SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate REPORT TO NORTH AND WEST PLANNING AND DATE 16/06/2009 HIGHWAYS AREA BOARD REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS SUMMARY RECOMMENDATIONS SEE RECOMMENDATIONS HEREIN THE BACKGROUND PAPERS ARE IN THE FILES IN RESPECT OF THE PLANNING APPLICATIONS NUMBERED. FINANCIAL IMPLICATIONS N/A PARAGRAPHS CLEARED BY BACKGROUND PAPERS CONTACT POINT FOR John Williamson TEL 0114 2734944 ACCESS NO: AREA(S) AFFECTED CATEGORY OF REPORT OPEN 2 Application No. Location Page No. 09/01269/OUT 38 Ranmoor Cliffe Road 5 Sheffield S10 3HB 09/01188/FUL 6 Den Bank Drive 18 Sheffield S10 5PE 09/01062/FUL 5 Riverdale Drive 24 Sheffield S10 3FY 09/00762/CHU 124 & 126 Halifax Road 34 Wadsley Bridge Sheffield S6 1LH 08/04967/FUL Site Of Maples Garden Centre 38 Hollin Busk Lane Sheffield S36 1QP 08/02703/FUL Land And Buildings Including Corus And 53 Outokumpu Works, Ford Cottage 23 Ford Lane, 452-462 Manchester Road, Town Hall Manchester Road, Town Hall House Manchester Road And 1 Hunshelf Road Hunshelf Road Stocksbridge Sheffield 3 4 SHEFFIELD CITY COUNCIL Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 16/06/2009 LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION *NOTE* Under the heading “Representations” a Brief Summary of Representations received up to a week before the Area Board date is given (later representations will be reported verbally). The main points only are given for ease of reference. The full letters are on the application file, which is available to members and the public and will be at the meeting. Case Number 09/01269/OUT Application Type Outline Planning Application Proposal Erection of dwellinghouse (Re-submission 08/05576/OUT) Location 38 Ranmoor Cliffe Road Sheffield S10 3HB Date Received 23/04/2009 Team SOUTH Applicant/Agent Mr Steve Coupland 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 Appearance, Layout and Landscaping (matters reserved by this 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 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. 5 In order to comply with the requirements of the Town and Country Planning Act. 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 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 dwelling 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 purpose intended. In the interests of traffic safety and the amenities of the locality. 5 Unless otherwise indicated on the approved plans no tree, shrub or hedge shall be removed or pruned without the prior written approval of the local planning authority. Any removal that is agreed shall be carried out outside the bird breeding season at a time submitted to and agreed in writing by the Local Planning Authority by the Local Planning. In the interests of the amenities of the locality and in the interests of ecological protection. 6 Before any work on site is commenced, measures to protect the existing trees, shrubs, hedges to be retained, in accordance with details which shall be submitted to and approved by the Local Planning Authority These measures shall include a construction methodology statement and plan showing accurate root protection areas and the location and details of protective fencing and signs. Protection of trees shall be in accordance with BS 5837, 2005 (its replacement) and the protected areas shall not be disturbed, compacted or used for any type of storage or fire, nor shall the retained trees, shrubs or hedge be damaged in any way The local Planning Authority shall be notified in writing when the protection measures are in place and the protection shall not be removed until the completion of the development unless otherwise agreed in writing. In the interests of the amenities of the locality. 7 The existing boundary wall fronting Ranmoor Cliffe Road shall be retained unless otherwise agreed in writing by the Local Planning Authority. In the interests of the amenities of the locality. 6 8 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 dwelling 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: 1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan and adopted Core Strategy set out below: H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas GE11 - Nature Conservation and Development GE15 - Trees and Woodland and to all relevant material considerations, including Supplementary Planning Guidance. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220. 7 Site Location LOCATION AND PROPOSAL The applicant is seeking outline consent for a single dwelling in the front garden of No 38 Ranmoor Road. The applicant is seeking consent for access and scale with all other matters reserved. The existing property on site is well set back from the highway and has garden area to the front and rear. The neighbouring properties are set forward and acknowledge the street scene. The garden of the application site is set approximately 2 metres higher than the highway and is landscaped to the front. Mature trees exist in the highway to the front of the site. The existing site is accessed via a single access point on the left hand side of the site frontage. The site is located in the Ranmoor Conservation Area. 8 RELEVANT PLANNING HISTORY Two previous applications have been considered for the enlargement of the existing house which are detailed below; 03/01979/FULTwo-storey side extension to dwellinghouse, alterations to roof and erection of detached double garage was refused 21.01.2004 04/00616/FULAlterations and extensions to dwellinghouse and erection of detached double garage and store within the site was granted 19.04.2004 Full or Outline consents have been granted on this site in 1988, 1993,1998,2002 and 2005 for a single dwelling house. Last year an application 08/05576/OUT for the erection of dwellinghouse was withdrawn on 29.12.2008 SUMMARY OF REPRESENTATIONS 32 letters of objection have been received raising the following concerns; Comment is made about the merits previous extension to the existing dwelling and planning history with regards to outline permissions. Comment is made that the previous outline consents were granted when the original dwelling was smaller, and the nature of the site has changed so that the site is developed to an extent that any further development would compromise the spirit of the conservation area and result in overdevelopment. Comment is made that the houses are evenly spaced with one house per plot (in larger plots) and the architectural and historic quality, character and coherence of the properties are specific feature of the Conservation Area The development would result in two large houses with small gardens on the same plot which would fail to preserve or enhance the Conservation Area. Concern is raised regarding loss of green space and vegetation / trees which has a high amenity value and is a fundamental characteristic of the area, contrary to policy BE16( Development in Conservation Areas) and the visual appearance of the road. Concern is raised regarding the incremental erosion of these green spaces Comment is made that the scheme is contrary to Policy H14 ( C ) as it represents a loss of amenity in terms of loss of privacy and light to neighbouring properties. The scheme is overdevelopment and would harm the amenity of the area. Concern is raised as the site is directly opposite the Ranmoor Cliffe Rookery, one of the largest rookeries in Sheffield and a natural History landmark. Reference is made to policies BE6, GE11 and GE13 Concern is raised regarding