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Sheffield City Council Planning Application

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Sheffield City Council Planning Application SHEFFIELD CITY COUNCIL PLANNING APPLICATION 08/02594/OUT PROPOSAL: Demolition of existing buildings and erection of mixed use development comprising employment and business facilities (Use Class B1), residential accommodation (including serviced apartments) (C3), hotels (C1), commercial office floorspace (A2), food and drink facilities (A3, A4 and A5), community and civic facilities (D1), leisure uses (D2), retail floorspace (A1), and ancillary commercial and non-commercial uses, car parking spaces (including multi-storey car parking), public and private open space, and landscaping, highways, access and engineering works ADDRESS: Land and Buildings at Weir Head Carbrook Street Meadowhall Way Meadowhall Drive and Weedon Weedon Street Sheffield 1. LOCATION AND PROPOSAL Site Location and Description The application site occupies an area of approximately 25 hectares. It is located in the lower Don Valley which is predominately industrial and commercial in character. Meadowhall shopping centre adjoins the site to the north, the southern boundary of the site is formed by the river Don with Jessop Riverside Business Park and the huge Forgemasters River Don Works located on the opposite bank of the river. The western boundary of the site is also formed by the river Don whilst to the east there is the Howco engineering works and Carbrook offices. The site mainly comprises of vacant land although there are some large, mainly unused, workshops on part of the site adjoining Weedon Street. It incorporates a substantial section of railway embankment and a section of the Five Weirs Walk between Carbrook Street and the Meadowhall Way. Other than the railway embankment the site is relatively flat. The vegetated areas are located on the railway embankment and on land immediately adjoining the Five Weirs Walk and river. Application Submissions The application is in outline with all matters of detail reserved for future approval. The application is supported with an Environmental Statement. Outline applications have to provide sufficient information to enable the planning authority and community to understand the nature of the development and the likely impacts. The applicant has therefore submitted a series of parameters plans with associated regulatory text, (regulatory text provides further clarification and explanation of the information contained in the parameters plans) that defines the limits of the development proposed. These show the site boundary, the maximum footprint of development, the uses proposed and maximum and minimum amount of floor space to be developed, the maximum building heights and the zones within which access and egress points will be located. A design code is proposed which proposes a framework for guiding the detailed design of the development. The Environmental Statement assesses the impact of the scheme under different chapter headings and puts forward proposals for mitigating the impact. The parameters plans and regulatory text, the design codes, the mitigation proposals and planning conditions and legal agreements will define the development permitted and the constraints of how the site can be developed. Indicative Masterplan and Proposed Development The applicants have prepared an indicative Masterplan. They have adopted a series of principles that have underpinned the development of the Masterplan. These are: - Making it Green; - Making it Connected; - Making Places and Creating Destinations; and - A Statement of Innovation and Success. The site has been divided into a series of plots numbered 1-5 and illustrated in Appendix 1. Plot one will be predominantly residential use with office and possibly some small scale retail, leisure, food and drink and community uses. Plot 2 will be a mixed-use neighbourhood centre combining a range of uses at the heart of the scheme including residential, office, hotel, local retail, leisure, food and drink and community uses. Plot 3/4 will be predominantly developed for offices and some residential, ancillary retail, leisure, food and drink uses. Plot 5 will be either office or hotel use. The parameters plans define the maximum and minimum amounts of floor space that can be developed for different uses across the whole site and on a plot by plot basis. There is an overall floor space cap of 210,140 sqm of development. Within this the office floor space will range from 60,000 sqm to 120,000 sqm. There will be between 800 and 1300 dwellings, and between 2000 sqm and 2499 sqm of retail floor space. Between 2000 sqm and 6,600 sqm of food and drink, financial and professional services offices, community and leisure uses and proposed and there may be a hotel of up to 10,000 sqm. The maximum number of car parking spaces is 2818. The parameters plans allow for a large degree of flexibility such that the range of uses and amount of floor space that can be developed on individual plots can vary between the maximum and minimum floor space caps. Appendix 1 shows the plot by plot breakdown of uses by maximum and minimum floor space. An indicative layout has been submitted which illustrates one way of developing the site, see Appendix 1. It shows one way in which the site could be developed incorporating the maximum office floorspace. Plot 1 is shown as largely residential with housing provided in perimeter blocks with private/shared space in courtyards. Public open space is provided next to the river and Weedon Street, incorporating the Five Weirs Walk, children’s play facilities and informal recreation space. Offices are proposed along part of the Carbrook Street frontage to provide a buffer between the residential uses and the Howco Works. A flood relief channel connects the River Don between Weedon Street Bridge and Meadowhall Way Bridge. A new dual carriageway links Weedon Street and Meadowhall Way. Plot 2 is shown as a neighbourhood centre incorporating retail, food and drink, community hotel and apartments. A central public space is shown surrounded by the other uses. Plot 3/4 is illustrated as being developed for a campus style office development with a series of office buildings around a central water feature. Multi- storey car parking is cut into the railway embankment. Plot 5 is part of a larger plot that already has permission for a series of car showrooms. The indicative layout shows this plot being developed for a free standing office building or hotel. The scheme has been designed to accommodate a potential office occupier with a requirement for approximately 60,000 sq m. 2. SUMMARY OF REPRESENTATIONS Neighbouring business and residents of the nearest properties in Brightside were consulted directly by letter, (approximately 650 letters were sent out). Community groups, Area Co-ordinators and Ward Councillors were also consulted in the Darnall, Tinsley and Brightside areas. The adjoining authorities of Rotherham and Barnsley were consulted and letters were sent to the local MPs. Copies of the Environmental Statement were displayed at Darnall Library and the Central Library in addition to First Point. Site notices were also erected around the site and the application was advertised in the press. The appropriate technical consultations were undertaken both within and external to the Council. Yorkshire and Humber Assembly Yorkshire and Humber Assembly have advised that they would only wish to see an initial phase of office development of 60,000 sqm to be delivered in order to ensure that the City Centre is the focus for office development. Any additional phases should be subject to monitoring of the performance of the City Centre office market. They support the development of a high quality ‘campus style’ office development suitable only for large occupiers who could not be accommodated in the City Centre. They consider that if it were available to a number of smaller or medium sized users it would be contrary to policies that seek to ensure the City Centre is the prime focus for offices. They consider the retail element of the scheme should be limited to convenience shopping that is ancillary to the development and that it should be physically separate from Meadowhall Shopping Centre so that there is no functional retail link between the two sites. The Assembly consider it is important that the development secures an appropriate mix of housing and proportion of affordable units taking into account RSS policies that suggest between 30-40% of affordable units should be provided, and the Council’s housing needs assessment. Parking levels should be in line with or lower than RSS guidance and the Council should impose a condition to ensure the detailed design and layout facilitates the efficient use of nearby public transport by walkers and cyclists. Details should also be provided of how at least 10% of on site renewable energy will be secured. Yorkshire Forward Yorkshire Forward considers this proposal is not consistent with securing the regeneration of the City Centre and establishing it as the main location for office development. They do however recognise that the development will regenerate the site and could act as a catalyst for wider regeneration along with ensuring that there are a broad range of offices for local businesses and inward investors. They find it difficult to support the scale of development proposed because of the potential impact on the City Centre. They are aware of interest in this site by a major investor and the negative impact it would have on the City if this investment was lost. Given this, they support the proposal provided that there is a contractual commitment between the applicant and the investor and there are no suitable City Centre sites. As the major investor would not take up all the office space the development should be phased to ensure that a 65%/35% City Centre/out of town split of office development is secured before further out of town development is allowed to proceed. If the single investor does not go ahead at this location they consider the level of office space is inappropriate.
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