For and on behalf of David and Stephanie Wosskow PLANNING STATEMENT Land at the rear of 45 Dore Road, Sheffield Prepared by DLP Planning Ltd Sheffield January 2021 YK5518/1P Land at the rear of 45 Dore Road, Sheffield January 2021 Planning Statement Beth Evans Prepared by: BSc MSc MRTPI Senior Planner Jim Lomas Approved by: BA (Hons) MRTPI Regional Director Date: January 2021 DLP Planning Ltd Ground Floor V1-Velocity Tenter Street Sheffield S1 4BY Tel: 01142 289190 DLP Consulting Group disclaims any responsibility to the client and others in respect of matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence. This report is confidential to the client and DLP Planning Ltd accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk. 2 YK5518/1P Land at the rear of 45 Dore Road, Sheffield January 2021 Planning Statement CONTENTS PAGE 1.0 INTRODUCTION ............................................................................................................ 4 2.0 SITE DESCRIPTION ...................................................................................................... 6 3.0 PROPOSED DEVELOPMENT ....................................................................................... 9 4.0 PLANNING POLICY CONTEXT ................................................................................... 14 5.0 MATERIAL CONSIDERATIONS .................................................................................. 27 6.0 CONCLUSION .............................................................................................................. 52 3 YK5518/1P Land at the rear of 45 Dore Road, Sheffield January 2021 Planning Statement 1.0 INTRODUCTION 1.1 This Planning Statement has been prepared by DLP Planning Ltd (“DLP”) on behalf of David and Stephanie Wosskow (“the Applicant”) in support of a full planning application for the erection of two residential dwellings following demolition of existing garden chalet to facilitate access at land at the rear of 45 Dore Road, Sheffield, S17 3NA (“the site”). 1.2 By way of background, an application for the erection of three residential dwellings following demolition of the existing garden chalet to facilitate access at the site was refused by Sheffield City Council on 30 October 2020 (reference: 19/03983/FUL). The application was refused under delegated powers, and the decision notice listed two reasons for refusal, as follows: 1) The Local Planning Authority considers that the layout and general form of the proposed 3 new dwellings will result in a scheme that is totally out of character with the general layout and form of existing residential properties in the immediate area and on this section of Dore Road, and as such, this development will be contrary to Policy CS31 of the Sheffield Core Strategy which seeks to ensure that the prevailing character of residential suburbs in the south-west area of Sheffield is sympathetically maintained. In addition to Policy CS31, the proposal would also conflict with Paragraph 127 of the National Planning Policy Framework (NPPF) which seeks to ensure that new developments are visually attractive as a result of good architecture, layout and, are sympathetic to local character. 2) The Local Planning Authority considers that the proposed first-floor gable-end windows to each of the master bedrooms would, because of their close proximity to the boundary, result in direct overlooking and loss of privacy to the occupiers of neighbouring property (at no. 47 Dore Road), and as such, the proposal would be contrary to Policies BE5 and H14 of the Sheffield Unitary Development Plan and also contrary to Guideline 5 of the adopted 'Designing House Extensions' Supplementary Planning Guidance (SPG). The proposal would also conflict with Paragraph 127 of the National Planning Policy Framework (NPPF) which seeks to promote health and well-being with a high standard of amenity for existing and future users. 1.3 It is the Applicant’s position that this decision was erroneous and that there are compelling 4 YK5518/1P Land at the rear of 45 Dore Road, Sheffield January 2021 Planning Statement grounds to contest the reasons for refusal. An appeal has therefore been submitted in this regard. Notwithstanding this, this current application comprises a revised scheme, reducing the number of proposed dwellings to two, whilst responding to the previous reasons for refusal. 1.4 This Statement will set out the site context and details of the proposed development, assess the proposal against national and local planning policies and objectives and also address all other material planning considerations. Ultimately, it will demonstrate that the proposed development is acceptable in the context of national and local planning policy and guidance. 1.5 This Statement should be read alongside the host of supporting documents submitted with the application, as follows: • Application Form and Certificate; • Full Suite of Planning Drawings; • Topographical Survey; • Design Statement; and • Tree Survey. 1.6 Section 2 of the report provides a description of the site and surrounding area, including details of associated planning history. Section 3 provides a description of the proposed development; Section 4 reviews relevant national and local planning policy; Section 5 considers the key planning issues relevant to the application; and Section 6 provides conclusions. 5 YK5518/1P Land at the rear of 45 Dore Road, Sheffield January 2021 Planning Statement 2.0 SITE DESCRIPTION 2.1 The application site comprises land to the rear of 45 Dore Road, Sheffield, S17 3NA, as shown in the map extract below (Figure 1). Figure 1. Aerial View of the Site (Source: Google Maps) 2.2 45 Dore Road itself is a two-storey detached dwelling set back from Dore Road by approximately 25 metres and is defined by a low stone wall with a separate ‘in and out’ vehicle access serving a looped driveway. The front garden area is landscaped with a range of trees and shrubs. The rear garden comprises of a rear patio/terrace area and a garden area incorporating areas of lawn and planting. The property has been significantly extended in the past and, there are a range of domestic outbuildings in the rear garden (i.e. a shed, greenhouse and a large wooden summerhouse). 2.3 The application site is approximately 0.4ha in size and is relatively level, with only a very gentle downward slope from north to south and west to east. 2.4 The site is located entirely within Flood Zone 1 on the Environment Agency’s Flood Map, which means that the site has a less than 1 in 1,000 annual probability of river or sea flooding. The site is also located in an area at very low risk of surface water flooding on the Environment Agency’s Flood Map, which means that each year, the site has a less than 0.1% 6 YK5518/1P Land at the rear of 45 Dore Road, Sheffield January 2021 Planning Statement chance of surface water flooding. It is of note that the National Planning Practice Guidance sets out that residential development is an appropriate land use in Flood Zone 1 (Paragraph 066, reference ID 7-066-20140306). 2.5 The site is not located within or adjacent to the boundary of a Conservation Area, and there are no listed buildings or scheduled monuments on the site or in close proximity to the site. 2.6 In terms of the surrounding area, the characteristics of are entirely residential in nature. The appeal site is bound by existing residential properties at either side (43 and 47 Dore Road) and also at the rear (29 and 31 Cavendish Avenue). There are also residential properties opposite the appeal site, along Dore Road. Planning History 2.7 From a review of the Council’s online register of planning applications, there is the following planning history for 45 Dore Road, as set out in Table 1 below. Application Reference Proposal Decision 19/03983/FUL Erection of three Refused – 30 October 2020 dwellinghouses including demolition of existing garden chalet to facilitate access 80/02826/FUL Alterations and extension to Granted conditionally – 26 be used as dwellinghouse November 1980 and garage 80/01889/FUL Alteration and extension to Granted conditionally – 9 dwellinghouse incorporating July 1980 a covered swimming pool 80/01104/FUL Alterations and extension to Refused – 29 April 1980 house and covered swimming pool Table 1. Planning History 2.8 As noted above, this application is a re-submission of planning application ref. 19/03983/FUL which was refused on 30 October 2020 for the following reasons: 1) The Local Planning Authority considers that the layout and general form of the 7 YK5518/1P Land at the rear of 45 Dore Road, Sheffield January 2021 Planning Statement proposed 3 new dwellings will result in a scheme that is totally out of character with the general layout and form of existing residential properties in the immediate area and on this section of Dore Road, and as such, this development will be contrary to Policy CS31 of the Sheffield Core Strategy which seeks to ensure that the prevailing character of residential suburbs in the south-west area of Sheffield is sympathetically maintained. In addition to Policy CS31, the proposal would also conflict with Paragraph 127 of the National Planning Policy Framework (NPPF) which seeks to ensure that new developments are visually attractive as a result of good architecture, layout and, are sympathetic to local character. 2) The Local Planning Authority considers that the proposed first-floor gable-end windows to each of the master bedrooms would, because of their close proximity to the boundary, result in direct overlooking and loss of privacy to the occupiers of neighbouring property (at no. 47 Dore Road), and as such, the proposal would be contrary to Policies BE5 and H14 of the Sheffield Unitary Development Plan and also contrary to Guideline 5 of the adopted 'Designing House Extensions' Supplementary Planning Guidance (SPG). The proposal would also conflict with Paragraph 127 of the National Planning Policy Framework (NPPF) which seeks to promote health and well-being with a high standard of amenity for existing and future users.