.

b) Be capable of restricting noise breakout (at monitoring positions to be agreed with the Local Planning Authority) from the building to the street to noise levels not exceeding:

- the background noise levels by more than 3 dBA when measured as a 15 minute LAeq. - any octave band centre frequency by more than 3dB when measured as a 15 minutes linear Leq.

Before such scheme of works is installed full details thereof shall first have been submitted to and approved by the Local Planning Authority.

In the interests of the amenities of hotel guests and the locality.

Attention is drawn to the following justifications:

BE2 - Views and Vistas in the Built up Area BE5 - Building Design and Siting BE7 - Design of Buildings Used by the Public BE8 - Access to Workplaces BE9 - Design for Vehicles MU5 - Bramall Lane Mixed Use Area MU11 - Conditions on Development in Mixed Use Area

Attention is drawn to the following directives:

1. The developers' attention is drawn to the attached extract from the South Yorkshire Act 1980, regarding access for the Fire Brigade.

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.

3. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.

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

5. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

6. 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.

7. The Applicant is advised to consult with YEDL Diversions, 94 Aketon Road, Castleford, WF10 5DS before commencing any work on site. If a new supply or alteration to an existing supply is required the Applicant should contact IUS New Connections, Cargo Fleet Lane, Middlesborough, TS3 8DG.

Site Location

51 LOCATION AND PROPOSAL

The application relates to an area of the stadium curtilage between the south elevation of the Bramall Lane stand and the junction of Bramall Lane and Cherry Street.

The site lies on ground falling from south to north such that ground level at the junction of Bramall Lane and Cherry Street is approximately 5 metres higher than the point where the proposal would be linked to the newly constructed corner stand element of the Bramall Lane Stand.

The South stand is a substantial concrete framed, cantilever roofed building rising to approximately five domestic storeys in height. Panels between the main supporting concrete pillars from the first floor upwards are clad in profile sheeting and a façade/ canopy at ground level features three ‘arches’ forming the main entrance.

The Bramall Lane Stand is of brick and concrete construction though is now substantially clad in profile sheeting, red and white in colour.

The street scene of Bramall Lane at this location is dominated by the existing Bramall Lane stand. To the west the built environment consists of industrial and commercial developments including metal working units, workshops and warehousing, these being predominantly 3 domestic storeys in height.

To the south a development of flats and offices is proceeding and, when complete, the buildings fronting Bramall Lane and Cherry Street will be six storeys in height with a corner tower element on the junction of these two roads rising to seven storeys.

This is an application to erect an eight storey hotel configured on an L-shaped footprint with principal elevations facing Bramall Lane and Cherry Street. The hotel would feature a corner tower rising a further two storeys.

The Bramall Lane elevation of the building would consist of five elements. At ground floor there is a requirement to provide pedestrian access to the football stands. The half of the ground floor closest to the Bramall Lane Stand is therefore, of necessity, rather utilitarian in appearance with access gates and turnstiles set into walls faced with a robust polished red forticrete.

This element is surmounted at first floor level by a projecting ‘pod’ faced in ‘Alcubond’ cladding in a weathered copper colour. This pod forms a strong frame for the full width glazing serving the restaurant.

The main body of the elevation is to be glazed curtain walling framed by a large projecting box frame with a stainless steel finish.

The uppermost storey would once again consist of full height and width glass facing with a slender projecting roof above.

52 Linking the above elements to the corner tower is an intermediate section stepping up in height from the main body of the building but subservient to the corner tower. This would be faced with zinc standing seam cladding in a dark grey colour (anthracite).

The tower itself would be faced in a combination of glazing and buff coloured block work with the return onto the Cherry Street elevation featuring a large projecting box frame with a stainless steel finish mirroring the same feature on the Bramall Lane elevation.

At ground floor the tower would present an active frontage in glass giving access to the reception area of the hotel. A ‘wrap around’ glass canopy would project from both the Bramall Lane and Cherry Street elevations of the tower emphasising the main entrance to the hotel.

The Cherry Street (south) elevation would once again feature a ‘link’ element between the main body of the elevation and the tower. This would be faced in buff blockwork to match the west elevation of the tower.

The ground floor of the south elevation would consist of a combination of polished masonry blockwork and double storey planar glazing. Upper floors would set fenestration within the anthracite coloured zinc cladding, the whole being set within the stainless steel projecting box feature apparent on the Bramall Lane elevation and the tower.

The east elevation would, to a large extent, mirror the facing treatment of the south elevation.

RELEVANT PLANNING HISTORY

Planning permission was granted in 1998 (98/0780/REM) for a variety of alterations to the football ground including a 5 storey hotel.

SUMMARY OF REPRESENTATIONS

There have been three representations regarding the application. One letter is from the Sharrow Community Forum and is a letter of support, the other is an objection on the grounds that: the scheme as originally submitted would be overly high and be out of character with other buildings in the locality the proposal would contribute to an increase in vehicular traffic on Bramall Lane to the detriment of neighbouring amenity the windows in the proposal will overlook nearby residential property.

PLANNING ASSESSMENT

Policy Issues

53 The site for development is allocated as a Mixed Use Area in the Unitary Development Plan (UDP). UDP policies MU5, BE2, BE5, BE7, BE8 and BE9 are relevant.

MU5 Bramall Lane Mixed Use Area states:

In the Bramall Lane Mixed Use Area, the following uses will be acceptable:

Hotels(C1)

BE2 Views and Vistas in the Built-Up Area states:

New development will be expected to respect the skylines, roofscapes and views that are particularly visible within the City.

BE5 Building Design and Siting states:

Good design and the use of good quality materials will be expected in all new and refurbished buildings and extensions. The following principles will apply:

Physical Design

- original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings.

- all extensions should respect the scale, form, detail and materials of the original building;

User Requirements

- designs should meet the needs of users, particularly people with disabilities, elderly people, people with children, and women

BE7 Design of Buildings Used by the Public states:

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

BE8 Access to Workplaces states:

In all developments which would result in the provision of 20 or more jobs, suitable access arrangements will be promoted especially for public reception areas and toilet facilities, to meet the needs of employees and members of the public with disabilities.

54 BE9 Design for Vehicles states:

New developments and refurbishments should provide a safe, efficient and environmentally acceptable site layout for all vehicles (including cycles) and pedestrians.

ASSESSMENT

PRINCIPLE

The proposal is for an acceptable use in this Mixed Use Area in the Unitary Development Plan Policy MU5. However, Government Guidance in PPS6 is also relevant and can supersede Unitary Development Plan policies. PPS6 identifies hotels as a main town centre use but this development is out of centre. PPS6 advises that the tests of need, sequential approach, impact and accessibility apply.

Need

Sheffield Tourism have confirmed that there is still great need for more 4 star hotel rooms and this size would support that need well.

The location, although slightly outside the city centre, is considered excellent for businesses within walking distance, e.g. government offices, CIQ and other businesses.

It is also considered to be within acceptable distance of the railway station and easy to find by car from the Parkway and the motorway network beyond.

Sequential Approach

In terms of the sequential approach there is a question as to whether such a facility could be developed in the City Centre. There is one other 4 star hotel proposed in the City Centre (as part of the Leopold Square development in the former Education offices buildings) but this is small scale (90 rooms) and not aimed at the business market. Beyond this it is not considered that there are other sites available in the City Centre that would be favoured using the sequential approach.

Impact

The issue of impact relates to the possibility of displacement, which would require analysis of existing similar developments. However, considering the absence of such schemes the conclusion would be the same as with the sequential approach.

Accessibility

The site is relatively close to the city-centre and main arterial roads.

55 DESIGN ISSUES

The appearance of the building has been described earlier in this report. The design itself is the product of lengthy negotiations in terms of height, scale, massing and architectural quality.

The building has been reduced in height by two full storeys and it is now felt that the buildings massing has been suitably broken down so as create variation and interest of form.

The individual materials are considered to be of an acceptable quality and to work well within the building when viewed as a whole.

There are some elements of detailing which it is felt require clarification or marginal change but it is felt that this could be achieved by condition.

In terms of immediate, medium and long vistas the proposal would be viewed in the context of the existing stadium complex and it is considered that the design will complement the appearance of the stadium and not appear anomalous in the street scene.

The building is considered acceptable in terms of design and use of materials and is therefore considered to satisfy policies BE2 and BE5.

HIGHWAY ISSUES

The location of the dropping off point adjacent the main entrance of the hotel on Bramall Lane is considered a cause for concern. The arrangements for pedestrian safety adjacent the dropping off area and car park entrance/exit are considered inadequate.

It was suggested by Officers that a re-location of the car park access/egress would be better placed on Cherry Street. However, the Applicant considers that this would result in a drop off point too remote from the hotel entrance.

It is considered that an alternative layout of the drop off point in the proposed location is possible. This would minimise the problems associated with pedestrian safety and potential conflict with vehicular traffic. As such, the addition of a condition requiring submission of alternative details to be approved by the Local Planning Authority should be required should permission be granted.

The proposal could lead to an increase in vehicular traffic on Bramall Lane. It is appreciated that this consequence could have a limited effect on the residential amenity of properties in the locality. However, it is also accepted that any increase in activity would likely only represent a very marginal exacerbation of the existing situation.

56 Parking provision

The proposal makes provision for 52 dedicated parking spaces. Analysis with the traffic generation model (TRICS database) suggests that provision should be in the order of 80 spaces.

However, Government guidance in PPG13 states that Local Planning Authorities should be cautious in requiring greater levels of off street car parking than a developer is prepared to offer. In addition it should be noted that there would be extensive overflow parking provision in the remainder of the Cherry Street car park through a management agreement between Sheffield United Football Club and the hotel operator.

A suitable number of spaces provided are for the disabled and these are located as close to the entrance lobby as possible.

As such the car parking arrangements are considered satisfactory

RESIDENTIAL AMENITY

The nearest existing dwellings to the proposal would be those houses on Hill Street but these would be in excess of 75 metres from the development and even considering the considerable elevation of upper storey windows in the hotel this is felt to be a generous separation distance. Flat windows in the emerging Anchor Point development would also achieve comfortable separation distances.

ACCESS ISSUES

It is considered that alternative arrangements for the disabled are preferable in order to satisfy policies BE7 & BE8 and revised details should be a required by condition.

CONCLUSIONS

It is considered that the introduction of this building would contribute to the present and future viability of the club and also form a complementary design to the Anchor Point development proceeding on the former Arnold Laver sawmills site on the opposite side of Cherry Street.

It may marginally increase vehicular traffic in the locality but any resulting additional loss of amenity in the locality is not considered significant.

It is therefore recommended that the proposal be granted permission subject to conditions.

Case Number 05/04271/FUL

Application Type A Full Planning Application

Proposal Construction of 18 student apartments (total of 88 bedrooms) (amended plans received 23 & 28 February 2006)

Location 188-212 Solly Street, Sheffield, S1 4BB

Date Received 07/11/2005

Team CITY CENTRE AND EAST

Applicant/Agent Studio One

Recommendation GRA/GC subject to Legal Agreement

Subject to:

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

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

2 Before development commences a full schedule of all external materials shall have been submitted to and approved in writing by the Local Planning Authority and before development commences samples of these materials shall be submitted to the Local Planning Authority upon written request and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with these details thereafter

In the interests of the visual amenities of the locality.

3 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

58 4 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

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

5 At all times that 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.

6 The building shall not be occupied unless the cycle parking and bin storage facilities as shown on the approved plans have been provided in accordance with those plans and, thereafter, such facilities shall be retained

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

7 Prior to the occupation of any unit, details of the external footway resurfacing works to Solly Street, including materials to be used, 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.

8 Prior to the occupation of any unit, the developer shall submit, and receive written approval from the Local Planning Authority, a travel plan linking this proposal with the wider scheme (phase two & three).

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.

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

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

10 The building shall not be used unless a level threshold has been provided to the entrance thereto in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such level threshold shall be retained.

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

11 The building shall not be occupied until full detail of the courtyard levels and the steps within this courtyard have been submitted to and approved in witting by the Local Planning Authority

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

12 No development shall take place until the applicant, their agent, or their successor in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to, and approved in writing by, the Local Planning Authority

To ensure that any archaeological 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.

13 Prior to the commencement of development a Risk Assessment shall be undertaken to characterize the contamination on site, the results of this assessment shall have been submitted to and approved in writing by the Local Planning Authority.

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

14 Based on the findings of the risk assessment the applicant shall produce a formal remediation strategy for the site, which shall be submitted to and approved in writing by the local planning authority prior to development. Should any previously unsuspected contamination be encountered during the development or any phase, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation strategy.

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

15 The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of completion.

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

16 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. The scheme of works shall:

Be capable of achieving the following noise levels: Bedrooms LAeq 15 minutes - 35 dB (2300 to 0700 hours) Living rooms Laeq 15 minutes - 45 dB (0700 to 2300 hours)

Include a system of alternative acoustically treated ventilation to all habitable rooms.

Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the local planning authority.

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

17 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

18 Before the use of the development is commenced a validation test of the sound attenuation works shall have been carried out and the results submitted to and approved by the local planning authority. The validation test shall:

Be carried out in accordance with an approved method statement

Demonstrate that the specified noise levels have been achieved.

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

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

19 The extraction louvre shown on the Solly Street elevation serving the bin store is not hereby approved and details removing this feature, or relocating it to an amended location, shall have been submitted to and approved in writing by the Local Planning Authority before development commences, the development shall be carried out in accordance with these details thereafter.

In the interests of the visual amenities of the locality.

20 The site shall be developed with separate systems of drainage for foul and surface water on and off the site.

In the interests of satisfactory and sustainable drainage.

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

To ensure that the development can be properly drained.

22 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

23 The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow and the detailed proposals for surface water disposal, including calculations to demonstrate the reduction, must be submitted to and approved in writing by the Local Planning Authority

In order to mitigate against the risk of flooding.

Attention is drawn to the following justifications:

IB5 Development in General Industry Areas IB9 Conditions on Development in Industry and Business Areas IB11 Housing & Residential Institutions in Industry & Business Areas BE5 Building Design and Siting BE16 Development in Conservation Areas

Attention is drawn to the following directives:

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

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

You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

3. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

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

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

63 Site Location

LOCATION AND PROPOSAL

The site comprises of a currently cleared section of land and a single storey pitched roof building, to be removed as part of this application. Adjoining the site to the south is a grade two-listed building erected in the late 1800’s and originally used as a cutlery and silverwork workshop, it currently provides residential accommodation.

The immediate vicinity’s buildings of note that front Solly Street are four/five stories in height and are erected in predominantly red brick. Land beyond the site’s rear boundary falls away steeply and is supported by a high retaining wall.

The proposal is to erect a 4-storey building fronting Solly Street reaching five stories to the rear, due to the topography of the land. Accommodation will be

64 provided for 88 students, grouped in units of up to 5, each with en-suite toilet, shower and communal kitchen/dining facilities.

RELEVANT PLANNING HISTORY

The site along with an area fronting Edward Street to the rear was granted consent for 174 Student Beds in 2003 (02/03970/FUL), but this scheme has not been implemented.

REPRESENTATIONS

There have been two representations with respect of this application expressing the following concerns:

- Noise problems created by the students - New accommodation should be more varied and the dominance of student accommodation is harming the sustainability of the area, particularly in the summer. A more balanced community should be encouraged in accordance with the St. Vincent’s Action Plan - The area has parking, congestion and safety issues and this proposal will add to them - The travel plan is not relevant to this application and refers to a previous approval (a holistic travel plan is to be conditioned covering a three phases). - The flat roof and corner feature represent incongruous elements within the street scene whilst the large blank gable elevation is unwelcome.

PLANNING ASSESSMENT

Application Context

This application forms one of three phases of residential development for a wider site. Phase two, currently invalid, is to front Edward Street. The third phase is to adjoin this proposal and is currently at pre application discussions.

The three phases have been devised through lengthy negotiation with the applicant who have a current planning approval for 174 student beds on the site that is to make up Phase One and Two of the new proposals.

The old approval 02/03970/FUL was reviewed in light of the significant changes to this area, discussed further below, most notably its recent emergence as a conservation area. It was viewed that the original design of the approved 2002 scheme lacked the appropriate quality.

Policy Issues

The site is located within the recently established Well Meadow Conservation Area and in compliance with Policy BE16: Development in Conservation Areas, it must meet specific criteria to be deemed acceptable, most notably new development in

65 conservation areas is expected to preserve or enhance the character or appearance of that area.

Policy BE16 also states that buildings, which make a positive contribution to the character or appearance of a Conservation Area, will be retained.

Policy BE5 of the UDP states that original architecture will be encouraged, but that new buildings should complement the scale, form and architectural style of surrounding buildings.

The application site lies within a General Industry Area as defined in the Unitary Development Plan (UDP). Policy IB5 describes general industry and warehousing as the preferred uses in General Industry Areas. Housing (use class C3) is described as an unacceptable use as living conditions in industrial environments are not considered to be satisfactory. Moreover, the presence of housing could prejudice the viability of both existing and potential industrial uses. The application has, accordingly, been advertised as a departure from the provisions of the Unitary Development Plan.

Policy IB9 also applies. IB9(b) states that “In Industry and Business Areas, new development or change of use will be permitted provided that it would not cause residents or visitors in any hotel, hostel, residential institution or housing to suffer from unacceptable living conditions” and IB11(c) says that “housing (C3), including redevelopment, will be permitted only where the development would not suffer from unacceptable living conditions, including air pollution, ground contamination, nearby hazardous installations, noise, other nuisance or risk to health and safety”. If there were no likelihood of environmental problems caused to residents, then the proposal would be acceptable in terms of IB9(b).

St. Vincent’s Action Plan

This inner city area, known as St. Vincent’s, is coming under increasing pressure for new development, which in some cases has raised conflicts with existing UDP policy. Evidence also suggests that the area’s role as a home for manufacturing businesses is declining.

The City Council has recently produced an Action Plan for St Vincent’s with the purpose of identifying a concise route for regeneration of the area. The Action Plan, which was approved by Cabinet in December 2004, is now a material consideration when determining planning applications in the area prior to the adoption of the Sheffield Development Framework (SDF).

The Action Plan, which is based on a year of consultation and research by a team of consultants retained by the Council, sets out proposals which will balance the demand for new housing with the need to maintain and create employment, and provide for both in an attractive mixed-use environment.

Two new Housing Opportunity Areas are proposed within the St. Vincent’s Quarter in response to strong housing development interest and large numbers of derelict and vacant premises. The application site is included within one of these areas,

66 seen as an extension of the existing St. Georges Housing Area at the southern end of the quarter. These areas would allow a range of uses of any proportionate mix including housing but excluding industry.

Tenure

The St. Vincent’s Action Plan also requires that tenures be mixed equally (30:30:30) between social rented, private rented/owner occupied and student tenures. Large schemes should include significant proportions of more than one tenure.

As this application is Phase 1 of 3 of a major development it is felt that a significant proportion (30%) of apartments throughout the 3 phases should be for private/owner occupied or social. A condition on delivering 30% of the apartments over the 3 phases combined for private/owner occupation will be written in to any future approval for Phase 2. It is felt bearing in mind current approvals for the site for solely student accommodation that phase one is acceptable to provide solely student accommodation, particularly as this will be at a vastly reduced number than the 2002 approval. The 30% private/owner occupied or social can be provided within the next phases of the proposals and the developer has been made aware of this requirement for future phases.

Conservation Area Consent for Demolition

The building to be demolished is an unattractive brick built building that offers little to the character of the conservation area, indeed its removal and replacement with a contemporary building of suitable design will enhance the character of the area.

Design Issues

It was felt that rather than create a replica of the listed building the site offered the potential for a contemporary building that sat comfortably within its surroundings. The final proposal is set below the ridge line of the adjoining listed building and its Solly Street frontage is limited to four stories, respectful of surrounding building heights. The building is also stepped down in the centre to reflect the topography of the land, which falls to the north.

The proposal is to be finished primarily in red brick, the dominant material in the area. The proposal is also to encompass elements of timber whilst embracing a variety of glazing and balconies set a sufficient distance apart to allow the vertical character of the building to be emphasised while creating a wealth of visual interest.

The building will include returns on the Solly Street frontage creating further visual features allowing the building to display a coherent but stepped appearance, ensuring a potential uninteresting elongated elevation is avoided.

The gable elevation is blank to ensure future development of the adjoining land (phase three) is not jeopardised.

67 The result is a building which responds to the topography of the site, whilst enhancing the character and appearance of the area.

Effect on residential amenities

It is acknowledged that the proposed external amenity space is relatively small considering the level of accommodation proposed, however, given the city centre location of the scheme this provision is not considered to be so poor to resist the proposal on this basis.

A Noise Survey accompanied the original application for the site approved in 2002, this report indicated that the site is not badly affected by noise, provided that adequate sound attenuation is installed. A new report has been commissioned the outcome of which is not yet confirmed. It is however reasonable to assume that noise within the area has improved since 2002 given the shift of proposed schemes to residential uses. Associated conditions will be attached to this proposal to ensure noise is suitably managed.

A land contamination survey is still required to ensure the safety of the site again this is to be achieved through a relevant condition.

Highway Issues

The proposed development does not give rise to any significant highway concerns due to its sustainable city centre location. The applicant has agreed to pay £5,104 towards off site lighting and footway improvements. In addition, the footway adjoining the site will be re-surfaced in line with the materials palette identified in the Urban Design Compendium. Archaeology

A suitable condition will be attached to this application to ensure the archaeological interests of the site are protected or recorded.

Open Space Provision

The Open Space Assessment for the area surrounding the site has confirmed that there is an under provision of recreation space within the area to meet the needs of people living there. The applicant has agreed to make a contribution to the enhancement of open space within the vicinity of the site, in accordance with the requirements of Policy H16 of the UDP and the City Centre Living Strategy. The sum of £53,930.80 is to be contributed, with potential for an element of this to be put into the Impact Square scheme, to be undertaken by the applicant, should this scheme come to fruition.

Warden Scheme

The area and its existing residents and businesses currently suffer from a degree of crime and nuisance. These matters amongst others are being addressed through the Action Plan, including the extension of a successful Street Warden scheme, the applicant has agreed to contribute £3,600 towards this scheme.

RESPONSE TO REPRESENTATIONS

Most of the issues have been addressed within the main body of the report.

The potential for noise from residents of the development is not noted as a significant influence on the outcome of this proposal particularly bearing in mind the previous approval on the site.

SUMMARY AND RECOMMENDATION

The proposed development contravenes Policy IB5 of the UDP, which states that housing is an unacceptable use in General Industry Areas. However, the site is situated within a Housing Opportunity Area as defined in the recently approved St. Vincent’s Action Plan, which will supplement and update existing planning policy for the St. Vincent’s area prior to a major review as part of the new Sheffield Development Framework.

The proposal offers a contemporary building that adds vitality to the Well Meadow Conservation Area whilst offering suitable living conditions for the residents and protecting the existing amenity enjoyed by surrounding uses.

Heads of Terms

A sum of £53,930.80 shall be paid to the Council towards the enhancement of open space within the catchment area of the site. A sum of £5,100 shall be paid for off building lighting and footpath improvements. A sum of £3,600 towards the warden scheme for the area is also to be paid.

In the event that a satisfactory S106 planning obligation covering the Heads of Terms set out in the preceding paragraph is not concluded before 13 March 2006 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

Case Number 05/04273/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of existing buildings

Location 188-192 Solly Street, Sheffield, S1 4BB

Date Received 07/11/2005

Team CITY CENTRE AND EAST

Applicant/Agent Studio One

Recommendation Grant Conditionally

Subject to:

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

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

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

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

Attention is drawn to the following justifications:

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

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas IB11 - Housing & Residential Institutions in Industry & Business Areas BE5 - Building Design and Siting BE16 - Development in Conservation Areas

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the

70 application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Site Location

FOR REPORT SEE 05/04271/FUL

Case Number 05/04407/FUL

Application Type A Full Planning Application

Proposal Erection of dwellinghouse with integral garage (resubmission)

Location Land Between No.1 And No.9, Wigfull Road, Sheffield

Date Received 17/11/2005

Team SOUTH

Applicant/Agent Mr & Mrs JBS Corker

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed dwelling house would be overbearing in relation to adjoining residential property and would therefore result in an unacceptable affect on the living conditions of occupiers of adjoining property. Therefore, such development is contrary to Policy H14 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, leading to unacceptable loss of privacy. Therefore, such development is contrary to Policy H14 of the Unitary Development Plan and (Guideline 6 of the) Supplementary Planning Guidance on Designing House Extensions.

72 Site Location

Case Number 05/04640/OUT

Application Type Outline Planning Application

Proposal Erection of offices (use class B1) and apartments (use class C3)

Location Sub Divisional Headquarters, Westbar Green, Sheffield, S1 2DA

Date Received 08/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent GVA Grimley LLP

Recommendation Grant Conditionally

Subject to:

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

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

4 The proportion of B1 office floor space shall be no less than 50% of the total amount of floor space developed on the site.

In the interests of meeting the city’s needs for business space and in accordance with the policies in the St. Vincent’s Action Plan.

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

In order to meet the open space needs of future residents in accordance with UDP Policy H16 and the City Centre Living Strategy.

6 Vehicular access to the site shall not be taken from West Bar Green and existing redundant vehicular crossings shall be made good and reinstated as footway

In the interests of traffic and pedestrian safety.

7 Before the buildings are occupied the footpaths adjoining the site shall be resurfaced in accordance with the palette of materials set out in the Urban Design Compendium and a tree lined boulevard shall be provided on the West Bar Green frontage.

In the interests of the amenities of the locality.

8 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

b) Be capable of achieving the following noise levels:Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours),Living Rooms: Laeq 15 minutes - 45 dB (0700 to 2300 hours),

c) Include a system of alternative acoustically treated ventilation to all habitable rooms.

Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the future occupiers of the building.

75 9 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in the Noise Report dated September 2005 produced by Hepworth Acoustics Ltd has been carried out as specified in the Report and such works shall thereafter be retained.

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

10 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

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

11 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

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

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

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

13 Before the development is commenced a Phase 2 Risk Assessment, to characterize the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved

76 in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

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

14 Prior to the offices being used details of a sound insulation scheme, which is capable of achieving internal noise level for the offices of NR40 shall be submitted to and approved by the LPA. Thereafter the approved details shall be implemented before the offices are occupied and permanently retained. In the interests of future occupiers of the offices.

In the interests of future occupiers of the offices.

15 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.

16 A minimum of 25% of the apartments shall be designed to mobility standards unless otherwise agreed in writing by the LPA.

In order to meet the housing needs of people with disabilities in accordance with UDP policy H7.

17 Before any development commences details of a scheme to incorporate public art into the development shall be submitted to and approved by the LPA. The approved details shall be implemented before the buildings are occupied.

In the interests of the amenities of the locality and in accordance with UDP policy BE12.

18 The surface water discharge from the site shall be reduced by at least 20% compared to the existing peak flow and detailed proposals and calculations to demonstrate the reduction will be achieved and shall be submitted and approved by the LPA before any development commences.

In the interests of minimising flooding on the receiving watercourse and in accordance with PPG25.

19 This permission does not grant consent for the quantum of development or scale and massing as shown in the indicative information in the supporting documents.

In order to define the permission and because sufficient information was submitted for the Council to assess the impact of the amount of development and scale and massing indicated in the supporting documentation.

20 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

1. Clear and unambiguous objectives and modal split targets;

2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;

3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

78 23 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

24 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

Highway Improvements:

- Improved street lighting to Scotland Street and Lambert Street. - Resurfacing of the footways fronting the site and creation of a tree lined boulevard to the West Bar Green frontage in accordance with the palette of materials in the Urban Design compendium. Unless otherwise agreed in writing by the LPA. - Provision/improvement/extension to existing cycle routes/paths and related crossing facilities and signal controls on the site frontage of Scotland Street and West Bar Green.

In the interests of the amenities of the locality and future occupiers of the site.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas H16 - Open Space in New Housing Developments H7 - Mobility Housing BE12 - Public Art

79 Attention is drawn to the following directives:

1. The applicant is advised that they may wish to apply to vary the condition which defines the amount of office floor space to be provided when further detail is available about how the capital receipt will be reinvested in the police service and the wider benefits that might result.

2. The applicant is advised that the designs statements provide helpful guiding principles for the future development of the site. The massing proposed appears to be broadly acceptable subject to the architectural quality of the scheme. However the following key design principles need further developing:

- The provision of a tree lined boulevard to the West Bar Green frontage and the creation of a quality public realm. - Increased commitment to sustainability issues such connecting to the CHP system, using grey water recycling, robust and sustainable building construction methods.

3. The five-storey building shown on the indicative layout adjacent to the eastern boundary is unlikely to be acceptable. This is because windows located on the eastern elevation will take their amenity from the adjoining site, the building will have an overbearing impact on the adjoining site. If no windows are to be provided in the east elevation the appearance of the building is likely to be unsatisfactory.

4. The parking ratios referred to in the design statement appear to be high. The Council would expect an element of car free development for the residential scheme and the office parking ratio should not exceed 1 space per 100 sq. m of floor space.

5. The applicant is advised that it is possible that the Council will want to see service access taken from Lambert Street. This will be considered in detail at the reserved matters stage when more is known about the form of development proposed.

6. The transport assessment should be resubmitted for consideration and approval by the Local Panning Authority when a detailed application is submitted for the site. At such time the impact of the development will be assessed to determine its effect on he immediate highway network relative to the sites current use.

7. 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.

8. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the

80 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.

Site Location

LOCATION AND PROPOSAL

West Bar Police Station occupies an area of approximately 0.4 hectares. A number of buildings make up the site including a 6-storey office building (8 storey equivalent), a podium/garage, and 4-storey office building. The entire Police Station provides approximately 7,500 sqm of net internal accommodation

81 consisting of office space, staff facilities, internal parking, custody suite, motor vehicle repair workshop and radio workshop. The Police Authority’s Estate Management Strategy has identified the West Bar Police Station as being incapable of meeting the long-term requirements of the Police. It is the Police Authority’s intention to dispose of the Police Station and to relocate its operations into existing and recently acquired landholdings throughout the South Yorkshire District. The applicants have indicated that the disposal of the site will enable capital receipts to be reinvested in improved policing throughout the district.

Adjoining the site to the east there is a three-storey office building and the grade II listed Fire Station Museum both of which front onto West Bar Green. A warehouse type building, currently used as offices, faces onto Lambert Street. To the north and on the same side of Lambert Street there is a silversmiths, a vacant print workshop with flats above and a print shop. On the north side of Lambert Street there are the Crown Prosecution Service offices and the listed grade II John Watts Cutlery Works that is currently being converted into flats. To the west there are two multi-story mixed-use office and residential developments under construction, Metier and Velocity. To the south on the opposite side of West Bar Green are Weston Tower (10 storeys) and Jubilee House (9/10-storeys) office buildings.

The application is in outline for a mixed-use development of B1 offices and residential accommodation with all matters of detail reserved. The applicants have submitted an indicative design statement that shows how the site might be developed and how a development of 2673 sqm of offices and 11,004 sqm of residential development can be accommodated on site. However the applicants are not seeking approval for this level of floor space or the scale and massing as indicated in the design statement.

SUMMARY OF REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues.

The application site lies in a General Industry Area in the UDP. Preferred uses are general industry and warehousing, (Policy IB5). Business (B1) is an acceptable use but housing is unacceptable in this policy area. As the application includes housing the scheme has been advertised as being contrary to the development plan.

The Council adopted the St. Vincent’s Action Plan in December 2004 and it is a material consideration for determining planning applications. The Action Plan will inform the Draft Sheffield Development Framework which will replace the UDP. The Action Plan has been produced to update existing planning policy prior to the completion of the new Sheffield Development Framework and provide guidance in response to the current pressure for development. A number of planning applications have now been determined in accordance with the revised policy guidance in the plan. The application site lies in a Business Policy Area and also

82 adjoins the proposed Furnace Hill conservation area. Business is the preferred use and housing is an acceptable use, except on the ground floor. The policy states that any new development must consist predominantly of business uses. The Scotland Street/West Bar Green corner is identified as a gateway in need of definition and the guidance states that there is an opportunity to raise the scale and height of development towards the West Bar Green frontage. The development of West Bar Green Police station to form a modern office complex and an important extension to the Central Business District is identified as a key proposal for Furnace Hill Area.

The amendments to PPG3 published in January 2005 state that Local Planning Authorities should consider favourably applications for housing or mixed use developments on land allocated for industrial or commercial use which is no longer needed for such uses unless a convincing case for retention can be made.

Proportion of office floor space.

The applicants have sought to justify a mixed use development that would contain a lower proportion of office floor space than is required by the St. Vincent’s Quarter Action Plan. They initially proposed 20% offices and 80% residential, which was recently increased to a 30/70 office/residential split. The Action Plan requires new development to be predominantly of business use, which means that 50% of the floor space should be offices, in order to fully comply with the policy.

The applicants have justified the departure from policy on the basis that a 30/70 office/residential split will deliver the minimum capital receipt to enable the South Yorkshire Policy Authority to deliver its estate strategy. This is to provide suitable accommodation for smaller neighbourhood teams that police specific areas of the County. The applicants have also argued that they have taken specialist advice on the Sheffield Office market and the advice they have received is not to speculatively construct more than 2790 sqm of offices in a non-prime location such as West Bar. It has also been argued that the scheme will result in an increase in office accommodation over that currently accommodated in the police station and that there will be a net increase in employment, as the relocation of the police service will not result in a loss of employment.

The development of the West Bar Police Station site for a modern office complex and an important extension of the Central Business District is identified as a key proposal in the St. Vincent’s Quarter Action Plan.

Confidence in the office market has been demonstrated in this area by the Velocity and Metier schemes which are under construction and for which considerable interest is being shown. Both these schemes provide significantly more office floor space than the 2790 sqm that the applicant’s consultants are suggesting is the maximum that can be delivered on the police station site.

Members will also recall that planning permission was refused in December 2005 for a mixed office/residential scheme on a site at Garden Street/Broad Lane, (05/02300/FUL). The reason for refusal was that the proportion of B1 Business

83 Use was insufficient to meet the requirements of the St Vincent’s Action Plan. The office content of this scheme is just short of 30%. In November 2005 permission was refused for the same reason as above for a mixed-use office/residential scheme on Solly Street, (05/02461/FUL). The office content of this scheme was also in the region of 30%.

The benefits to the wider community of improved policing are a material consideration that can be balanced against the planning policy objective for more office floor space. However it is important, if the Council is to give this significant weight that there is a specific linkage between the development and the benefits the Council are being asked to take into account and a reasonable likelihood that the benefits will occur.

The applicants have been asked to provide more detail of the projects and benefits that will result from the reinvestment of the capital receipt from the West Bar scheme so that the Council can judge what weight they should be given. However they are unable to do this at this stage, as their estate strategy is not sufficiently advanced. It is therefore concluded at this point that is insufficient evidence of wider community benefits to justify a departure from policy. It is therefore proposed that a condition is attached to the consent that requires 50% of the floor space to be developed for B1 office use. The applicant’s have acknowledged that this is a reasonable way forward given their inability to provide further justification at this stage. It will however be open to the applicant to apply for a variation to the condition that specifies the proportion of office floor space that must be provided when more details of the benefits that might accrue can be provided.

Highway Issues

The applicants have assessed the traffic generation of a notional development of 2673 sqm. of offices and 208 one-bedroom apartments and compared this with the traffic generated by the existing police station. The predicted increase in traffic is small relative to the overall level of traffic in the area but substantial relative to the traffic generated by the existing Police Station, that is up to 30 additional vehicles per hour in each direction in the morning and evening peak period. It is considered that this level of traffic will not have a material impact on the highway network. It should however be noted that if at reserved matters stage the form of the development differs significantly from the above the traffic impact may need to be reconsidered.

The application site is well served by public transport, as there are numerous bus services within walking distance of the site along with the Cathedral Supertram stop. The City Centre is easily accessible by foot from the site via the existing pedestrian/cycle crossing of West Bar Green. Scotland Street is also part of the Hillsborough Upperthorpe Cycle Route. Further improvements to the cycle routes and crossing facilities adjacent to the site are needed and a condition is therefore proposed to secure these improvements.

The site is therefore in a sustainable location for a high-density development and the proposal is therefore consistent with the guidance in PPG13.

84 The applicants have submitted a Travel Plan Framework, which defines the scope of a future detailed travel plan. Its aims are to reduce the reliance on the private car and encourage sustainable forms of travel to the site. The travel plan framework will form the basis of a detailed travel plan to be submitted before the buildings are occupies.

Suitability of the site for housing.

The site is brownfield land and therefore the proposal is consistent PPG3 in that it will reduce the need for Greenfield development. It is highly accessible to jobs, shops, and modes of transport other than the private car. There are safe pedestrian routes to the site and the environment is considered to be satisfactory for housing. As there are other residential developments adjacent to the site the residential accommodation in this scheme will not be isolated. Whilst there may be some ground contamination from fuel tanks this does not call into question the principle of residential development as the site can be decontaminated.

Noise.

The applicants have carried out a noise assessment, which included taking noise readings during the day and night and investigating noise sources from nearby industrial premises. The results show that the West Bar Green and Scotland Street frontages fall into noise exposure category C and the Lambert Street frontage falls into category B. Planning Policy Guidance Note 24 (PPG 24), which provides government guidance on noise issues states that on category B sites, noise should be taken into account and steps taken to ensure an adequate level of protection against noise. On category C sites planning permission should not normally be granted unless there are other planning reasons for permitting residential development. Where permission is granted conditions should be imposed to provide protection against noise.

In this case residential accommodation is necessary to bring forward the office accommodation, which is the preferred use in terms of the St. Vincent’s Action Plan. Mixed-use developments incorporating residential accommodation are also preferable to single use developments because of the vitality they bring to the area throughout the day and their benefits in continuing the regeneration of the City Centre. It should also be noted that permission has been granted for mixed office/residential schemes on adjoining sites, which will have a similar noise climate. Given these considerations it is considered that the benefits of a mixed- use residential scheme outweigh the presumption against residential development in a category C site.

The noise assessment indicated that there is the potential for industrial noise impact from the adjacent silversmiths, Fletcher Robinson. The main concern is noise breakout from the workshops.

The applicant’s consultants have put forward suggested glazing and ventilation specifications, which would ensure that an adequate noise climate would be provided within the flats. They have also suggested that the detailed layout would need to be carefully designed to ensure that any residential rooms overlooking the

85 Fletcher Robinson site are non noise-sensitive such as corridors and bathrooms. Office windows could also overlook this area if they were kept closed and the offices adequately attenuated.

The Council’s Environmental Protection Service officers concur with these views and appropriate conditions are proposed to ensure that conflicts between the residential and industrial uses do not occur and that the flats will be designed to ensure that there is an adequate living environment for residents.

Design Issues.

Although all the details are reserved and therefore the design, layout and massing is not being considered the applicants have submitted a design statement. This is intended to set out the design parameters for the site and ensure the development will make a positive contribution to the area along with providing additional supporting information for the outline application.

The existing buildings that occupy the site are uninspiring architecturally and lack active frontages. The main office building has a blank gable facing West Bar Green and the ground floor frontages of buildings facing the street are either blanked off or faced in solid materials so that they present a hostile image to the street.

The design principles put forward in the design statement are helpful in guiding the development of the site. These make reference to continuous frontages to West Bar Green and Scotland Street with a perimeter block development defining a communal courtyard. A landmark structure is proposed at the corner of West Bar Green and Scotland Street thereby reinforcing the junction and providing a focal point. The design statement also says that development should also respond to the topography of the site. The indicative sketches show underground and ground floor parking in the courtyard with pedestrian access from West Bar Green and Scotland Street, servicing off Scotland Street and the car park access from Lambert Street.

The design statement also puts forward an indicative layout, which suggests storey heights. These are 4 storeys on Lambert Street, 6 storeys on Scotland Street, 5-7 storeys on West Bar Green, 5 storeys on a block that links between West Bar Green and Lambert Street and up to a 17-storey tower on the corner of Scotland Street and West Bar Green. The layout and storey heights proposed correspond to an indicative development site capacity of 2,673 sqm of office space and 208 apartments.

The design principles put forward are helpful in guiding in the future development of the site. However insufficient contextual information, elevations, and floor plans have been supplied to demonstrate that the storey heights suggested and scale of development proposed can be satisfactorily accommodated on the site. Therefore it has been agreed that the design document and site capacity information is indicative only.

86 However provided the design principles put forward in the design statement are adhered to when the detailed scheme is developed members can be confident that the redevelopment of the site will significantly enhance the appearance of the site and make a positive contribution to the cityscape.

Open Space.

A planning condition is proposed which will ensure that adequate provision is made for the open space needs of future occupiers of the site. It is likely that this will take the form of a contribution towards off site open space improvements elsewhere in the same quarter. The precise level of contribution will not be known until detailed proposals for the site are submitted.

Air Quality.

Air quality needs to be assessed when the form of development is known. This will take place at the reserved matters stage.

SUMMARY AND RECOMMENDATION

Although the residential element of the scheme is contrary to the UDP the policy advice in the St. Vincent’s Quarter Action Plan is that residential uses are acceptable. As the Action Plan is a later document, which is responding to the changing pressures in the area, and has been used to justify a number of mixed- use residential schemes, it is considered that this should be given greater weight in policy terms. Provided that a condition is attached to ensure that the site is predominantly developed for business use the proposal is considered to be consistent with policy and will make a significant contribution towards meeting the city’s needs for office accommodation. The applicants have sought to justify a lower proportion of offices on the basis that the enhanced capital receipt will be reinvested in improved police services in the city. However at this stage they have been unable to provide sufficiently detailed evidence to justify a departure from policy.

The site is in a sustainable location for a high-density mixed-use office/residential scheme, which will contribute positively to the vitality of the city centre and continue the process of regeneration. The environment of the site is considered to be satisfactory for residential accommodation provided the apartments are adequately insulated against external noise sources.

The buildings that occupy the site are of no great architectural merit and their redevelopment provides an opportunity to significantly enhance the townscape. As all matters of detail are reserved for future approval the scale, form, highway impact are not being considered at this stage. However provided the design principles are followed and the architecture is of high standard the development should significantly improve the street scene. It is therefore recommended that planning consent be granted.

Case Number 05/04649/OUT

Application Type Outline Planning Application

Proposal Demolition of existing buildings and erection of two blocks comprising ground floor retail units, 13 residential units, car parking and associated infrastructure (Outline)

Location Land Adjoining 112, London Road, Sheffield, S2 4LR

Date Received 08/12/2005

Team SOUTH

Applicant/Agent Barton Willmore Partnership

Recommendation Grant Conditionally

Subject to:

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

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

4 No consent is implied to the submitted indicative layout

To define the permission.

5 The development shall not be used unless the car parking accommodation for 13 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

6 The development shall not be used unless all redundant access have been permanently stopped and re-instated to footway and kerb, and means of vehicular access shall be restricted solely to those points of access indicated on the approved plans

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

7 The development shall not be begun until the improvements (which expression shall include traffic control and pedestrian safety measures and service vehicle provision) to the highways listed below have either;

i. Been carried out or; ii. 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:

London Road/ Broom Close junction (as indicated in drawing 18 rev A) Broom Close (as indicated on drawing 18 rev A)

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

8 Before any work on site is commenced, details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved by the Local Planning Authority and the apartments shall not be used unless such cycle parking accommodation has been provided to the satisfaction of the Local Planning Authority and thereafter such cycle parking accommodation shall be retained.

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

9 Before the development is commenced a Phase 1 and Phase 2 Risk Assessment shall be undertaken in accordance with current best practice, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority.

89 In the interests of the amenities of the locality and protecting the health and safety of future occupiers of the site.

10 With regard to the decontamination of the site, the development shall be carried out in accordance with an approved remediation scheme and the applicant shall provide a post remediation validation report that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

In the interests of the amenities of the locality and protecting the health and safety of future occupiers of the site.

11 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

(a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, (b) Be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours), Living Rooms: LAeq 15 minutes - 45 dB (0700 to 2300 hours), (c) Include a system of alternative acoustically treated ventilation to all habitable rooms.

Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the LPA.

In the interests of the amenities of the future residential occupiers of the building.

12 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the LPA that the approved scheme of sound attenuation works has been installed in the building in full.

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

13 Before the use of the development is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the LPA. Such Validation Test shall:

(a) Be carried out in accordance with an approved method statement, (b) Demonstrate that the specified noise levels have been achieved.

90 and approved by the LPA before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the LPA before the use is commenced and shall thereafter be retained.

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

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

To ensure satisfactory drainage arrangements.

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

To ensure that the development can be properly drained.

16 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of approved surface water drainage works.

To ensure that no surface water discharges take place until proper provision has been made for their disposal.

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

To ensure the development can be properly drained.

18 Unless otherwise approved in writing by the local planning authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

19 Before development commences details of the temporary works to be undertaken during the construction period, temporary site boundary treatment, and location of wheel washing facilities around the site during construction shall be submitted to and approved in writing by the Local Planning Authority.

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

20 On or before commencement of the development, a financial contribution shall be paid to Sheffield City Council for the

91 provision/improvement of open space within the locality. The financial contribution shall be calculated in accordance with current Supplementary Planning Guidance 'Open Space Provision in New Housing Development'.

To comply with Policy H16 of the Unitary Development Plan.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas S5 - Shop Developments outside the Central Shopping Area and District Centres

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.

You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

92 For the attention of Mr S A Turner Tel: (0114) 2736133

3. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

4. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

93 Site Location

LOCATION AND PROPOSAL

The application relates to a site that lies adjacent No. 112 London Road (Harrisons Photographic) and is bordered to the east by London Road, to the west by Club Garden Walk, to the south by Broom Close and to the north by Cross Walk.

The site is predominantly hard standing with several garage units on the northern and eastern boundaries. There is a group of semi mature trees between the garages to the east and the footway of London Road.

Development to the north and west consists of a two storey light industrial concern on Club Garden Walk with the terraced houses of Club Garden Road beyond.

The development would however be seen primarily within the context of the street scene of London Road. There are a variety of architectural styles in the locality but

94 the street scene here consists, in the main, of brick built buildings of two to three domestic storeys in height.

This is an application for outline approval for two buildings. Matters of siting, design, landscaping and external appearance are reserved. Indicative drawings show that the largest building would be situated adjacent London Road and would contain two retail units and garaging at ground floor and 9 flats above on two further floors.

The smaller block would be situated on the other side of an access road, which would of necessity cut across the middle of the site, and would contain garaging at ground floor and four flats on two further floors above.

The indicative drawings show an innovative contemporary design featuring a large shop frontage onto London Road and supplementary frontage wrapping around the building onto Cross Walk and Broom Close. Several flats on the upper storeys would feature work/live spaces facing out onto London Road in the form of a rotunda.

Off street parking would be provided at ground floor in both buildings.

RELEVANT PLANNING HISTORY

There is no relevant history on the site

SUMMARY OF REPRESENTATIONS

There has been one letter of objection regarding the application.

SUMMARY OF POINTS RAISED

- Will reduce natural light to the light industrial unit on Club Garden Walk. - Will result in an increase in traffic congestion in the locality.

PLANNING ASSESSMENT

Policy Issues

The site for development is allocated as Housing Area in the Unitary Development Plan. Policy H10 ‘Development in Housing Areas’ of the U.D.P. states that residential development is the preferred use, that small shops are an acceptable use but that other shops are unacceptable unless at the edge of the Central Shopping Area or a District or Local Shopping Area.

The housing area, within which the site lies, forms a frontage gap of approximately 70 metres in the London Road District Shopping Centre.

Policy S5 ‘Shop development outside the central shopping area and District Centres states that retail development other than that within, or at the edge of the Central Shopping Area, or District Shopping Centres will be permitted only in the

95 case where the proposal fits the definition of a small shop, or where it lies in a Retail Park, in or at the edge of a local centre or in Meadowhall.

Retail development outside the Central Shopping Area or District Shopping Centres should also:

- Contribute to the vitality and viability of the City Centre or any District Shopping Centre as a whole, either taken alone or cumulatively with or recent or proposed development.

- Not jeopardise private sector investment needed to safeguard the viability and vitality of the Central Shopping Area or District Shopping Centre and thereby put at risk the strategy or proposals for the promotion and regeneration of those areas.

- Be easily accessible by public and private transport and provide satisfactory access for people with disabilities and people arriving by foot, cycle or public transport.

Policy H5 Flats, Bed-Sitters and Shared Housing states:

Planning permission will be granted for the creation of flats, bed-sitters and the multiple sharing of houses only if: a. a concentration of these uses would not cause serious nuisance to existing residents; and b. living conditions would be satisfactory for occupants of the accommodation and for their immediate neighbours; and c. there would be appropriate off-street car parking for the needs of the people living there.

Assessment

Principle

Retail use

The Unitary Development Plan defines a small shop as being ‘a shop usually with not more than 280 sq. metres of sales area or which are ancillary to other acceptable uses in the area.

The indicative proposal includes 225 sq m new floor space for retail trading. The proposal is therefore acceptable in principle under policy H10.

However, Policy S10 must be read in conjunction with PPS6 which stipulates that such development should not affect the viability and vitality of existing shopping areas.

In this case the proposal will fill a gap of approximately 70 metres in the shopping frontage of the district centre. It is felt that this will have a positive impact on the

96 centre and enhance its vitality and viability. The proposal therefore accords with the aims of PPS6.

Residential use

Residential use in a Housing Area is the preferred use and the introduction of flats in this highly sustainable location is considered acceptable.

Whilst London Road is a busy, and therefore noisy, arterial route into the City centre it is felt that suitable design solutions can be introduced to reduce the implications of noise on residential amenity.

Whilst indicative drawings show that there is likely to be a marginal shortfall of 0.5 metres in the separation distance (Supplementary Planning Guidance gives a guideline of 12 metres) for some main aspect windows in the west elevation of the main block (to the ‘blind’ east elevation in the west block) it is felt that this is, on balance, acceptable in this urban, edge of City Centre location.

Highway and Access Issues

It is considered that the proposal would represent a significant highway improvement in terms of the increased width of Broom Close, the designated servicing of the Tramway Public House, and because the level of on-site parking represents a reduction in numbers of cars accessing the site compared to the previous garage use.

The provision of 13 spaces represents an acceptable level of provision for the 13 flats particularly in view of the highly sustainable location of the development.

The exact design of the highways layout to Club Garden Walk would be addressed at Reserved Matters stage but it is felt that an appropriate layout can be achieved which is acceptable in highways terms without compromising the operation of the nearby business use.

Neighbour amenity

It is acknowledged that the light industrial concern to the north west of the site could experience some loss of direct sunlight. However, it is not felt that this would represent a satisfactory reason upon which to base a refusal.

Landscape Issues.

The development would result in the loss of five semi-mature trees on London Road. These trees provide a limited amount of amenity within the public domain. However, it is considered that a requirement to retain these trees would constrain the site unacceptably and, in particular, remove it’s ability to deliver an adequate retail frontage. As such it is not felt that their removal represents an adequate reason for refusal.

97 A condition can be imposed requiring a commitment to enter into a legal agreement to pay monies to improve recreation space in the area, in accordance with Policy H16 of the Unitary Development Plan.

CONCLUSIONS

It is considered that both residential and retail uses on the site are acceptable in principle and that the access as indicated is suitable. The indicative drawings submitted with the application suggest a building of singular contemporary design of a type that that should be encouraged on this highly prominent site. It is felt that any reserved matters application should seek a distinctive quality design of this nature.

It is therefore recommended that the proposal be granted permission subject to conditions.

Case Number 05/04751/CHU

Application Type Planning Application for Change of Use

Proposal Use of restaurant from A3 Use to A5 Use

Location 627 Ecclesall Road, Sheffield, S11 8PT

Date Received 12/12/2005

Team SOUTH

Applicant/Agent Miss A L Gardner

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

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

3 No alterations shall be made to the external appearance of the building without the prior consent of the Local Planning Authority.

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

4 The playing of live or amplified music/sound shall not be permitted on site, unless otherwise authorised in writing by the Local Planning Authority.

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

5 The first and second floor residential accommodation shall only be occupied by persons connected, as either an owner or worker, with the ground floor business.

99 In the interests of the amenities of the occupiers of the first/second floor accommodation.

6 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

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

7 The development shall not be brought into use until the openings in the south elevation of the food preparation areas have been bricked up as indicated in the submitted plans

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

8 The roof terrace area at the rear of the premises shall at all times remain incidental to the enjoyment of the first and second floor residential flat and shall not be used as an outdoor sitting area in connection with the take- away use.

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

9 Within one month of the date of this permission details of the specification of apparatus for the arrestment and discharge of fumes or gases shall be submitted to the Local Planning Authority. The development shall not be brought into use until such equipment has been approved in writing by the Local Planning Authority

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

10 The external door to the food preparation area shall not, at any time during opening hours, be left standing open.

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

11 The building shall not be used for the above mentioned purpose unless a suitable receptacle for the disposal of litter has been provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

100 12 The development shall not be brought into use until details of the bin store area as indicated on the approved plans have been Submitted to and approved in writing by the Local Planning Authority. The bin store shall then be erected in accordance with approved details and retained thereafter.

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

13 No waste associated with the business use shall be stored outside the approved bin store that is the subject of Condition 9.

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

Attention is drawn to the following justifications:

S4 - District Centre Shopping S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas

101 Site Location

LOCATION AND PROPOSAL

This is an application for a change of use of ground floor accommodation from an existing restaurant (Use Class A3) to a hot food take-away (Use Class A5)

The application property (number 627 Ecclesall Road) was formerly one half of a restaurant occupying both 625 and 627 (Glovers)

The application site is located within the Ecclesall Road District Shopping Policy Area (as defined in the Sheffield Unitary Development Plan).

The application site backs onto residential dwellings on Neill Road. The residential properties on Neill Road are traditional two-storey terraced houses with small back yards (of approximately 6 metres in length) and no front gardens.

102 The first floor and second floor accommodation of the application site is in residential use by the applicant.

PLANNING HISTORY

Permission was granted in 2002 (02/01428/CHU) for a single storey rear extension and use of the building as an extension of existing restaurant use at 625 Ecclesall Road. The restaurant use was implemented but the single storey extension has not been built.

Other Relevant History

99/1191P – This application related to 625 and 625A Ecclesall Road, and was for alterations to shopfront for use of building as a café/restaurant (Use Class A3). This application was conditionally approved on 31.01.2000.

LETTERS OF REPRESENTATION

As a result of the neighbour notification process, 3 letters of representation have been submitted. The representations can be summarised as follows:

− There will be an increase in unpleasant smells − The proposal will lead to an increase in on-street car parking problems in the area; − Will detract from ambience of the area − There are already sufficient food outlets in the area

Matters not material

− Will devalue properties − Will introduce further competition for other hot food businesses in locality

ASSESSMENT

Policy Issues

The Unitary Development Plan shows that the site is contained within the Ecclesall Road District Shopping Centre and policy S7 states that Class A3 Uses are an acceptable use in such an area. However, policy S10 states that any change of use should not lead to a concentration of uses that would prejudice the dominance of the preferred use (retail). This policy also states that the change of use should not cause existing residents to suffer from unacceptable living conditions. These are the two main issues being assessed with this application.

Since the proposed change of use will not result in any change in the ratio of retail to non-retail units within the Shopping Area there is no dominance argument to be addressed.

103 Impact of the Change of Use on Residents

The flue route is indicated on the plans as existing (previously in use for restaurant use) and this flue exits on the rear elevation at ground floor level, rises up the rear elevation and terminates at eaves level. Since this is already in place, has been previously approved and has no impact on the street scene it is considered acceptable in terms of visual amenity. However, as far as it is possible to ascertain, no details of the specification of the flue were submitted previously. It is therefore considered reasonable to request these details for this application.

The application also indicates the stopping up of openings (ie. windows and doors) at the rear of the property. This part of the previous permission has not been implemented. It is considered that this measure will help to reduce the impact of noise and odours emanating from the food preparation areas and as such it is felt that a condition should be placed on any permission to require these works.

It should be noted that Ecclesall Road is one of Sheffield’s busiest main roads and therefore, already generates a considerable amount of noise in the close vicinity of the application site and the flat above.

Taking all these matters into consideration, it is believed that proposed use of the premises will not lead to unacceptable levels of noise or disturbance to the detriment of the nearby residents.

It is considered appropriate to impose a planning condition restricting the hours of operation to those specified in the approval for number 625 Ecclesall Road.

Parking and Traffic Generation

Ecclesall Road is one of Sheffield’s major arterial roads. It is identified in the Sheffield Unitary Development Plan as being a Strategic Route. Although parking is restricted at the front of the site, Ecclesall Road is well serviced by alternative modes of public transport facilities (i.e. bus services). Highway officers have indicated that the proposal is unlikely to worsen the situation over and above that represented by the previous approval.

SUMMARY AND RECOMMENDATIONS

The principle of the use is considered to be acceptable when measured against Policies S4, S7 and S10 of the adopted Unitary Development Plan.

It is not considered that the change in use will have any significant impact on the dominance of preferred use, residential amenity or the free flow of traffic and highway safety.

For the reasons outlined above, it is recommended that the application be recommended for conditional approval.

104

Case Number 05/04752/FUL

Application Type A Full Planning Application

Proposal Erection of rear dormer window to dwellinghouse (resubmission of application 05/01427/FUL)

Location 290 Millhouses Lane, Sheffield, S11 9JB

Date Received 28/12/2005

Team SOUTH

Applicant/Agent Highlights Loft Conversions

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the design of the proposed extension, by reason of its scale 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 street scene. It would therefore be contrary to Policy H14 of the Unitary Development Plan and Guideline 2 of the Supplementary Planning Guidance on Designing House Extensions.

2 The Local Planning Authority consider that the proposed extension would be overbearing in relation to adjoining residential property 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 H14 of the Unitary Development Plan and Guideline 5 of the Supplementary Planning Guidance on Designing House Extensions.

105 Site Location

INTRODUCTION

This is a retrospective application.

LOCATION AND PROPOSAL

The application relates to a two-storey semi detached dwellinghouse situated in a Housing Area as designated in The Sheffield UDP (Adopted 1998).

The street scene consists of a mixture of semi-detached properties in design and style.

The proposal includes changing the original hipped roof to a gable to accommodate a large-scale flat roof dormer window at the rear of the dwelling.

106 RELEVANT PLANNING HISTORY

Application No. 05/01427/ful “Erection of rear dormer window to dwellinghouse” approved 20/06/2005.

The previous approval was subject to alterations to the roof of the dwelling which included changing the hipped roof of the dwelling to a predominantly gable end design with a slight hipped chamfer to help retain the character and appearance of the dwelling.

The completed alterations again differ from the approved scheme in that the hipped chamfer has not been incorporated according to the approved plans. Nonetheless, it is accepted that this part of the proposal is acceptable as there are various roof designs, including gable end designs visible in the surrounding area.

SUMMARY OF REPRESENTATIONS

There have been three representations regarding this application from neighbouring properties with objections to the proposal, principally, regarding issues of:

− Design being out of character with original dwelling and surrounding properties. − Objections to the size and scale of proposal. − Issues relating to infringement of privacy. − The construction represents a major and significant breach of the plans originally submitted − The constructed dormer is visually dominating, intrusive and unattractive − The size of the construction represents a reduction in the amenity value of the surrounding area. − Reduction of value on neighbouring properties − Poor aesthetic aspect of construction − Proposal may set unwelcome precedent regardless of impact on neighbouring properties.

PLANNING ASSESSMENT

Design and Policy Issues

Policy H14 ‘Conditions on Development in Housing Areas’ states that in Housing Areas, new development or change of use will be permitted provided that:

− New buildings and extensions are well designed and would be in scale and character with neighbouring buildings…

− The site would not be over developed or deprive residents of light, privacy or security or cause serious loss of existing space which would harm the character of the neighbourhood…

107 The proposed flat roof rear dormer window is set 0.2 metres below the existing ridgeline of the dwellinghouse and the front elevation is set 0.150 metres in from the eaves of the roof. As a result the completed rear dormer significantly differs from the previously approved flat roof dormer window in terms of its greater length, height, width and siting

The previously approved plans showed the flat roof of the dormer to be set 0.35 metres below the existing ridgeline of the original roof and 0.7 metres above the eaves. In addition, the overall width being 4.3 metres

The proposed rear dormer extends almost completely across the length and width of the existing roof plane. Consequently, the original roof of the dwellinghouse is barely visible. This detracts from the original shape and design of the dwelling and neighbouring properties and creates an impression of a three-storey building at the rear. Even the neighbouring properties, which are in close proximity and situated in the same row of dwellings, at no. 294 & 286 will be affected.

In addition, due to its large scale and siting it is also clearly visible in the street scene when viewed from Milnhurst Road, which is located in close proximity south/east of the application site. This is considered contrary to the following guideline of the Supplementary Planning Guidance (adopted 1996).

- Guideline 2: “ Dormer windows… should not dominate the roof plane on which they sit…” - Extensions to dwellings shall not detract from that dwelling or the general appearance of the street or locality.

Over dominance and amenity

The neighbouring properties at Nos.292 & 288 will encounter issues of over dominance due to the size, scale and overall bulk of the proposed rear dormer window. The adjoining properties at No.288 & 292, which are set away by approximately 3 metres, will be affected principally. The proposal, due to its large size, scale and overall baulk creates an intrusive and overbearing effect on these properties, especially, in terms of the impact of the proposal on the rear garden amenity areas.

The proposed front elevation of the proposed rear dormer with two clear glazed windows incorporated, is so close to the eaves of the original roof of the dwelling that it creates an adverse effect on the amenity of the neighbouring properties in terms of over dominance and the effective creation of a 3-storey property.

Therefore, the proposal is contrary to policy H14 ‘Conditions on Development in Housing Areas’ and the following guidelines of the Supplementary Planning Guidance (adopted 1996).

− Guideline 5: “Unreasonable… over dominance of neighbouring dwellings should be avoided.

108 It is for the above reasons this application is considered to be contrary to policy H14 ‘Conditions on Development in Housing Areas’ and the Supplementary Planning Guidance notes: Designing House Extensions (adopted 1996).

SUMMARY AND RECOMMENDATION

The proposed alteration to the existing roof from hipped to gable would on its own be acceptable as there is a mixture of hipped and gable end roof designs visible in the surrounding area.

The size, scale and siting of the rear dormer window significantly detracts from the original character and appearance of the dwellinghouse and surrounding properties. It is considered that the built rear dormer window would be of visual detriment to the area by virtue of its prominent and unsympathetic appearance.

Additionally, the built rear dormer window has a detrimental impact on the amenity of neighbouring dwellings as a result of its physical overdominance.

The previously approved scheme did not raise any objections and was formally approved. This application is retrospective and has understandably raised objections from neighbouring properties in the vicinity as the applicant has shown blatant disregard for the previously approved scheme. Therefore, it is requested the Authority to refuse and pursue enforcement action in order to seek a favourable outcome in line with the previously approved scheme.

It is for these reasons that this application is recommended for refusal and the Assistant Chief Executive, Legal and Governance be authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, to secure the removal of the unauthorised dormer and the erection of that approved under planning permission ref: 05/01427/FUL or another scheme that may be approved by the Local Planning Authority.

109

Case Number 05/04762/FUL

Application Type A Full Planning Application

Proposal Amended design of dwellinghouse (plot 4 as approved plan 03/01321/FUL) (Amended plans received indicating a slightly reduced footprint, alterations to the roof form and cross sections)

Location Plot 4 Blue Ridge, Ashfurlong Road, Sheffield

Date Received 14/12/2005

Team SOUTH

Applicant/Agent Styles Design

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 Town and Country Planning (General Permitted Development Order) 1995 or any subsequent re-enactment, no additional windows or other openings shall be inserted in the building without the prior written approval of the Local Planning Authority.

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

3 This planning permission is subject to compliance with Conditions 2-10 and 12-26 of planning permission ref. 03/01321/FUL and the approved details submitted in connection therewith.

In order to define the permission.

Attention is drawn to the following justifications:

H14 - Conditions on Develoment in Housing Areas

110 H15 - Design of New Housing Developments BE5 - Building Design and Siting

Site Location

The application is for the substitution of a house type within a previously approved development of 9 dwellinghouses and a block of 6 flats. The wider scheme is currently being implemented.

111

LOCATION AND PROPOSAL

Plot 4 is the largest single plot within the development and is located in the south- west corner of the site. It has boundaries with existing dwellings in Burlington Road and Burlington Grove and approved dwellings within the Blue Ridge development. There are mature trees and fencing to the boundaries with the existing dwellings.

The proposed dwelling is 2.5 storeys high with rooms in the roofspace. It is a double fronted property with two gables to both front and rear and a conservatory to one side. The drawings indicate 5 bedrooms. The second floor games room and study could also be used as bedrooms (7 in total). A detached double garage is proposed adjoining the boundary with Plot 3. Natural stone and slate building materials are proposed.

RELEVANT PLANNING HISTORY

Planning permission was granted in January 2003 for the demolition of the original single dwelling at Blue Ridge and erection of 10 dwellinghouses and 5 flats (ref.02/02810/FUL).

The afore-mentioned proposals were subsequently resubmitted as a scheme for 9 dwellinghouses and 6 flats. Planning permission was granted in July 2003 (ref.03/01321/FUL).

Prior to the approved schemes, planning permission had been refused in 2001 for the erection of a single block of 13 flats positioned along the southern boundary of the Blue Ridge site (ref.9B/0908P). Refusal was due to the building being out of scale and character in the area, loss of too many trees, over-dominant, overbearing and detrimental to traffic safety. The application was also considered premature in the absence of an ecological survey and there was no provision for open space.

SUMMARY OF REPRESENTATIONS

14 letters of objection have been received from local residents:

− major departure from previously approved plans (03/01321/FUL) − out of keeping with design for proposed Blue Ridge development and does not complement scale, form and architectural style of surrounding buildings – contrary to UDP Policy BE5 − more overdeveloped than previously – loss of light, privacy or security or cause loss of existing garden space which would harm character of neighbourhood – contrary to UDP Policy H14 − contrary to RPG which requires new housing to conserve or enhance character of small towns or villages − excessive building size with increased bedrooms, out of proportion to plot – overdevelopment – 8 bed house could easily be changed to flats − houses lacking in driveways to accommodate size of houses

112 − minor residential roads outside site are in poor repair, no pavement on Ashfurlong Road at top end and previous requirement for TRO has been ignored – increased volume of traffic will add to already unacceptable levels of traffic – unsafe for pedestrians, children and horses − building will be within 21m of adjoining property (4a Burlington Grove) − overbearing on adjoining existing properties – lower site levels need to be considered (6 and 8 Burlington Road) − sections required to demonstrate relationship with 4a Burlington Grove − will set precedent for enlarging buildings to other plots − trees removed from site without permission – plans do not take account of this − loss of wildlife habitats − request for condition preventing any additional windows and for proper drainage arrangements (Plot 4 will be over soakaway serving 4a Burlington Grove) − reduced separation to 4a unacceptable (originally approved at 19m)

Some of the letters also raise concerns about problems arising as a result of construction works (loss of trees, muddy roads, restricted access)

Dore Village Society objects:

− overdevelopment of plot − 3 storey dwelling will overpower bungalow to rear and others in immediate vicinity – out of keeping

Councillors Anne Smith and Mike Waters also object:

- overdevelopment – too large for plot - out of keeping with street scene and rest of development - inadequate parking for house with up to 8 bedrooms - Blue Ridge, overall is now being overdeveloped and is lacking in drives to accommodate houses of this size

PLANNING ASSESSMENT

The principle of a detached dwellinghouse and double garage on this plot is already established by the extant planning permission for the Blue Ridge development (03/01321/FUL). Consideration is therefore restricted to the differences between the approved and proposed house types.

UDP Policies H14, H15 and BE5 are most relevant.

The application has been amended to take account of concerns about the height, roof form and proximity to trees towards the rear of the site (adjoining 4a Burlington Grove). The amendments include a slightly reduced footprint, traditional pitched roof form (in lieu of a flat roof to the mid section) and removal of a Juliet balcony to the side elevation (facing 16 Burlington Road).

113 The differences between the approved scheme (03/01321/FUL) and the proposed scheme are as follows:

− increase in width and depth of central section of the dwelling (between north and south wings) by 1200mm and 500mm, respectively − revised conservatory design to south (side) elevation – (4.2m x 6.2m in lieu of 4.55m x 4.6m) − internal layout revised to provide central galleried stairway/landing (previously located to rear of dwelling) and laundry room − revised window details to front and rear elevations and additional small rooflights − formation of rear entrance door (to laundry room) in lieu of previously approved side entrance door to kitchen − reversed positions of kitchen and family rooms − minor alterations to bedroom and en-suite layouts − revised roof accommodation layout (loss of one bedroom to form larger games room and introduction of store room)

The height of the building remains as previously approved.

The two wings of the building remain the same distance from the boundary with 4a Burlington Grove as previously approved, with the enlarged central section slightly recessed between the wings.

The side elevation is 400mm closer to the boundary with properties in Burlington Road than previously approved.

The garage and external layout remains as previously approved.

The external materials remain as previously approved.

The amendments negotiated during the course of the application have resulted in a house type that is not substantially different to the approved house type. Although the footprint is slightly larger, the number of bedrooms or potential bedrooms (study and games room) is one less than previously approved. The enlarged central section is in excess of 14m from the rear boundary and the conservatory is in excess of 14m to the side boundary. The impact on neighbouring properties is no more than previously approved and no additional trees are affected by the proposals.

In view of the above, the revised house type remains in compliance with UDP Policies H14, H15 and BE5.

SUMMARY AND RECOMMENDATION

The principle of a detached dwelling and double garage on this plot is established by planning permission 03/01321/FUL which is currently being implemented.

The plans have been amended to address concerns about height and footprint and now represent a similar proposal to the approved scheme. The impact on

114 neighbouring properties is no more than previously approved and no additional trees are affected by the proposals.

The revised house type remains in compliance with UDP Policies H14, H15 and BE5 and it is recommended that planning permission is granted subject to conditions.

115

Case Number 05/04788/FUL

Application Type A Full Planning Application

Proposal Erection of 5 x 2-storey buildings for use as offices (use class B1) with 91 car parking spaces and associated landscaping

Location Land At Zone 4, Plots U3, W2 And W3 Sheffield Business Park, Europa View, Sheffield, S9 1XH

Date Received 16/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent David Lyons And Associates

Recommendation G C subject to a Unilateral Agreement

Subject to:

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

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

2 Details 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.

3 The landscaping scheme shown on the plans shall be carried out within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

4 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel

116 modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

1. Clear and unambiguous objectives and modal split targets;

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.

5 Before development is commenced full details of a package of sustainability measures which are to be included in the final building designs, incorporating a range of the measures identified in the applicant’s Development Concept Statement, dated December 2005, shall have been submitted to and approved by the Local Planning Authority.

In the interests of promoting sustainable building design.

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

In the interests of the safety of road users.

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

117

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

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 Before development is commenced full details of the proposed footpath/cycle link from Europa Link, including a detailed layout, long and cross sections, and cross connection to the proposed units, shall have been submitted to and approved by the Local Planning Authority.

In the interests of pedestrian safety.

10 Before development is commenced full details of vehicle restraint measures at the edge of the parking and manoeuvring area, adjacent to landscaped embankments on the western edge of the site shall have been submitted to and approved by the Local Planning Authority.

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

11 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 5 litres per second per hectare. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to mitigate against the risk of flooding.

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

To ensure satisfactory drainage arrangements.

13 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

14 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from parking areas and hardstandings shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

Attention is drawn to the following justifications:

118

IB6 - Development in Fringe Industry and Business Areas

Attention is drawn to the following directives:

You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

119 Site Location

LOCATION AND PROPOSAL

The application site forms part of Sheffield Business Park, located on the northern side of Sheffield City Airport, and to the south of Europa Link. The site is on the Europa Link frontage of the site, adjacent to an existing roundabout serving the site, and measures approximately 1 hectare.

Currently the site is a level, vacant, development site, and it adjoins existing two and three storey Business/Office development within the Business Park. These uses dominate the immediate locality with the Airport to the south and east, and large-scale industrial activity to the north, on the opposite side of Europa Link.

The proposal seeks Planning Permission for the erection of five office buildings on the site with 106 spaces, including 6 disabled persons spaces. The buildings proposed are two storeys high and the dominant external materials are glazing,

120 curtain walling and cladding. The buildings are set around a communal landscaped area that is central to the site, with car parking at the edges, in two separate areas. A pedestrian link to the site and to the Business Park in general is proposed from Europa Link, on the eastern edge of the site.

The buildings proposed consist of five separate units with gross floor space of 463 sqm (2 units), 730 sqm (2 units), and 917 sqm.

RELEVANT PLANNING HISTORY

Planning Permission was granted in 1999 for the erection of three office buildings on the site as part of a wider site (Ref: 99/01298/FUL). This consent has been implemented by the construction of two units (immediately to the south of the current application site). The current application is therefore an alternative proposal to the remaining three units of that earlier consent.

SUMMARY OF REPRESENTATIONS

No representations have been received following neighbour notification, newspaper advertisement and the display of site notices.

Rotherham Metropolitan Borough Council have commented on the application as an adjoining Planning Authority and raise no objections subject to ensuring compliance with the aims of PPS6 ‘Planning for Town Centres’.

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan for Sheffield as being within a Fringe Business and Industry Area. Within such areas Policy IB6 states that the Preferred Uses are Business, Industry and Warehousing. The proposal is therefore acceptable in land use policy terms. In addition to the UDP policy, Central Government Policy Guidance on Planning for Town Centres, PPS6, identifies Office uses as main town centre uses and encourages focussing the development of such uses in existing centres in order to strengthen and regenerate them.

The scale of the office development proposed is an important consideration in this, and the level of floor space proposed, is relatively small. It does not represent office accommodation of a size and form that would have an unacceptable impact upon the City Centre office market, or have an adverse impact upon the regeneration prospects for the City Centre.

In this context the proposals are considered to be acceptable in PPS6 terms.

Site Layout/Building Design

The site layout follows a concept that puts the shared landscaped courtyard at the centre of the scheme, with all buildings facing onto the courtyard. The main

121 pedestrian entrances to the buildings are contained within the courtyard elevations. This presents a very attractive space for employees both in terms of outlook and the provision of good quality external amenity space.

This does mean that the rear elevations of the buildings (especially those on the western edge of the scheme) face public view. This would normally be a concern, however, the design of the proposed buildings incorporates a significant element of glazing at ground and first floor level. The gable elevations facing Europa Link contain less glazing, however whilst this might normally be considered a negative aspect of the scheme, the angle of the units to the highway and the presence of significant landscaping will lessen the importance of this element of the scheme.

Generally, the building design reflects that of the current buildings on the Business Park, and the proposal is therefore considered to be complementary to those buildings, and importantly provides built form on the site close to the prominent roundabout junction.

In this context the proposals are acceptable in visual amenity terms.

Landscaping

The landscaping scheme proposed will provide a high quality setting for the Business units, and the communal landscaped courtyard in particular will provide much needed external amenity space for employees on this part of the Business Park. A substantial element of structure planting on the Europa Link perimeter of the site will provide an appropriate setting for the scheme and incorporates an appropriate species mix and density to ensure a successful scheme.

Highways and Transportation

The proposal does not raise any significant highway safety concerns. The traffic generated from the development has been assessed on the basis of addendums to previously submitted Transportation Statements for the Business Park, and the traffic generated does not justify the requirement for any off site highway improvements.

The site is not at present highly accessible by a choice of modes of transport. Bus services that operate along Europa Link are limited in number and are infrequent. The A1 service, from Sheffield City Centre to Rotherham, via Parkway Markets, Europa Link, and Waverley commenced operation in July 2003 and is the most useful service, offering a half hourly service. The applicant has, in common with other recent developments along the route, agreed to provide a contribution of £3,102 towards the enhancement of that service. A Planning Obligation in the form of a Unilateral Undertaking is needed to secure this, and the applicant has provided this.

In addition to public transport access to the site, there are good quality cycle routes along Europa Link, which provide an alternative access to the site for staff and visitors. The proposed vehicular access arrangements to the site are considered to be acceptable, and the site layout provides appropriate pedestrian linkages, with

122 a new pedestrian route linking the site to Europa Link. This link will significantly improve pedestrian access to bus services, and cycle access to Europa Link.

Car parking provision for the scheme is based broadly on a ratio of 1 space per 35 square metres, which is the maximum UDP guideline for such developments. In locations that are more accessible by public transport, a lower level of parking provision would be appropriate. However, in this instance the frequency and number of services is not sufficient to justify the lower level of provision, and the site forms part of an established and committed Business Park, with a history of planning consents, where such parking ratios are established. The parking numbers exceed the 1 per 35 ratio by 6 spaces, however, these spaces have been demonstrated as necessary by the applicant owing to the particular operational needs of an identified end user.

The proposals are therefore considered to be acceptable in transportation and highway safety terms.

Air Quality

The applicant’s Air Quality Impact Assessment has considered the impact of both the construction and operational phases of the development, in relation to the impact it would have upon existing air quality and upon the Air Quality Management Area (AQMA) alongside the M1 Corridor.

The construction phase has the potential to create dust and particulate matter. Dispersal of dust and particulate matter results from site clearance, excavations, vehicle movements over unmade surfaces, and windblown material from stockpiles. This is however generally contained within distances of 200-400m from the site, which do not extend to any residential areas.

Traffic from the site, once operational will be the main source of potential increase in Nitrogen Dioxide levels. However, the predicted level of increase is so small that its impact upon the AQMA would be insignificant.

Nonetheless it is considered appropriate for mitigation measures to be incorporated into the detailed Travel Plans for individual occupiers on the site, to further minimise any potential impacts.

Flood Risk

The site is not located within an identified Flood Zone, however a development of this scale has the potential to pose a risk to others as a result of surface water run off.

The applicant has therefore submitted a Flood Risk Assessment, which incorporates a drainage strategy for surface water run-off from the site, to ensure that it does not result in flooding problems elsewhere. This proposes to restrict surface water run-off from the development to 5 litres per second, with surplus overflow attenuated in oversized pipes.

123 The Environment Agency has considered the submission and confirmed that they have no objections, subject to the imposition of a condition which limits the level of surface water run-off to the rate proposed by the applicant.

Impact Upon Airport Operations

The proximity of the site to Sheffield City Airport is such that it has the potential to impact upon the operational activity of the airport. Sheffield City Airport has been consulted on the proposals and has confirmed that they have no objections to the development.

Sustainability

The applicant has included a package of sustainability measures within a ‘Development Concept Statement’, which include reference to BREEAM (British Research Establishment Environmental Assessment Method) Accreditation, solar shading through brise soleil, maximising the use of daylight, and solar powered external column lighting for car parks.

In addition the statement confirms a commitment to considering rainwater harvesting for internal and external use (wc flushing and landscape irrigation).

It is considered that an appropriately worded condition will allow details of such matters to be secured, and allow the design of these aspects to be fully developed.

SUMMARY AND RECOMMENDATION

In summary, the proposal represents a development that is appropriate in land use policy terms, and which, due to the size and form of the accommodation, will not adversely affect the regeneration strategy for Sheffield City Centre. As such the proposal does not conflict with the aims of Planning Policy Statement 6 ‘Planning for Town Centres’.

The buildings proposed are of appropriate scale and design for the location, and contain appropriate provision for disabled users. The traffic generated by the development can be accommodated on the existing highway network, without need for improvement, and the applicant has agreed to provide a contribution towards public transport enhancements to improve its accessibility.

The development will not have a significant impact upon local air quality, or on the risk of flooding from surface water runoff.

It is therefore recommended that Planning Permission is granted, subject to the applicant providing a Unilateral Undertaking securing a financial contribution of £3,102 towards the enhancement of public transport facilities within the vicinity of the site.

RECOMMENDATION

Grant conditional, subject to Unilateral Undertaking

124

Head of Terms for Unilateral Undertaking

The Owner shall pay (on or before the commencement of development) to the Council, the sum of £3,102 to be used towards the improvement of public transport facilities in the vicinity of the site.

In the event that a satisfactory Unilateral Undertaking covering the heads of terms set out in the preceding paragraph is not received before 11th April, 2006 (in order to meet the Government’s time target for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

125

Case Number 05/04822/RG3

Application Type Application Submitted by the Council

Proposal Erection of a new school with associated sports/play areas, car parking and landscaping (Full planning application under Reg 3 - 1992) (as amended 24/2/2006)

Location Sharrow Nursery & Infant School, Sitwell Road, Sheffield, S7 1BE

Date Received 22/12/2005

Team SOUTH

Applicant/Agent Sheffield City Council

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

In order to ensure an appropriate quality of development.

3 Before the development is commenced, full details of the design and specification of all windows and external doors, including reveal depths, shall have been submitted to and approved in writing by the Local Authority.

In order to ensure an appropriate quality of development.

4 The existing trees, shrubs or hedges within the site of the development, other than those indicated for removal on the plans, shall not be destroyed or otherwise removed and no trees shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub other than those indicated for removal is removed or destroyed or damaged

126 to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

5 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and shrubs within and/or adjoining the site of the development during demolition/building works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

6 Before the development is commenced, full details of the proposed external stairway shall have been submitted to and approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

7 Before the development is commenced, full details of the design and specification of the proposed moveable screens to the shared play facility, including details of public artwork to be incorporated in the design and proposals for management of the operation of the screens, shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter the screens shall be provided, retained and operated in accordance with the approved details.

In the interests of the amenities of the locality.

8 Before work on site is commenced, full details of suitable access and facilities for people with disabilities, both to and within the development and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the **** shall not be used unless such access and facilities have been provided in accordance with the approved plans. Thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

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

9 No additional windows or other openings shall be installed in the elevation of the building facing Mount Pleasant Road without the prior written agreement of the Local Planning Authority.

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

10 Before the development is commenced, full details of all proposed perimeter fencing shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

11 The landscaping scheme shown on the plans shall be carried out 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

12 Before the development is commenced, full details of the specification of all materials and planting to the bio-diverse roofs shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the bio- diverse roof shall be provided in accordance with the approved details and shall thereafter be retained.

In order to ensure an appropriate quality of development.

13 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

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

14 The building shall not be used unless the car parking accommodation for 17 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

15 The building shall not be used unless turning space for vehicles has been provided within the site in accordance with details to be submitted to and

128 approved in writing by the Local Planning Authority and thereafter such turning space shall be retained.

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

16 The sole means of vehicular ingress to and egress from the site shall be gained from and to Sitwell Road, unless otherwise agreed in writing by the Local Planning Authority.

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

17 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; i) been carried out; or ii) 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 school is/are brought into use. Highway Improvements: Road markings and signing (Sitwell Road and Mount Pleasant Road)

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

18 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.

19 Prior to works commencing on-site full details of the drop off/pick up area shall be submitted to and approved in writing by the Local Planning Authority and the drop off/pick up area shall be provided in accordance with the approved details prior to the occupation of the school.

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

20 The building shall not be used unless all redundant access have been permanently stopped up and reinstated to footway and kerb, 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.

21 At all times that demolition and 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

129 provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.

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

22 The building shall not be used unless the cycle parking accommodation for 10 long stay and 10 short stay spaces as shown on the approved plans has been provided in accordance with those plans and thereafter such cycle parking accommodation shall be retained.

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

23 Before installation of any external lighting to the site, full details of such lighting, including details of intensity, direction, siting and hours of operation shall have been submitted to and approved by the Local Planning Authority and the Local Planning Authority reserve the right to require modification at any time.

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

24 No amplified music or sound shall be audible outside the building unless otherwise agreed in writing by the Local Planning Authority.

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

25 The lower ground floor windows in the elevation facing Mount Pleasant Road shall be designed so as not to open over the adjoining public highway.

In the interests of highway safety.

26 Before work on site is commenced, details of a scheme of working during construction of the development, including hours of working, location of buildings and storage compounds and parking of vehicles 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.

27 Before work on site is commenced, details the means of access and egress for vehicles engaged in the construction of the development, including details of arrangements for restricting such vehicles to the approved points of access and egress, shall have been submitted to and approved in writing by the Local Planning Authority and access and egress for such vehicles shall only be obtained at the approved points

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

130 28 Surface water and foul drainage shall drain to separate systems in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority

To ensure satisfactory drainage arrangements.

29 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

Attention is drawn to the following justifications:

BE5 Building Design and Siting BE6 Landscape Design BE7 Design of Buildings Used by the Public BE9 Design for Vehicles BE12 Public Art BE15 Areas and Buildings of Special Architectural and Historic Interest BE19 Development affecting Listed Buildings GE15 Trees and Woodland H10 Development in Housing Areas H14 Conditions on Development in Housing Areas CF1 Provision of Community Facilities LR5 Development in Open Space Areas LR7 Development of Recreation Space for Non-Recreational Uses

Attention is drawn to the following directives:

1. 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:-

131 Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

2. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

3. Section 80 (2) of the Building Act 1984 requires that any person carrying out demolition work shall notify the local authority of their intention to do so. This applies if any building or structure is to be demolished in part or whole. (There are some exceptions to this including an internal part of an occupied building, a building with a cubic content of not more than 1750 cubic feet or where a greenhouse, conservatory, shed or pre-fabricated garage forms part of a larger building). Where demolition is proposed in City Centre and /or sensitive areas close to busy pedestrian routes, particular attention is drawn to the need to consult with Environmental Protection Services to agree suitable noise (including appropriate working hours) and dust suppression measures.

Form Dem 1 (Notice of Intention to Demolish) is available from Building Standards, DEL, Barkers Pool House, Burgess Street, Sheffield S1 2HF. Tel (0114) 2734170

Environmental Protection Services can be contacted at DEL, 2-10 Carbrook Hall Road, Sheffield, S9 2DB. Tel (0114) 2734651

4. The developer's attention is drawn to Sections 7 and 8 of the Chronically Sick and Disabled Persons Act 1970, as amended, and to Design Note 18 "Access for Disabled people to Educational Buildings" published in 1984 on behalf of the Secretary of State, or any prescribed document replacing that note. Section 8 sets requirements for access to and facilities at offices and other premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled.

If you require any further information please contact Mr B Messider on Sheffield 2734197.

5. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours,

132 i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2-10 Carbrook Hall Road, Sheffield, S9 2DB: Tel - 0114 2734651.

Site Location

INTRODUCTION

These proposals are part of proposals identified in the Sharrow Project which seeks to deliver more integrated services in more suitable environments for the Sharrow area. The Sharrow Project was designated by the Council as a Transformational Project in March 2005.

133 The existing school has been vacated and the site has been secured prior to demolition works commencing.

LOCATION AND PROPOSAL

The site is currently occupied by Sharrow Nursery and Infant School on a site of approximately 0.7 hectares. The existing school is a 1970s brick/tiled single storey building located centrally on the site. There is also a caretaker’s dwelling and a modern arts centre building within the site.

The site is bounded by Mount Pleasant Road, Mount Pleasant Park, a turning head in Sitwell Road and a public footpath linking the two ends of Sitwell Road. There are c1990 two storey dwellings opposite the site in Mount Pleasant Road. A three storey Grade II Listed Building (Mount Pleasant Community Centre) lies on the opposite side of the footpath link. A footpath runs through Mount Pleasant Park close to the southern boundary of the site linking Sitwell Road and Mount Pleasant Road. There are approximately 70 mature trees and shrubs within the site, most notably to the boundaries with the park and Mount Pleasant Road. Site levels fall approximately 5 metres from west to east.

The application is for a new school with accommodation on three levels. It is designed to accommodate 240 pupils from Sharrow Junior School in addition to the existing nursery and infant pupils and is therefore significantly larger than the existing building. The building is primarily timber-framed with a range of materials. A bio-diverse roof is proposed. The roofs to the lower floor levels are intended to be utilised as external spaces in addition to more traditional external play areas. Car parking for 17 cars is proposed with access taken from the existing entrance in Sitwell Road.

The existing arts centre and caretaker’s dwelling are to be retained.

RELEVANT PLANNING HISTORY

Planning permissions for the performing arts centre were granted in 2002 and 2003 (refs.01/01394/FUL and 02/01932/RG3).

SUMMARY OF REPRESENTATIONS

The application has been advertised as a major development and as affecting the setting of a Listed Building. In addition, letters were sent to 135 individual addresses and the Sharrow Stakeholders organisation.

The Sharrow Project has been extensively publicised and consulted upon by the stakeholders at various community events and presentations.

1 letter of representation has been received from a resident in Sitwell Road. The writer fully supports the application and welcomes the bold design as providing a good focal point for the area but requests clarification of the responsibilities of contractors with regards to any damage to neighbouring properties.

134 Councillor Jillian Creasey has raised concerns about the loss of approximately 30 trees including a row of 5 large trees which form a green corridor in Mount Pleasant Road leading to the park.

The Parks and Countryside service object to encroachment into the park and removal of public open space from the park.

PLANNING ASSESSMENT

Policy Issues

The site lies within a Housing Area as designated in the Unitary Development Plan (UDP). A small portion of designated Open Space is included in the site boundary (currently within Mount Pleasant Community Park). The site is in close proximity to the Grade II Listed Building at Mount Pleasant Community Centre.

UDP Policies BE5 (Building Design and Siting), BE6 (Landscape Design), BE7 (Design of Buildings Used by the Public), BE9 (Design for Vehicles), BE12 (Public Art), BE15 (Areas and Buildings of Special Architectural or Historic Interest), BE19 (Development Affecting Listed Buildings), GE15 (Trees and Woodland), H10 (Development in Housing Areas), H14 (Conditions on Development in Housing Areas), CF1 (Provision of Community Facilities), LR5 (Development in Open Space Areas) and LR7 (Development of Recreation Space for Non-Recreational Uses) are most relevant in assessing the merits of the proposed development.

Community Facilities are an acceptable use in accordance with Policy H10. The principle of a school on this site is long established by the existing use.

Community Benefits

The development is one of the core objectives of the Sharrow Project. Despite very limited response to the publicity about the application, there is clearly widespread support within the local community for the Sharrow Project.

UDP Policy CF1 generally promotes the provision of community facilities. The proposed building is intended to become a key facilitator of community activity in addition to providing high quality education facilities to replace the two existing schools. The wider community will be encouraged to make use of some of the school facilities outside of school hours and the school is intended to provide a complimentary facility to the park for events and functions. The main entrance is accessed from the park with the objective of encouraging more pedestrian flow through the park thus raising the profile of the park and increasing surveillance and the perception of security within the park.

In view of the above, the proposals comply with Policy CF1.

Open Space and Landscape Issues

The site includes an area of informal hard play at the edge of the park. This area lies within the Open Space and is an informal recreational facility. The area of

135 open space is approx 150m2 and is little more than an area of tarmac with very little equipment. It will be substantially improved to form a junior soft play area within the school site. Policy LR7 is satisfied in that the recreational space will still have a recreational function which, although, not as widely accessible as existing, is likely to be used more intensively than existing. An area of grass immediately adjoining the informal area is to be developed as a circular feature (approx 113m2) with moveable sculptured panels. The panels will enclose the area for school use during the day and will be opened at other times for wider use.

Policy GE15 requires developers to retain mature trees wherever possible and to replace any trees which are lost. Policy LR6 requires good quality landscape design in new developments. Policy LR5 permits development within open space where, amongst other things, it would not result in significant loss of mature trees. (Policy LR5 does not apply to tree removals which fall outside the Open Space Area).

Approximately 15 trees and shrubs at the boundary between the school and the park are indicated for removal within the Open Space Area and approximately 20 trees within the remainder of the site.

The trees and shrubs within the Open Space provide an attractive green entrance to the park from Mount Pleasant Road, albeit some specimens are identified and as accepted as being of poor quality. Removal is necessary in order to achieve satisfactory levels within the playground for the nursery school and to enable a secure ramped access to be provided for access from the main entrance area.

Two trees may be capable of retention at the footpath edge if their root systems can be avoided in the excavation works. However, one of these trees is of minimal value in comparison to those that will inevitably be lost in the proposed scheme. The applicant has agreed to attempt to protect two of the trees previously identified for removal in close proximity to the ramp but cannot guarantee long term retention until the impact of works on the root systems is established.

A scheme of Extra Heavy Standard native tree species with complimentary specimen planting and a hedgerow to clearly define the edge of the park has been offered to compensate for the losses in this area. This strategy will, arguably, provide a more secure entrance to the park due to the removal of dense foliage. It will also provide a less crowded environment for trees to mature and adapt to the conditions created by the building works.

Removal of the ramp would permit greater retention of trees. However, this would necessitate access to the nursery playground being immediately off the footway in Mount Pleasant Road. Such an access would be relatively insecure and require a large lobby to be created in the playground resulting in a significant loss of utility.

Approximataly 20 trees to the Mount Pleasant Road and Sitwell Road frontages are to be removed to facilitate building works. The majority of trees to the northern end of Mount Pleasant Road are to be retained. All trees to be removed will be replaced throughout the scheme.

136 In view of the above, the proposals comply with Policies BE6, GE15 and LR5.

Design Issues

UDP Policies BE5 and H14(a) require good design in new developments with new buildings complementing the scale, form and architectural style of surrounding buildings.

The site lies opposite modern two storey town houses in Mount Pleasant Road. It is also influenced by the single storey performing arts building to the north of the site, which is circular with a fan-shaped element and pyramid structured roof, and the imposing three storey Listed Building at Mount Pleasant Community Centre to the west.

The design philosophy is to deliver a scheme based on sustainable design principles that work holistically and significantly reduce energy use, enhance the permeability of the site and use natural materials inside and out to promote a healthy environment. These principles area delivered in a highly insulated timber- framed building with a substantial area of bio-diverse roof. The roof is being developed in partnership with the Green Roof Forum and is part of a wider initiative to develop and promote expertise in the construction and maintenance of green roofs.

The limited site area and the existing buildings to be retained restrict the position of the new building. The scheme works with the falling levels from Sitwell Road down to Mount Pleasant Road, resulting in a building up to 3 storeys in height. The nursery will be accommodated as a semi-basement with the main openings facing the boundary with the park. The lower ground floor level abuts the highway in Mount Pleasant Road with the upper floors set back between 4m and 9m from the road frontage. This arrangement reduces the massing of the building at the boundary. The remaining elevations are two storeys high.

The building will be fully accessible to people with disabilities.

The palette of materials (rubble stone, timber, render and brick) completes an imaginative building which will provide an efficient, high quality, educational and community facility.

In view of the above, the proposals comply with Policies BE5, BE7 and H14(a).

Residential Amenity Issues

The impact of the building and activities associated with the roof terrace play areas will result in a reduction in amenity for residents opposite the site in Mount Pleasant Road. These properties currently enjoy views of the landscaped grounds of the existing school which is single storey and set back a minimum of 17 metres from the road frontage.

The new building will be directly in front of 5 dwellings with 19-20m separation from main front elevations at ground floor level and approximately 25m at upper floor

137 levels. The overall height of the building will be approximately 2m above the ridge of the dwellings. This will result in a loss of outlook for these individual properties.

The constraints of the site have resulted in the arrangement described above. The building has been designed so that the majority of the ground floor lies opposite the junction of Mount Pleasant Road and Sitwell Road. The set back of the upper floors reduces the impact as far as practicable. It should be noted that the dwellings are set back approximately 7m from the road frontage and have good- sized private gardens to the rear over which there is an adequate aspect. Although the outlook will be significantly altered, the building will not restrict natural light to the dwellings. None of the residents affected have made representations about the proposals. On balance, the significant benefits of the proposed development are considered sufficient to outweigh the residential amenity issue in respect of outlook.

The roof terrace activities are likely to increase noise and overlooking in relation to the dwellings in Mount Pleasant Road. The terrace fronting Mount Pleasant Road is intended to provide an external play area for infant aged children and will be used throughout the day under constant staff supervision. Concerns about overlooking are intended to be addressed by the provision of a 600mm-1m wide planted margin and trellis at the edge of the terrace. This will restrict views of the play area and potentially soften the appearance of the building for properties opposite.

The applicant has been requested to prevent access to the roof terrace beyond the line of the upper floor levels. However, this will interfere with operational requirements by reducing the external play space available in an already restricted development. The applicant has submitted an acoustic consultant’s calculations and assessment which indicate that noise levels will not be significantly above those currently experienced outside the dwellings opposite the site. This matter is being considered further at the time of writing. In the event that it is concluded that the noise concern has not been satisfactorily addressed by the glazed screen balustrade proposed, it will be recommended that access to this particular roof terrace is prevented by condition.

Listed Building

It is intended to use a grassed area within the grounds of Mount Pleasant as a temporary site compound. The compound is intended for site welfare facilities and offices only and no vehicles will access the area. The existing entrance from the footpath in Sitwell Road is adequate for the access intended. The grass will be reinstated when works are completed.

The building will be in excess of 50m from the Listed Building at Mount Pleasant Community Centre and is at a lower level, separated from it by the retained public footpath. The building will not detract from the setting of Mount Pleasant and thereby complies with Policies BE15 and BE19.

English Heritage were consulted but have advised that they do not wish to comment on the proposals.

138

Sports Provision

No statutorily defined playing fields are affected by the proposals. External play space will be 20% less than the existing NI school and existing Junior school currently provide. The variety of hard and soft play areas and the full-sized netball court proposed are an improvement on the existing junior school facilities. The new school will also benefit from easy access to and use of existing facilities in Mount Pleasant Park.

Sport England have no objections to the proposals and note that the scheme represents efficient use of land available.

Highway Issues

17 car parking spaces are proposed, including 2 disabled bays. Access will be taken from the existing point in Sitwell Road.

A Travel Plan has been submitted with the application. The plan is well developed and demonstrates a commitment to the promotion of sustainable modes of transport. The submitted information suggests that staff car parking demand is in the order of 20 spaces. Although the on-site parking is limited, the shortfall is not considered to be problematic in terms of highway safety or capacity.

The provision of pavement markings to show safe routes to school is included in the Travel Plan. As good practice, and in view of the limited parking available, these measures should be conditioned.

In view of the above, the proposals comply with Policies BE9 and H14(d).

Public Art

Sculptural moveable screens are proposed to enable the play area intended for park users outside school hours to function. An artist has been commissioned to develop the screens, along with seating proposed in this area. These features provide an ideal opportunity for a functional artwork contribution in the public realm in accordance with Policy BE12.

Apart from very straightforward assessments, this section should be broken down into numbered headings, based on the relevant major issues, and incorporating technical consultation replies where necessary. The order of these headings will vary and should clearly be in order of priority. Policy issues should generally come first.

Drainage Issues

Drainage will be to existing combined public sewers. The proposed building design and site layout significantly reduce the area of non-porous surfaces in comparison to the existing site layout. Peak surface water flows will be reduced by 20% (minimum).

139

RESPONSE TO REPRESENTATIONS

Construction damage – there is no evidence to suggest that development of the site cannot be carried out safely or without damage to neighbouring interests. Any unforeseen problems arising due to demolition/building works are a private matter between the parties concerned.

Trees – addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The proposals for a new school to replace and amalgamate the existing Sharrow Nursery/Infant and Junior Schools is central to the Sharrow Transformational Project which seeks to strengthen the neighbourhood. The Project has been developed in partnership with the local community. The school will have more presence and interaction with the adjoining Mount Pleasant Park than the existing building. The main entrance will be accessed from the park and a feature play area is intended to be shared with the park.

Adequate, but reduced, residential amenity can be maintained for residents in Mount Pleasant Road and the limited car parking facilities proposed are justified in accordance with the submitted School Travel Plan.

Overall, the scheme delivers an imaginative building developed on sustainable design principles to provide an efficient, high quality, educational and community facility.

The proposals comply with relevant UDP policies and it is recommended that planning permission is granted subject to appropriate conditions.

140

Case Number 05/04829/FUL

Application Type A Full Planning Application

Proposal Erection of dwellinghouse (resubmission) (amended plan received on 1/3/2006)

Location 102 Edgedale Road, Sheffield, S7 2BR

Date Received 20/12/2005

Team SOUTH

Applicant/Agent Mrs J Murray

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 All areas of external masonry shall be in natural stone, a sample of which shall be submitted to and approved in writing by the Local Planning Authority before the commencement of the development.

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

4 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.

5 The proposed window heads and cills shall be in natural stone

In the interests of the visual amenities of the locality.

141

In order to ensure an appropriate quality of development.

7 The details, specifications and finish of the new windows, including elevations and sections, shall be approved in writing by the Local Planning Authority before the commencement of development. Drawings shall be of a minimum of 1:10 scale and shall include details of proposed section sizes at a minimum of 1:1 scale. [Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

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

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting BE16 - Development in Conservation Areas

Attention is drawn to the following directives:

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

142 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.

2. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

143 Site Location

Planning Application - 05/04829/FUL - For The Erection Of A Dwellinghouse Within The Curtilage Of 102, Edgedale Road.

Location And Proposal

The proposal involves the erection of a 3 storey dwellinghouse, (8m wide x 11.5m deep x 11.4m high to the ridge and 7.2m high to the eaves), on a site 17m wide x 29m long, in the side garden of 102, Edgedale Road, which is located at the junction of Edgedale Road and Archer Lane.

The dwelling-house would provide the following accommodation ;

Ground Floor – hall, lounge, kitchen / diner and shower / wc. First Floor – bathroom and 4 bedrooms, 1 with en-suite shower / wc. Second Floor – playroom and study.

144

2 car parking spaces will be provided on the frontage, for the proposed house. The existing house, will retain the 2 parking spaces on the existing driveway.

History

Planning Application - 05/04154/FUL - for the erection of two houses on this site, was withdrawn on the 20th of December 2005

Representations

5 letters of objection were received from local residents, on the grounds that ;

The development is contrary to Unitary Development Plan Policy H14a, in that it overdevelops the site and causes, loss of privacy, light, outlook and garden space, to the detriment of the character of the neighbourhood and the residential amenity of houses overlooking the site.

The proposed car parking spaces, require vehicles to reverse out, close to a blind junction, used as a cut through, by significant amounts of rush hour traffic. This increases the existing dangers, to traffic, school-children, pedestrians and cyclists, contrary to policy H14d, whilst adding to existing rush hour traffic, on street car parking congestion and pollution.

The proposals are contrary to policy BE5e, which requires that special architectural treatment should be given to corner properties.

The existing housing on the North side of Edgedale Road consists of Victorian and Edwardian terraced stone villas, which ought to have been included in the adjoining, Netheredge Conservation Area . The proposed modern, reconstituted stone house, would be intrusive and out of character here and would have a detrimental impact upon the setting of the adjoining Conservation Area, contrary to policy BE16.

Many front garden areas on Edgedale Road have already been lost to car parking. The loss of this corner garden and the removal of some of the stone wall along the frontage, for car parking, would erode the green streetscape and impact upon the adjoining nature reserve / green link, at Brincliffe Edge, to the detriment of local wildlife.

The allotments to the rear of properties on Edgedale Road, were sold by Sheffield City Council, as garden extensions, with a clear no development clause and the same principle, should be applied to the current site.

Planning Assessment

Policy

145 The site is located within a Housing Policy Area, in the Sheffield Unitary Development Plan 1998 and housing is the preferred use, so there are no policy objections to the proposals.

Highways

Whilst these proposals are not ideal, the proposed car parking spaces will be 12 metres away from the junction and the adjoining boundary wall, is to be splayed back to provide adequate visibility. This is considered to be acceptable, for a residential driveway.

Design

The house will be stone fronted, with brick sides and rear and a slate roof. The windows and rainwater goods will be in timber, with stone lintols and cills.

The design and materials have been altered to reflect the period of the adjoining terraced properties, with bays and gables added and the proposals are now considered to be acceptable.

The site is not located within a Conservation Area. However, the design and materials proposed, have been amended, to be more in keeping with the design and period of the adjoining Victorian terraces. The amended design is considered to be acceptable within the streetscene.

Response to Representations

The site is allocated for housing purposes and is large enough to accommodate a house, car parking and amenity space, without undue impact upon adjoining properties.

The proposed dwellinghouse is 21 metres away from the nearest property, on the far side of Edgedale Road. This complies with the privacy distances required by the Council’s Housing Supplementary Design Guidance. It is also the standard distance for the existing properties on Edgedale Road and is therefore considered to be acceptable.

The proposals include 2 new off-street car parking spaces, for residential purposes and it is considered that this will not add significantly to existing traffic flows on Edgedale Road and Archer Lane. The removal of one on street car parking bay, will provide a passing place for traffic manoeuvring on street.

Summary

The proposals involve the erection of a 3 storey, 4 bedroomed dwellinghouse, on a corner plot, located within the side garden area of 102, Edgedale Road.

The site is large enough to accommodate a house, car parking and adequate amenity space, whilst providing a 5 metre building line to Edgedale Road and Archer Lane, which is the standard building line for this area .

146

The proposals include 2 frontage car parking spaces, for the new house and 2 car parking spaces on the existing driveway, for the existing property and this is considered to be sufficient.

The proposed car-parking spaces are 12 metres away from the busy, Archer Lane / Edgedale Road, junction and the boundary wall is to be splayed, to ensure adequate visibility.

This is considered to be sufficient to ensure pedestrian and traffic safety, without contributing unduly to traffic generation, since it is considered that one additional dwellinghouse, will not significantly affect existing traffic.

The proposals are recommended for approval, subject to appropriate conditions.

147

Case Number 05/04833/OUT

Application Type Outline Planning Application

Proposal Erection of buildings for business, general industry and storage & distribution (use classes B1, B2 & B8) including detailed plans for Phase 1 comprising of the erection of 5 x 2-storey B1 buildings, construction of accesses to Sheffield Road, remedial work, associated car parking and landscaping

Location Land At Lock Lane And, Sheffield Road, Tinsley, Sheffield

Date Received 19/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent Dalton Warner Davis LLP

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

1 The development of each additional phase following phase 1 shall not be commenced unless and until full particulars and plans for the appropriate phase shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of a) siting, b) design, c) external appearance, d) access and e) landscaping (matters reserved by permission) shall have been obtained from the Local Planning Authority.

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

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

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

4 The development of phase 1 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.

5 Before any development of phase 1 is begun details of the following matters shall be submitted to and approved by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

1. External materials. 2. Cycle stands and covers. 3. The design and location of street furniture. 4. The design of the balustrade and fencing to the undercroft of the viewing platform. 5. The regarding and planting works to the canal bank adjoining the viewing platform. 6. The design of the canal towpath and riverside walkway including a long section of the riverside walk. The riverside section of walkway shall incorporate some seating unless otherwise agreed in writing by the Local Planning Authority. 7. Boundary fencing. 8. Proposals to incorporate public art in the scheme.

In the interests of the amenities of the locality.

6 The footpath between Sheffield Road and the canal towpath shall be kept open for public access at all times and the riverside walkway shall be kept open for public access at all times for 364 days of each year unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

7 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

1. Clear and unambiguous objectives and modal split targets;

2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written

149 approval of actions consequently proposed, at intervals of one, three and five years from occupation;

3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

8 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.

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

9 At all times that 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 a Phase 1 and 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

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

150 11 No vehicular access to or egress from the site shall be gained from or to Lock Lane unless otherwise agreed in writing by the Local Planning Authority.

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

12 The existing footway crossings to Sheffield Road fronting the site shall be reinstated where not reused as part of the approved access for the development before phase 1 is brought into use.

In the interests of pedestrian safety.

13 The site layout shall be designed so that it does not restrict the construction of the Halfpenny link road as shown on Drawing No. 27884/SK04 by Oscar Faber subject to minor amendments that may be required during the detailed design phase.

In the interests of protecting the alignment of a new road which is necessary for the future economic regeneration of the area.

14 Car parking levels for offices shall not exceed 1 space per 45 sq.m. unless otherwise agreed in writing by the Local Planning Authority.

In the interests of limiting traffic generation in a location reasonably served by public transport and where there is limited highway capacity.

15 The B1a) office floorspace occupied by an individual company or organisation shall not exceed 2000 sq.m. unless otherwise agreed in writing by the Local Planning Authority.

In the interests of ensuring that the site is not developed for office uses that are more appropriately located in the city centre in accordance with the guidance in PPS6.

16 The improvements to the surfacing and lighting to the footpath to Sheffield Road along the site frontage and the proposed structural landscaping to the Sheffield Road frontage and the riverside/canal frontage including the towpath and riverside walkway works shall be carried out before any building in phase 1 is brought into use, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

17 The gradient of the towpath footpath and the footpath between Sheffield Road and the towpath shall not exceed 1 in 20 and lighting to adoptable standards shall be provided to the footpath link between Sheffield Road and the towpath.

In the interests of the amenities of the locality.

151 18 Before any development is commenced a drainage assessment shall be submitted to and approved by the Local Planning Authority to quantify the current amount of surface water run off from the site and establish where it is discharged to.

To prevent flooding problems downstream in the receiving watercourse in accordance with PPG25.

19 No development shall take place until a scheme for provision of surface water drainage works which secures a reduction of 20% of the existing run off, has been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be completed in accordance with the approved details and agreed timetable.

To prevent flooding problems downstream in the receiving watercourse in accordance with PPG25.

Before any work on site is commenced full details of the measures to be taken to protect the existing canal and riverside vegetation within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

21 The development shall be carried out in accordance with the approved access statement as amended by response to planning comments dated 21.2.06.

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

22 Before the Halfpenny link is brought into use or the final phase of site development is occupied (whichever is the earlier) a footpath connection shall be provided between the riverside walkway and Sheffield Road (in the vicinity of Ferrars Road).

In the interests of the amenities of the locality.

23 The maximum amount of floorspace that can be developed in addition to that forming part of phase 1 shall be governed by the formula for the pm peak hour as set out in the “Views on HA’s consultation Response” dated February 2006.

In the interests of limiting traffic generation in a location where there is limited highway capacity.

24 The site shall not be occupied by any open storage uses.

152 In the interests of the amenities of the area and in accordance with UDP IB6.

25 The noise generated by any occupier of the B2/B8 units shall not increase background noise levels, measured as LA90 (15 minutes), at the boundary of the nearest noise sensitive receptors.

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

26 The noise generated by any occupier of the B2/B8 units shall not increase the background noise levels by more than 5dBA on public access areas adjacent to the watercourse, when measured as LA90 (15 - minutes).

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

27 Prior to each new occupation of the B2/B8 units a noise assessment shall be carried out to determine a scheme of sound attenuation works for each unit to be capable of achieving compliance with the noise level specified above. The scheme shall include proposed activities and plant within each building and in external loading, unloading and service areas. The noise assessment and scheme of works shall be submitted to and approved by the Local Planning Authority before the unit is occupied. The works shall be implemented before the use commences and thereafter permanently retained.

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

28 Within three months of occupation of each B3/B8 unit the noise assessment, in a format to be agreed with the Local Planning Authority, to demonstrate compliance with the above noise conditions, shall be submitted to and approved by the Local Planning Authority.

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

29 Any forklift trucks to be used outside the buildings shall be electric powered unless otherwise agreed in writing by the Local Planning Authority.

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

30 The primary vehicular access for the land to the east of the Halfpenny Link shall be taken from the Halfpenny Link once the Halfpenny Link has been provided unless otherwise agreed in writing by the Local Planning Authority.

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

153 31 Before office units A1 and A3 are brought into use shower facilities shall be provided to serve these units.

In the interests of encouraging access to the site by means other than the private car.

32 Details 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.

33 Notwithstanding the details shown on the submitted plans, before any development commences details of cross sections through the site showing existing and proposed ground levels and identifying the edge of the embankment adjoining the river/canal shall be submitted to and approved by the Local Planning Authority.

In the interests of the amenities of the locality.

34 10% of the parking spaces for each of the B2/B8 units shall be reserved and signed for low emission vehicles. Before construction of these units commences a definition of low emission vehicles and details of the signage shall be submitted to and approved by the Local Planning Authority unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

35 Before any work on site is commenced, a detailed planting plan for the structure planting to the Sheffield Road frontage outside of Phase 1, for the regarded area adjoining the viewing platform and for the screen planting to the undercroft of the viewing platform shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

36 Before any work on site is commenced a detailed management plan for the river and canal embankment including supplementary planting to increase habitat diversity, provision of wildlife habitat features and proposals for eradicating Japanese Knotweed shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented in

154 accordance with an agreed timetable to be submitted to and approved by the Local Planning Authority.

In the interests of the amenities of the locality.

37 The landscaping scheme shown on Plan No. WT 994L003 shall be carried out within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority subject to the following amendments:

1. The trees to the Sheffield Road frontage shall have a minimum girth of 30-35 cm. 2. A satisfactory management plan being submitted and approved for the grass areas along the Sheffield Road frontage including a greater variety of plants and possibly including evergreen shrubs. When the above mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

38 The surface water drainage proposals are not approved as part of this consent and no development approved by this permission shall be commenced until a scheme for the provision of surface water drainage works has been submitted to and approved in writing by the Local Planning Authority. Thereafter the drainage works shall be implemented in accordance with the details and approved timescale.

To prevent increased flooding and to ensure a satisfactory means of surface water disposal.

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas LR4 - Open Space LR5 - Development in Open Space Areas GE10 - Green Network GE13 - Areas of Natural History Interest and Local Nature Sites GE17 - Rivers and Streams GE18 - Sheffield and Tinsley Canal

155 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 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. The applicant is advised that the Council wishes to see cross sections that show the existing and proposed ground level and clearly identify the existing top of river/canal embankment and identify any changes proposed.

2. The applicant is encouraged to consider the use of sustainable urban drainage if practical in order to minimise surface water run off.

Site Location

156

LOCATION AND PROPOSAL

The application site comprises of a 7.7-hectare derelict site between Sheffield Road, Tinsley and the Canal/River Don. To the south there is an area of densely developed terraced housing, to the north there is the vacant Powergen site and Blackburn Meadows Sewage Works. To the east is general industry and Magna whilst to the west there is a small parade of run down shops and junction 34S of the motorway.

The site is fairly level but it is elevated above the canal and river with steep embankments sloping down to these watercourses. The site has a covering of poor quality scrub vegetation.

The application is a hybrid which is seeking outline permission for the uses across the whole site and full permission for the first phase of development and certain infrastructure works. The scheme seeks outline permission to develop the whole site for Class B1 (Business), B2 (General Industry), B8 (warehousing). As part of a first phase of development it is also proposed to reclaim the site by creating 4 separate plateau levels for future development, construct site access points and provide structural landscaping. Four vehicular access points are proposed along the Sheffield Road frontage of the site. Structural landscaping will be provided along the Sheffield Road and canal/river frontages including a new footpath along the river/canal frontage. The public footpath on the north side of Sheffield Road is to be up-graded and new street lighting provided.

Detailed permission is also being sought for a first phase of development of 2.25 hectares located at the southern end of the site. Five office buildings are proposed giving a total floor area of 3640 sqm. Parking for 81 cars will be provided with an additional 11-disabled spaces. The buildings are two storeys high with mono pitched roofs. The design approach is contemporary. They will be faced in brickwork and incorporate large areas of curtain wall glazing on the front and rear elevations. A detailed landscaping scheme has been put forward which includes a public footpath between Sheffield Road and the Sheffield and Tinsley Canal. An amenity space for workers is also to be created on an existing raised platform overlooking the canal.

The site has been vacant since the 1970s and the applicants have stated that in the past development has not been viable due to the costs of site remediation, market conditions and traffic and highway concerns raised by the Highways Agency. It is understood that the Highways Agency concerns are now largely resolved and Objective 1 South Yorkshire has indicated that they will gap fund a first phase of development including site reclamation. It is hoped that the site will be confirmed as an Objective 1 Priority Site shortly.

RELEVANT PLANNING HISTORY

Land to the East of Lock Lane.

157 Detailed planning permission was granted in March 1991 for 4 B2/B8 units with a floor space of 8390 sqm. (90/1421P). This permission was not implemented and has now expired.

Land to the West of Lock Lane.

Outline planning permission was granted for B1 Business use in March 1992 (91/2734P).

The above outline consent was renewed in March 2003 (95/00285/OUT). The traffic impact study assumed a floor space of up to 23,000 sqm. Permission was granted subject to a legal agreement that secured contributions for improvements to public transport, walking and cycling. The permission also reserved the line of the Halfpenny Link Road.

Permissions were granted in June 2004 (04/01150/FUL) and October 2005 (05/01057/FUL), which allowed for a phased development of the site and extended the life of the permission such that reserved matters could be submitted until Aug 2008.

SUMMARY OF REPRESENTATIONS

Individual letters were sent to neighbours on Sheffield Road, Dundas Road, Ferrars Road, Raby Street, St. Lawrence Road and Town Street. Community groups were consulted, site notices were displayed and the scheme was advertised. Three letters of objection have been received, two of which are from residents and one from a business. In addition two representations in favour of the scheme have been received.

The business has raised no objections to the first phase but is concerned about the impact of the link road on access to their premises. The link road is not part of the current application, when a detailed scheme is brought forward there will be opportunities to make representations.

The local residents have objected on the grounds that the proposal will - Increase traffic, heavy lorries will short cut through residential streets. - Create congestion - Increase pollution (Tinsley already has a high number of children suffering with asthma) - Create 24-hour noise pollution. - Devalue house prices - this is not a planning issue. - Increase dangers for children using the local mosque. - Affect birds that occupy the site, the site was promised as a nature reserve.

One objector states that local residents would like a full local hearing to air their views.

British Waterways who are responsible for the canal and own part of the land adjoining the canal have written in support of the proposal. They support the office development, which incorporates buildings that address the waterside they also

158 support the waterside improvements and increased public access, which forms part of the scheme.

Sheffield First For Investment support the proposal as it potentially brings forward much needed office and industrial space into the local property market, which will support inward investment.

PLANNING ASSESSMENT

Policy Issues

The economic policies of the Regional Spatial Strategy for Yorkshire and The Humber are generally supportive of the proposal. The application site will be defined as a sub regional or local employment site where the restoration of despoiled land is supported. Policies seeks to ensure that pure offices are located in town centres, where ever possible, but where there is a need for development outside centres the effect of proposals on strategies for town centres and their accessibility by sustainable methods of travel should be considered.

The application site is identified as a Fringe Industry and Business Area on the UDP Proposals map. Business, General Industry and Warehousing are the preferred uses, (Policy IB6). Policy IB9 also states that development in Industry and Business Areas must not cause residents to suffer from unacceptable living conditions, be well designed, be adequately served by public transport, provide safe access to the highway and appropriate off street parking.

The canal and river frontage is identified in the UDP as an Open Space Area and an Area of Natural History Interest. Policies LR4 and LR5 seek to protect Open Space from harmful development and encourage its enhancement. Within Areas of Natural History Interest policies seek to protect and enhance the most important ecological features, (Policy GE13). The canal and river are also identified as a Green Corridor. Policies seek to protect and enhance the Green Network and encourage proposals to enhance the appearance and recreational value of the river and canal, (Policies GE10, GE17, and GE18).

Planning Policy Statement 6 “Planning for Town Centres” makes it clear that offices are town centre uses. It seeks to focus such development within existing centres in order to promote the vitality and viability of centres and in order to ensure that development is accessible by a choice of means of transport. It is considered that in the longer term there will be insufficient land in the city centre to meet all the city’s office needs. As the application site is in a reasonably sustainable location it is considered to be a suitable out of centre location for accommodating offices, some of which don’t lend themselves to a city centre location. Major head-quarter’s office developments would be of a particular concern if they were to be developed outside the city centre. To address this concern the applicants have agreed to limit the size of buildings to less than 2000 sqm., as these small units are less likely to be attractive for head quarter offices. Phase one which comprises of offices has been designed with small-scale units up to 1100 sqm, which are unlikely to be attractive to major office occupiers.

159 The site lies within the Lower Don Valley Masterplan and Vision, the broad principles of which were endorsed by Cabinet in May 2005. The site is identified as a Business Park and a priority project in the plan. The application is considered to be in line with the aspirations of the Masterplan and is consistent with the emerging Darnall, Attercliffe and Tinsley Neighbourhood Development Framework.

Amenity and Noise Issues

The application site is noisy, primarily due to noise from traffic. The applicant’s noise predictions indicate that the increased noise generated by the additional traffic associated with the development of the whole site will be so small that it will not be audible above existing levels.

The south side of Sheffield Road opposite the site is a residential area. The office development (phase 1) is located at the east end of the site opposite where the most houses front directly on to Sheffield Road. As office development will not adversely affect the amenities of the occupiers of adjacent housing the site layout has been designed to minimise potential conflicts.

The remainder of the site could be developed for offices or for general industry and warehousing. Along the rest of the Sheffield Road frontage housing is more intermittent, other uses include a mosque, public house and vacant land. Despite this and the high noise levels produced by traffic there is still a significant risk that uncontrolled general industrial and warehousing uses could adversely affect the amenities of nearby residents. The noise assessment concludes that the site should be suitable for general industry and warehousing uses as there are many practical measures that can be taken to control noise at the detailed stage. These include, building orientation, the design of the building structure, the type and location of doors and glazing. As details of future phases which are likely to include these uses are not known it is also proposed to set noise limits for general industry and warehousing development which will ensure that residents are not disturbed by noise. Before any building can be occupied for such purposes a detailed noise assessment will need to be carried out in order to demonstrate that the occupier can operate within the specified noise limits. These controls will ensure that the amenities of local residents are adequately protected.

The current derelict state of the site blights the amenities of the area. The applicant’s proposal for landscaping and improving the public realm will significantly improve the appearance of the site. The phase1 office buildings are of a high standard of design and will also enhance the amenities of the area. There is no reason why this high design quality cannot be maintained through future phases of development. It is therefore considered that provided the appropriate controls are in place to prevent disturbance from the B2/B8 uses the scheme should significantly lift the physical environmental quality of the area.

Access Issues.

There is an extant consent for the land to the west of Lock Lane for offices, which assumes a gross floor space of 23,225 sqm for traffic generation purposes. There is also a lapsed planning permission for the land to the east of Lock Lane for an

160 assumed B2/B8 development of 8547sqm. The current application includes both of the above sites and the applicant has agreed to limit the development such that the traffic generation will not exceed that which would be generated by the extant office permission. Both the Council and the Highways Agency have accepted that this level of traffic can be adequately accommodate on the highway network by agreeing to grant planning permissions for the office scheme in 2003, 2004 and 2005.

The largest amount of traffic would be generated if the site were all developed for offices. The previous assessment agreed as part of application 95/00285/OUT shows that an office development would add 444 vehicles to the local network during the morning peak. In advance of the construction of the Halfpenny Link (Magna Link) this is likely to lead to modest increases in the queues on all approaches to the junction 34S roundabout except Sheffield Road (north side). On this link the queue is expected to more than double, however queues on this approach are presently very short, and the increase is not considered to be sufficient to warrant a refusal of planning permission.

The Council’s Urban Traffic Control section monitors M1 junction 34(south) and adjusts signal timings to try and prevent queues. Queues do build up at times on the approaches to this roundabout, particularly on the motorway slip road in the morning peak and on Sheffield Road (south side) in the evening. The impact of this development will make this task more difficult, but UTC staff feel it will still be possible to operate the junction without causing serious disruption to the area.

Therefore it can be concluded that this proposal will not increase the traffic generation over and above that already agreed by recent permissions issued on the site and that this can be adequately accommodated on the network. It can be argued that this proposal represents an improvement in traffic generation terms as the agreed traffic limits are being applied to a larger development area than already has consent. A condition is proposed which will limit the mix of floor space for the remaining phases of development such that the traffic generation should not exceed the agreed levels. It is expected that the Highways Agency will confirmed that they do not wish to object to this proposal, their final views will be reported verbally at the Board meeting.

The Sheffield and Rotherham Transport Study proposed a number of transport improvements in order to facilitate economic regeneration and the development of derelict sites in the Don Valley and to improve access for public transport and reduce congestion. One of these is the construction of the Halfpenny Link (Magna Link) between Sheffield Road and Meadowhall way which is intended to relieve pressure on junction 34S, improve the potential for public transport and provide access to development land. Members at the Cabinet Board meeting on 8.4.2002 approved the preferred alignment for this link, which crosses the application site. This link has now been incorporated in the Lower Don Valley Vision and Masterplan study. Although it is not considered to be necessary to require this development to provide this link, it is reasonable to ensure that the development of the site does not prejudice its construction. A condition is therefore proposed which will ensure the proposed road alignment is not built on. However members

161 should be aware that the provision of the road is dependant upon a number of factors and it cannot be guaranteed that it will be constructed

There are bus stops along the site frontage and on the opposite side of Sheffield Road. In the order 17 buses per hour currently call at these stops during the daytime and more during the peak hours. Sheffield Road is part of the Rotherham to Sheffield Quality Bus Corridor where bus preference measures, including the provision of ‘real time’ bus information within improved bus shelters, is to be introduced. The Meadowhall Transport Interchange is 5 minutes bus ride from the site, which provides many additional bus services along with Supertram and rail connections.

The Tinsley Supertram stop is approximately 500m walking distance from the site along the canal towpath.

The applicants have agreed to enter into a S106 agreement to improve access by public transport, walking and cycling and introduce a residents parking scheme if necessary. These measures were agreed with the Council and Highways Agency in conjunction with previous permissions to develop a substantial part of the site for B1 Business development. The improvements comprise of the following;

Bus Preference Measures.

The applicant has agreed to fund bus shelters, pedestrian crossing facilities on Sheffield Road and works to provide “real time” information to the new shelters. The bus shelters and pedestrian crossing facilities will be provided before the occupation of any of the buildings with the “real time” information works being provided when the Passenger Transport Authority provides the other necessary equipment on the buses and at the control centre. The works will be funded to the tune of £49,000.

Pedestrian Improvements.

The applicant has agreed to carry out improvements to the surfacing and lighting of the canal towpath between the site and the Tinsley Supertram stop. It is hoped that this will help to encourage access to the site by Supertram. It will also benefit residents of Tinsley who use the tram. £35,000 will be provided for the towpath improvements.

Residents Parking.

In the event that constraining parking on the development site results in commuter parking in the residential areas on the south side of Sheffield Road, the applicant’s will fund a residents parking scheme. A sum of £100,000 has been agreed on the basis of £25 per dwelling for a period of 5 years for approximately 700-800 houses within 400m of the site. A monitoring scheme will need to be agreed to establish whether the parking scheme goes ahead.

162 Variable Message Signing.

In order to more effectively manage traffic on the main roads between junctions 33 and 34 and the outer ring road, a variable message signage system is proposed on the key routes. Given the additional traffic added by this development the applicant has agreed to contribute to one sign to be provided on the Rotherham side of the site. A contribution of £20,000 has been agreed which would be returned if a scheme has not been implemented within 10 years.

The detailed access arrangements for phase 1 of the scheme are considered to be satisfactory and will provide safe access to the highway. Parking is being provided at a ratio of 1 space per 45sqm, which is considered to be appropriate for this site given its accessibility by means other than the private car. A condition is also proposed to ensure that future office developments will not exceed this level of parking.

The first phase of development will provide a footpath link through the site to the Sheffield and Tinsley Canal. This will serve the public walking to the Tinsley Supertram Stop or Meadowhall along the towpath and also walkers and cyclists using the Canal and Riverside footpaths for recreation purposes. The current route to the canal is both indirect and unattractive as it runs to the rear of derelict shops fronting onto Sheffield Road. The first phase of development also makes provision for cycle parking and provides showers in the larger office units.

The scheme has been designed to provide access for people with disablitiies.

Landscaping.

The development area contains some poor quality scrub vegetation that has emerged since the site has been cleared. None of this is worthy of retention. The embankments down to the river and canal, (which have been included within the application site) are occupied by existing native vegetation and long grasses much of which is overgrown.

The landscaping proposals seek to conserve and enhance the better quality landscaping, create a new landscape setting where none exists and create better links to the waterside for the local community.

A minimum 7m wide landscape buffer is proposed along the Sheffield Road frontage. This will comprise of low sculptured mounds, an informal band of shrub planting, an avenue of trees and a tall hedge. The Sheffield Road footpath on the side of the development will be re-paved and new lighting provided.

Along the canal side frontage it is proposed to provide a surfaced footpath between the existing footbridge over the canal and the junction of the canal and river. The existing planting will be managed to soften the development and filter views. Along the river side frontage a new footpath will be constructed along the riverbank above flood levels. The existing riverside planting will be managed as above.

163 As part of the first phase of development a concrete platform that projects out from the canal bank will be improved and provided with a handrail to create a viewing platform for site workers over the canal.

The structure landscaping to be provided along the Sheffield Road frontage will have a significant positive impact on the appearance of the site and the locality. The residential area to the south side of Sheffield Road comprises of terraced streets with few street trees and open space areas. The proposals will create an attractive landscaped frontage to the development and will soften the appearance of the development, which will be beneficial given the urban character of the area and hostile environment created by traffic and the despoiled industrial land.

The landscaping proposals will maintain and enhance the ecological value of the canal and riverside frontage. This is consistent with the open space and green environment policies referred to above.

As part of the first phase it is propose to create a hard surfaced footpath along the south side of the canal which will then climb up the river bank and run along the top of the site along the river frontage. It is intended that this footpath will link back to Sheffield Road when the Halfpenny Link is constructed creating a circular recreational route. The application site is elevated above the canal and river and there will be pleasant views over these watercourses and of the attractive Halfpenny footbridge across the river. The creation of this footpath is consistent with UDP policies, which seek to enhance the recreational potential of the canal and river.

Design Issues.

At this stage detailed plans have only been submitted for the phase 1 office development. This has been designed with office buildings that address both the Sheffield Road frontage and the canal frontage. They have been positioned to reinforce the existing street pattern whilst creating a strong linkage with the waterside. The phase 1 office buildings are of high quality as they incorporate substantial areas of glazing and adopt a simple contemporary design approach. The landscaping to the site frontage and entrance is bold and will be created a strong landscape framework for the development and soften the appearance of the site.

Reclamation.

A contaminated land assessment and remediation strategy has not been submitted and therefore a condition is proposed to ensure satisfactory details are submitted. Concrete and masonry will be crushed on site and reused as a capping layer. The proposed finished ground levels will closely match the existing levels.

Flood Risk.

The application site is positioned well above the 1 in 100 year predicted flood levels and therefore is not at risk of flooding.

164 In order to reduce surface water run and hence flooding down stream the Environment Agency are seeking to reduce surface water run off from newly developed sites by 20%, where practical. The applicants consider that the proposed site development is likely to reduce the hard surfaced areas by at least 20% and thereby reduce the risk of down flooding. Conditions are proposed to ensure that a 20% reduction in run off will be achieved as a minimum. The applicants are also being encouraged to investigate sustainable urban drainage so that run off may be reduced further if practical.

Air Quality.

The application site is located on the edge of the M1 Air Quality Management Area, which includes the residential area on the south side of Sheffield Road. The main issue is the contribution to air quality of emissions from site traffic. An air quality study has assessed the worst-case scenario, which is a development that would maximise the generation of heavy goods vehicle movements to the site. This is because emissions from heavy goods vehicles are approximately 7 times greater than cars.

The results show that in the worst case the contribution from the site represents 1.5% of the total predicted contribution of Nitrogen Dioxide when measured as annual mean. The total emissions for the mixed use development are marginally higher (0.2%) when compared to that permitted for the extant B1 scheme. At most of the points where Nitrogen Dioxide is monitored in the area it is already above the annual mean air quality objective for Nitrogen Dioxide. Therefore the proposal could marginally worsen air quality over and above the permitted scheme.

The applicants have been asked to consider limiting HGVs operating from the site to those that produce lower emissions and reserving car parking spaces for low emission vehicles. Whilst the applicants are sympathetic towards the Council’s objectives of improving air quality they consider that limiting HGV’s operating from the site would be too onerous. Potential occupiers may well have vehicles of different ages and would not be able to meet such restrictions without either purchasing new vehicles or retrofitting existing vehicles. They consider that this would be likely to result in business examining alternative sites. They have however agreed to a condition that limits 10% of the parking spaces for the B2/B8 units to be reserved for low emission vehicles.

SUMMARY AND RECOMMENDATION

The proposed development is in accordance with the relevant planning policy for this site and will bring about the regeneration of a major derelict site that has blighted this area for some years. There will be significant economic regeneration benefits from developing a business park in one of the more deprived parts of the city. The scheme will also significantly improve the appearance of the locality and provide environmental benefits to the waterside including improved public access.

Planning conditions are proposed that will safeguard adjacent residents from noise. As the site is currently undeveloped there will inevitably be increased traffic and some worsening of air quality. The traffic generation will be no greater than that

165 already agreed for the recently permitted office scheme and the air quality may be marginally worse. However the traffic can be adequately accommodated on the adjacent highway network and the applicants have done all that can be reasonably expected in terms of encouraging access by none car modes. It is therefore concluded that the significant benefits of the scheme outweigh the traffic and air quality concerns and it is therefore recommended that planning permission be granted subject to a legal agreement to secure the following heads of terms.

Heads of Terms

A contribution of £35,000 for bus preference measures and pedestrian crossing facilities. A contribution of £35,000 for improvements to the canal towpath. A contribution of £20,000 for a variable message sign. A contribution of £14,000 for real time information in bus shelters. Provision for a residents parking scheme. A commitment to provide access from the Halfpenny Link road for the land to the east of the Link road and close vehicular accesses to Sheffield Road.

In the event that a satisfactory S106 agreement covering the Heads of Terms set out in the preceding paragraph in not concluded before the 20th March 2006 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

166

Case Number 06/00052/FUL

Application Type A Full Planning Application

Proposal Erection of 2 dwellinghouses and 2 flats

Location Land Adjacent To 226, City Road, Sheffield

Date Received 03/01/2006

Team CITY CENTRE AND EAST

Applicant/Agent J Murray

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 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 the appropriate quality of development.

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

To ensure satisfactory drainage arrangements.

4 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

167 5 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.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H5 - Flats, Bed-sitters and Shared Housing

Attention is drawn to the following directives:

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

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

168 Site Location

LOCATION AND PROPOSAL

The application site is located within a designated Housing Area and relates to a square plot of land, measuring approximately 22metres x 18metres. The land is currently overgrown and unkempt, with no means of vehicular access.

The land falls away along City Road, from the south-east to the north-east. The site is relatively flat when viewed from City Road before falling away approximately 2 metres to the rear.

To the south-east of the site is a two-storey block of flats with associated car parking. Adjacent to the site to the north-west is no. 226 City Road, a two-storey end terraced brick dwellinghouse. To the rear of the site, to the south-west are a number of residential properties which are set down approximately 2metres. There

169 are a row of two-storey terraces opposite the site along the adjacent side of City Road.

Planning permission is sought for the erection of 2 dwellinghouses and 2 flats with associated amenity space to the rear.

RELEVANT PLANNING HISTORY

There have been a number of planning applications submitted for this site:

Planning permission was refused in 1985 for a pair of semi-detached houses with garages. Application number 85/02071/FUL. Planning permission was granted conditionally in 1987 for the erection of 2 shop units with flat and storage. Application number 87/00497/FUL.

Planning permission was refused in 2001 for the erection of 4 flats in a 3-storey block with provision of car parking and amenity space. Application number 01/00030/FUL. An appeal was subsequently lodged and dismissed on design and privacy grounds.

An application for the erection of a 3 storey building to be used as 6 flats with associated parking was withdrawn in 1994. Application number 04/00284/FUL.

Planning permission was granted conditionally in 1995 for the erection of shop (Class A2) with 2 flats over. Application number 95/00562/FUL.

Planning permission was granted in 2006 for erection of 6 flats in 1 x 2/3 storey block. Application number 04/04470/FUL.

SUMMARY OF REPRESENTATIONS

One letter of representation have been received regarding this application. Issues raised are:

- Loss of views (This is not a relevant planning consideration). - Objection to tenure if rented and used for re-housing of asylum seekers (This is not a relevant planning consideration).

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Area, as defined by the Sheffield Unitary Development Plan. In accordance with Policy H10 the proposed residential use (Class C3) is the preferred use and is therefore acceptable in principle subject to conditions set out below.

Policy H14 requires new buildings to be well designed and in scale and character with neighbouring buildings and well laid out, not to be over-developed or deprive

170 residents of light, privacy or security, provide appropriate off-street parking and not endanger pedestrians, and not suffer from unacceptable air pollution.

Policy H5 states that flats would be acceptable provided that living conditions would be satisfactory for occupants of the accommodation and for their immediate neighbours, and appropriate off-street car parking is provided.

Design Issues

The proposed dwellings are considered to be acceptable in design terms. The buildings would be compatible with the character and built form of the immediate area. The existing street scene is made up of brick and stone fronted two-storey terraced properties with pitched roofs, front bay windows, sills and lintels and chimneys.

The proposed dwellings are two-storey high and are situated along the strong building line to the street frontage. The ridge height is stepped which reflects the existing properties along the street scene and details such as chimneys, bay windows and sills and lintels have been added to reflect the character of the area. Suitable materials can be secured by condition.

Effect on residential amenities

The proposed dwellings would be positioned such that there would be a distance of approximately 20 metres between the proposed dwellings and the rear elevations of the existing properties along Ingram Road. Advice contained within Supplementary Planning Guidance on Designing House Extensions requires a minimum distance of 21metres. Although this distance has not been achieved it is considered that the shortfall of 1metre would not cause a significant increased level of overlooking, such that a refusal could be justified. The existing row of terraced properties to the north-west including no. 226 City Road have between 16.5metres and 20metres between them and Ingram Road properties.

No. 133 and 135 Ingram Road have rear gardens, which are less than 10metres in length, however the proposal would achieve a garden length of 11ms which is in accordance with SPG requirements. It is acknowledged that a degree of overlooking would occur, by virtue of the topography. However, it is considered that with additional planting, the level of overlooking from within the garden could be reduced.

The orientation of the plot is such that no. 133 and 135 Ingram Road would not be suffer from a significant loss of daylight, The site is to the north, hence there would be no loss of early morning sunlight. The proposed dwellings would not have an overbearing impact on such properties given that there would be a distance of approximately 20metres.

On balance whilst the proposed development would contravene SPG in that 21 metres could not be achieved between main facing windows, this shortfall is not considered to be significant. Residents of no. 133 and 135 Ingram Road would not be adversely affected such that a refusal could be justified. It is not considered that

171 occupiers of the adjacent block of flats, situated to the south-east would be adversely affected by the proposed development. The nearest dwelling would be over 12metres away and there are no proposed side windows.

The proposal would also represent an effective re-use of land, which would otherwise be left to remain as an eyesore, which would be to the detriment of neighbouring residents.

Highway Issues

The proposed development does not incorporate any off-street car parking. Current highways guidelines suggest that 8 spaces should be provided. However, such requirements should only be used as a general guideline with each application being determined on its own merits. PPG13 states that Local Authorities should not set minimum number of parking spaces for particular types of development but any standards should relate to the maximum number of spaces.

Given its close proximity to the City Centre and the fact that it is situated on a main pubic transport route, the site is very accessible. The government advocates car- free developments, which would encourage alternative use of transport other than the car. The application site is constrained by its restrictive topography and neighbouring land uses and as such its redevelopment is challenging. To provide on-site car parking accommodation in not considered to be a realistic option, given the adverse impact on neighbouring properties and future occupants. Existing properties do not benefit from off-street parking. The impact on highway safety as a resulting from an increase in on-street parking is unlikely to be significant such that it would cause demonstrable harm, and that a refusal would be justified.

SUMMARY AND RECOMMENDATION

The site is located within an existing Housing Area, where the proposed development for 2 dwellinghouses and 2 flats, is a preferred use in accordance with Policy H10.

The redevelopment of the site to form residential accommodation would result in the removal of an eyesore. The proposed development is considered acceptable in design terms and would not compromise the character of the area, such that it would be injurious to the visual amenities of the locality.

Occupiers of existing residential properties to the rear would be subject to overlooking, and whilst this is not ideal, it is not considered that a refusal would be justified. The situation would be no worse than that exists at present at adjoining properties.

Whilst no off-street car parking is proposed, it is not considered that the increase in parking would be significantly detrimental to highway safety and given its close proximity to the city centre and public transport facilities, it offers an ideal opportunity to encourage car-free development.

172 The proposal is considered to be acceptable and is therefore recommended for conditional approval.

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Case Number 06/00103/FUL

Application Type A Full Planning Application

Proposal Conversion and extensions to form 5 residential units (St Celia House)

Location 65 Westbourne Road, Sheffield, S10 2QT

Date Received 17/01/2006

Team SOUTH

Applicant/Agent IJB Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 A sample panel of the proposed masonry to be used for the extension and for the infilling of windows identified on the approved plan(s) shall be erected on site and shall illustrate the colour, texture, bedding and bonding of masonry and mortar finish to be used, to match the existing house. 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. The development shall then be implemented in strict accordance with the approved details.

To ensure an appropriate quality of building works to this Grade II Listed Building, in accordance with Policy BE19 of the Adopted Unitary Development Plan.

3 The details, specifications and finish of the new windows, including elevations and sections, shall be approved in writing by the Local Planning Authority before the commencement of development. Drawings shall be of a minimum of 1:10 scale and shall include details of proposed section sizes at a minimum of 1:1 scale. [Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

174 To ensure an appropriate quality of building works to this Grade II Listed Building, in accordance with Policy BE19 of the Adopted Unitary Development Plan.

4 Notwithstanding the approved plans, prior to the commencement of development, further details of the surfacing, layout and marking to be used for the courtyard and parking area and the proposed allocation of spaces shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in strict accordance with the approved plans and thereafter maintained.

To ensure an appropriate quality of development within the Broomhill Conservation Area in accordance with Policy BE16 of the Adopted Unitary Development Plan.

5 The car parking accommodation provided in accordance with this application, as set out on the approved plans, shall be retained for the sole purpose intended and shall not be used for any other purpose.

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

6 Prior to the commencement of development, details of the proposed fencing to be installed along the boundary of the site, to replace the existing fencing, shall be submitted to and approved in writing by the Local Planning Authority. The fencing shall then be implemented in accordance with the approved scheme.

To ensure an appropriate quality of development within the Broomhill Conservation Area in accordance with Policy BE16 of the Adopted Unitary Development Plan

Attention is drawn to the following justifications:

BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE18 - Development in Areas of Special Character H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas

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Attention is drawn to the following directives:

1. Notwithstanding the approved plans, the applicant is advised that this permission does not confer consent for internal works to St Celia House for which a full Listed Building Consent application will be required and must be approved prior to commencement of development.

2. This permission does not confer Listed Building Consent for any works to the Listed Building for which a full Listed Building Consent application will be required and which must be approved prior to commencement of any development.

Site Location

176 LOCATION AND PROPOSAL

The application site comprises a prominent 2½-storey Victorian stone-built residential villa, currently comprising 5 flats, situated on the corner of Westbourne Road and Clarkehouse Road, directly opposite the Botanical Gardens. It is an attractive building with a number of projecting bays, both angular and curved, which extend to roof level. The elevations are extensively detailed, including a plaque of St Celia on the south-facing façade.

The house sits centrally within a large plot with the main façade set back a minimum of 10 metres from Clarkehouse Road and at least 6 metres from Westbourne Road. The front of the property is lawned whilst the rear and side yard is hard-surfaced in tarmac with four dilapidated stone built garages in the northeast corner of the site.

A solid stone wall with stone capping extends around the entire boundary of the site although the flank wall of the extension to 86 Clarkehouse Road also forms a section of the boundary wall. Along part of the Westbourne Road and Clarkehouse Road frontage a poor quality timber fence has been erected behind the stone wall.

Vehicular access to the site is achieved from Westbourne Road through a gap in the wall, which is decorated with stone piers.

St Celia House is located within the Broomhill Conservation Area and is also Grade II Listed.

PROPOSAL

This application has been substantially revised to address concerns regarding the impact of the original development on the Conservation Area and Listed Building and the quality of accommodation proposed. The following amendments have been made:

(i) The omission of the ‘Coach House’ – a separate 3 bedroom dwelling originally proposed in the location of the existing garages in the north-east corner of the site. The garages will remain in-situ. (ii) Amendment of the two-storey extension to St Celia House (The Cottage) to reduce its height and massing and the introduction of a tree guard to protect the adjacent Sycamore Tree; (iii) The omission of a dormer window to the south elevation, which was considered to detract from the character of the elevation, and therefore detrimental to the architectural interest of this Grade II Listed Building. It is to be replaced with a roof light.

The application now proposes the conversion of St Celia House to create 4 residential units – a 1 x 2 bed and 1 x 3 bed flat on the ground floor (including basement), a 1 x 5 bedroom flat on the first floor and a 1 x 5 bedroom flat within the roof space. In addition, it proposes the construction of a two-storey side extension to create an additional 1-bedroom unit (The Cottage). The Cottage is located adjacent to the main house in the position of the current single storey store,

177 which is proposed for demolition. It is designed with a pitched roof and includes a dormer window and roof lights to the south facing elevation to provide light to the accommodation within the roof space. It is to be constructed in natural stone with natural slate roof to match the existing house.

Externally, the application also proposes the replacement of existing dormer windows on each elevation, the installation of a new dormer window to the west elevation, new roof windows to the south, east and west elevations, remodelling of the roof to provide a new lantern light and infilling of modern windows inserted into the south and east elevations. Listed Building Consent is required for all works to the St Celia House, which has yet to be formally determined.

RELEVANT PLANNING HISTORY

The following planning history is relevant to the consideration of this proposal:

01/10116/LBC Demolition of 2 outbuildings, widening of vehicular access and internal alterations: granted

96/01382/LBC Demolition of outbuildings, courtyard, walls and garages, alterations and single- storey extension in connection with use of premises as vets practice. Refused: the use would detract from the residential character of the area and the height of the extension and width of the access would detract from the character of the Listed Building and visual amenities of the area.

96/01193/FUL Erection of boundary walls/alterations and erection of a single storey extension to the building for use as veterinary clinic and dwelling. Refused: as above. 91/1222P Use of dwelling as offices: granted conditionally.

SUMMARY OF REPRESENTATIONS

The application was advertised by way of site notice, press notice and neighbour notification letters. Three letters have been received from local residents of which two raise objections and the third raises concerns.

The two letters of objection raise the following issues:

· Over-development. · Development will exacerbate parking and traffic problems in the locality; would be better to retain the existing garage block rather than creating further residential development. · Concern with regard to the 2 x 5 bed flats and their potential use as student flats.

178 The third letter, from the adjoining occupier at 86 Clarkehouse Road, raises concerns about loss of views from a bedroom window and a fear that the window would look onto the flank wall of the [previously proposed] Coach House.

Highways Development Control: originally expressed concern with regard to the parking layout and the need for vehicles to exit and enter in forward gear. The applicant is submitting a revised parking layout and the revised response from Highways will be reported to Members at Planning Board.

PLANNING ASSESSMENT

The application proposes the extension and conversion of St Celia House to create 5 residential units. The principal issues to consider in the determination of this proposal are considered to be the following:

(i) Impact on the character of Broomhill Conservation Area (Policies BE15, BE16, BE17) and on the Grade II Listed St Celia House (BE19); (ii) Creation of additional housing units (H10, H5, H14) (iii) Traffic and parking considerations (Policy T25).

The Council is also required to consider responses received as a result of the consultation exercise.

In determining a proposal that affects a Conservation Area, it is necessary to consider S72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, which requires the local planning authority to have special regard to the desirability of preserving or enhancing the character or appearance of the Conservation Area. S66 of the Act relates to Listed Buildings and requires the Local Planning Authority to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

PPG15 ‘Planning and the Historic Environment’ provides the Government’s Guidance on proposals relating to Listed Buildings and Conservation Areas and seeks to protect historic buildings and the historic environment. It provides detailed advice on managing applications relating to Listed Buildings and Conservations Areas, the principles of which are incorporated into the relevant policies within the Unitary Development Plan.

Impact on the Broomhill Conservation Area and the Listed Building

Policy BE15 of the Adopted UDP relates to areas and buildings of Special Architectural and Historic Interest. It advises that development that would harm the character or appearance of Listed Buildings, Conservation Areas, or Areas of Special Character will not be permitted. Policy BE16 provides more specific advice on development in Conservation Areas and advises that permission will only be grated for proposals that contain sufficient justification to enable their impact on the area to be judged acceptable and where it would preserve or enhance the special character or appearance of the Conservation Area. With regard to Listed Buildings, Policy BE19 reflects the requirements of Section 66, as set out above. In all cases, a high standard of design is required (Policy BE18).

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This application proposes the extension and alteration of the Grade II Listed St Celia House as detailed above. The application has been amended to address the Council’s original concerns regarding the scale and principle of the Coach House and the height of The Cottage to the extent that it is now considered that the development will not harm the character or appearance of the Listed Building. It will, in fact, improve the state of the existing house through the replacement of windows that are currently in a poor state of repair, the bricking up of modern windows with appropriate matching materials and providing a more sympathetic material to the courtyard than the tarmac currently on site. The extensions and alterations will be constructed in materials that match the existing building and are sympathetic to its character, the details of which will be required as a condition of this approval.

Accordingly, it is considered that the development will both preserve and enhance the character of Broomhill Conservation Area. It is therefore considered to be in accordance with Policies BE15, BE16 and BE18 of the Adopted UDP and with the principles of S66 and S72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and PPG15 Planning and the Historic Environment.

Creation of New Housing

The application site falls within a designated Housing Area, as set out on the Proposal Map of the UDP. Policy H10 of the UDP advises that the preferred use within such areas is Housing (C3) and in this respect, the principle of development is acceptable. The scheme will provide a range of housing units of between two and five bedrooms, which will add to the mix of accommodation available within the locality, thus contributing to the development of sustainable communities.

Policy H14 relates to conditions on development in housing areas and principally seeks to ensure that they are well designed, deliver an appropriate quality of living accommodation and do not represent over-development. With specific regard to flats, Policy H5 advises that living conditions for occupants must be satisfactory and sufficient off-street parking must be provided.

The application has been revised to the extent the flats provided within St Celia House are of a good quality and provide a high standard of living accommodation. It is considered that the proposal does not represent over-development of the site and meets the objectives of Policy H14 and H5.

Traffic and Parking

Policy H14 of the UDP requires that development in housing areas provide safe access to the highway network and appropriate off-street parking. This application has been revised to omit the 3-bed unit previously proposed on the site of the existing garage, thus reducing the parking demand. The Council’s Highways Development Control Officer has advised that a total of 8 parking spaces would be appropriate for this site, which can be accommodated within the courtyard area. Accordingly, it is considered that the development provides sufficient off-street

180 parking. However, a revised parking layout has been submitted and Members will be updated on this issue at Planning Board.

RESPONSE TO REPRESENTATIONS

The objections from local residents principally relate to over-development and the impact on traffic and parking in the locality, issues that are sufficiently addressed in the report above and are principally addressed by the revised plans. However, the representations also express concern at the future potential occupiers of the building and nature of the accommodation as housing for rent for short-term lettings. The application advises that the applicant is experienced in providing high-quality rented accommodation for professional persons requiring short-hold tenancies, which is intended at this site. Whilst acknowledging that local residents may have concerns with regard to future occupiers, it is considered that the units would, in fact, enhance the mix of housing available in this area, and there is not a concentration of these uses in the locality. As such, there are insufficient grounds to refuse the proposal on this basis.

SUMMARY AND RECOMMENDATION

The principle of converting and extending St Celia House to create five residential dwellings is considered to be acceptable and will both preserve and enhance the character and appearance of the Broomhill Conservation Area and ensure that the features and setting of the Grade II Listed St Celia House are preserved. Accordingly, the application complies with the Council's Policies as out in the Adopted Unitary Development Plan and meets the objectives of S66 and S77 of the Planning (Listed Buildings and Conservation Areas) Act and of guidance contained within PPG15 Planning and the Historic Environment. The application is therefore recommended for approval subject to the conditions and in formatives set out below.

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Case Number 06/00150/CHU

Application Type Planning Application for Change of Use

Proposal Use of building as a restaurant (Class A3 use)

Location 125-129 London Road, Sheffield, S2 4LE

Date Received 17/01/2006

Team SOUTH

Applicant/Agent Mr Vacaas Jangir

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 hereby permitted is commenced, details of a system of apparatus for the arrestment and discharge of fumes or gases, shall be submitted to the Local Planning Authority. Upon arrival in writing of such equipment, the apparatus shall be installed, retained and maintained to the manufacturers instructions thereafter.

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

3 No movement, sorting, or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 23:00 hours and 07:00 hours.

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

4 No deliveries to the building shall be carried out between the hours of 23:00 to 07:00 Monday to Saturday and 23:00 to 09:00 hours Sundays and Public Holidays.

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

182 5 The building shall be used for the above-mentioned purpose only between 09:00 and 24:00 Sunday to Thursday and 09:00 and 02:00 Friday and Saturday.

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

Attention is drawn to the following justifications:

S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas

183 Site Location

LOCATION AND PROPOSAL

The property is located along a busy section of London Road, and was the former Boat World, an action/water sport shop. The site is located within the District Shopping Centre as designated within the adopted Sheffield Unitary Development Plan, and relates to a two storey mid-terraced unit in a parade of approximately a dozen units between John Street and Hill Street. There is no curtilage to the building.

The property appears to be vacant at present, with a previous use as class A1. Within this parade of units, both immediately adjacent properties are public houses. The property is located along a busy stretch of London Road, which carries a high volume of traffic during the day and evening.

The proposed alterations would result in the creation of a Class A3 use.

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RELEVANT PLANNING HISTORY

There is no relevant planning history to this site.

SUMMARY OF REPRESENTATIONS

There have been no representations received to date regarding this application.

PLANNING ASSESSMENT

Policy Issues

The site is located within a designated District Shopping Centre as identified within the Sheffield Unitary Development Plan (UDP). In accordance with the provisions of Policy S7 (Development in District and Local Shopping Centres) the proposed use is considered to be acceptable in principle. However notwithstanding this the provisions of Policy S10 (Conditions on Development in Shopping Areas) of the UDP must be met. Of particular relevance in the assessment of this particular application are subsections (a) not lead to a concentration of uses which would prejudice the dominance of preferred uses in the Area, (b), which refers directly to residential amenity and (f), which refers to transport/highway safety matters; thereof.

Dominance of Preferred Use

The preferred use in this Local Shopping Area is retail (Use Class A1). Whilst food and drink outlets are an acceptable use in principle, specific circumstances may dictate that such uses are unacceptable i.e. if there is a concentration of non-retail uses (Use Class A1), which, may be deemed to harm the vitality of the shopping centre.

The Council’s occupancy figures show, that as of 2005, the London Road District Shopping Centre has 43% of its units as A1, 6% as A2, 30% as A3/A4/A5, 15% vacant and 6% others. Therefore a change of use would exacerbate the lack of dominance in the centre.

However, there are material considerations for allowing a change of use. The proportion of units that are vacant in London Road exceeds the average for district centres. In these circumstances, it is important to ensure that properties are occupied by businesses.

PPS6 notes that ‘Where existing centres are in decline, local planning authorities should assess the scope for consolidating and strengthening these centres by seeking to focus a wider range of services there, promote the diversification of use’.

Furthermore, the assessment of floor space in the shopping centre shows, 80% A1, 2% A2, 8% A3/A4/A5, 8% vacant and 1% others. Therefore with 80% floor space at A1, it is considered that the London Road district shopping centre would

185 still maintain its primary function as a retail centre, A1, furthermore the application site is not within the area that has been informally identified as the ‘core area’ of London Road - between 183-221 London Road.

It is considered that the proposed change of use would not prejudice the dominance of retail uses in this part of the local shopping area and complies with Policy S10 (a).

Impact on the Change of Use on Residents

The nearest residential properties from the application site are the flats above both of the adjacent public houses. Any likely impact upon residential amenities will therefore be measured primarily against these properties.

London Road is one Sheffield’s busiest main roads and therefore, generates a considerable about of ambient noise immediately adjacent to the site and the first floor flats. Furthermore, the existing flats are above public houses, which in them selves create an about of ambient noise. Therefore customers arriving, dining, and leaving the application properties are not considered to be detrimental to the occupiers of the surrounding residential properties.

Details of the flue extractor system are to be controlled under a condition, and subject to the Local Planning Authorities satisfaction.

The applicant has indicated that the likely hours of operation for the proposal is Sunday-Thursday 9am-12am, and Friday-Saturday 9am-2am. It is therefore considered appropriate to impose a condition restricting such hours.

Highway Issues

As highlighted previously in this report, London Road is one of Sheffield’s busiest roads. No off street parking is available, and double yellow lines run along the entirety of this parade of shops between John Street and Hill Street. However, the site is located within a reasonable walking distance of the City Centre and also that the site is well served by frequent public transport. Therefore it is considered that the change of use would be acceptable in highways term.

SUMMARY AND RECOMMENDATION

This application is for a change of use from a vacant unit, to a Class A3 restaurant. The principle of the use is considered to be acceptable when measured against policies S7 and S10 of the adopted Sheffield Unitary Development Plan. The proposal is unlikely to cause detrimental harm to the living conditions of existing nearby residents or to adversely affect the free and safe flow of traffic on the highway.

For the reasons outline above, planning permission is recommended for approval for this application.

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