SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate REPORT TO CITY CENTRE AND EAST DATE 13/09/2004 PLANNING AND HIGHWAYS AREA BOARD REPORT OF HEAD 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 Chris Heeley TEL NO: 36141 AREA(S) AFFECTED CATEGORY OF REPORT OPEN 2 Application No. Location Page No. 03/03073/FUL Asda Handsworth Road Sheffield S13 9BN 6 03/03087/FUL Asda Handsworth Road Sheffield S13 9BN 10 04/00445/CHU 89 Old Retford Road Sheffield S13 9QY 18 04/01416/FUL Former Firth Park School Site Barnsley Road Sheffield 22 04/01436/CAC Land Adjoining 192 Shoreham Street And St Marys Road And Site Of Shoreham House, 25 Shoreham Street, St Marys Road And Brittain Street Sheffield 04/01437/FUL Land Adjoining 192 Shoreham Street And St Marys Road And Site Of Shoreham House, 27 Shoreham Street, St Marys Road And Brittain Street Sheffield 04/01837/FUL Site Of Hope Works, 17-39 Mowbray Street 45 Sheffield 04/01871/CAC Site Of Hope Works, 17-39 Mowbray Street Sheffield 62 04/02221/FUL 121 Duke Street Sheffield S2 5QL 64 04/02674/FUL Site Of Bowling Green At Tinsley Recreation 70 Ground Norborough Road Sheffield 04/02748/FUL Land At Arundel Gate And Norfolk Street Sheffield 79 04/02907/LBC 34 Gell Street Sheffield S3 7QW 87 04/02908/FUL 34 Gell Street Sheffield S3 7QW 90 04/03128/FUL Site Of No.2 Fife Street Sheffield S9 1NJ 96 3 04/03135/FUL Land At Plot Z Sheffield Airport Business Park Europa Link Sheffield 101 4 5 SHEFFIELD CITY COUNCIL Report Of The Head of Development Services, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 13/09/2004 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 03/03073/FUL Application Type a Full Planning Application Proposal Construction of colleague car park and means of vehicular access (As amended 1st June 2004) Location Asda Handsworth Road Sheffield S13 9BN Date Received 13/08/2003 Team CITY CENTRE AND EAST Applicant/Agent Hepher Dixon Ltd Recommendation Refuse For the following reason(s): 1 The Local Planning Authority consider that in the absence of a Travel Plan relating to the operations of the supermarket/food store that the additional car parking is intending to serve, the applicant has failed to demonstrate that the development will meet the sustainable transport objectives set out in PPG 13 'Transport' and similarly does not meet the aims of Supplementary Planning Guidance to the Unitary Development Plan for Sheffield 'Guidelines for the Preparation of Transport Assessments and Travel Plans'. 6 Site Location 109.4m 1 8 9 H A N D S W O R T H R O A D B M 1 2 1 0 1 1 . 9 8 m 112.9m L( 115.7m D A O R K R A P D N O M H IC R 112.0m Government Buildings LOCATION AND PROPOSAL The application site is located on the northern side of Richmond Park Road, and consists of a currently unused area of land, with a brick wall and railing boundary treatment along the Richmond Road frontage, with tree planting within the site at the rear of the wall. The ASDA supermarket lies to the east, with an industrial unit to the southwest. The proposal seeks Planning Permission for the construction of an 81-space car park for ASDA, for staff parking. It would connect to the store via a stepped pathway. It is proposed to provide access and egress to the car park via a single entrance/exit point on Richmond Park Road. A supporting statement relating to Transportation was submitted with the application. Members may recall that this proposal formed part of a previous application which also included the provision of a new access road to the store car park, taken from the Parkway slip road. This application (Ref:03/01139/FUL) was withdrawn by the applicant in July 2003. 7 RELEVANT PLANNING HISTORY Outline Planning Permission was granted for the development of a public house, and a fast food restaurant on a site at the junction of Handsworth Road and Richmond Park Road in April 2000. Subsequently, Reserved Matters approvals have been given to both the public house (March 2002), and to the fast food restaurant (October 2000). The proposed staff car park sits on the site of the proposed public house. SUMMARY OF REPRESENTATIONS No representations have been received following publicity given to the proposals. PLANNING ASSESSMENT Policy Issues The site is identified by the Unitary Development Plan for Sheffield as being within a Fringe Industry and Business Area. Within such areas Policy IB6 states that car parks are acceptable land uses. Policy IB9 requires that new developments in such areas should not cause local residents to suffer unacceptable living conditions, and should provide safe access to the highway network, with appropriate parking levels. These issues are considered in detail below. Highways and Transportation Issues The applicant has demonstrated that peak traffic movements from the car park will be less than those permitted within the Planning Permission for the development of a public house on the site. The proposed access arrangements are considered to be acceptable, and the proposed layout is also satisfactory. The proposed car park will however increase car parking provision for the operation of the ASDA store, not provide parking for a new and separate facility such as the public house. When taking account of proposals that have been submitted in parallel with this application, for the provision of a new access road and alterations to the existing car park, the net increase will be 50 spaces. It should however be noted that the applications relate to entirely separate schemes and there is no guarantee that both would be implemented. The possibility of an increase in parking at the store of 81 spaces, without subsequent reduction elsewhere therefore exists. Any such increase in car parking provision should be justified by consideration of the relevant floorspace levels of the store. The retail floorspace within the store has considerably increased following the recent introduction of a 8 mezzanine floor (without the need for planning permission). The total floorspace of the store (approximately 12900 square metres) is now such that an increase of 50 spaces would result in overall car parking levels that are within the maximum parking guidelines as set out in the UDP, and within Government Guidance (PPG 13 Transport) for a store of the size that has now been created. The level of parking proposed is therefore considered to be acceptable. However the additional spaces are only considered to be justifiable in terms of both UDP and PPG 13 guidelines when taking account of the increased floor area. In the absence of the additional floor area, an increase in parking provision could not be justified. A store of the size that has now been created, and with such a substantial level of car parking provision creates potential for significant impacts on the local area in terms of travel. It is therefore considered reasonable, in a situation where a further 50 (or potentially 81) spaces are being created, for the implementation of a Travel Plan to be required of the applicant. Travel Plans are promoted by PPG 13 as a method of encouraging amongst other sustainable transport initiatives, reduced car usage, increased use of public transport, walking and cycling. It is considered that such measures would help to address some of the local traffic difficulties that arise from the operation of the store. However, despite several requests from officers during negotiations on the details of the proposals, the applicant is unwilling to provide such a measure, or agree to its inclusion as an item to be the subject of a condition. As the increased car parking is only justified when taking the enlarged store into account, it is inextricably linked to the store, and its travel impacts should be considered in relation to the requirements of PPG 13. In the absence of the agreement to provide a Travel Plan it is considered that the proposals are not in accordance with the overall sustainable transport objectives set out within the UDP and within PPG 13, and are therefore considered unacceptable in transportation terms. Landscaping/Boundary Treatment The proposals have been amended following negotiations with the applicant, to include the retention of an attractive boundary wall and railing detail along the site frontage, and to incorporate a reasonable level of retained and new planting. In this context the proposals are considered to be acceptable. SUMMARY AND RECOMMENDATION In summary, the proposal raises no significant land use policy issues, and is acceptable in terms of its impact upon the street scene, retaining and enhancing a good quality boundary treatment to the site. However, whilst the proposed increase in car parking levels do not exceed maximum guidelines for the enlarged store, they will result in an enlarged 9 parking facility for the most significant travel generator in the local area, and it is considered entirely reasonable for the implementation of a Travel Plan to form part of the proposals to encourage the sustainable transport objectives set out in PPG 13 and within UDP Policy.