SHEFFIELD CITY COUNCIL PLACE REPORT TO CITY CENTRE SOUTH AND EAST PLANNING DATE 15/02/2010 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 Chris Heeley TEL 0114 2736329 ACCESS Lucy Bond NO: 0114 2734556 AREA(S) AFFECTED CATEGORY OF REPORT OPEN 2 Application No. Location Page No. 09/03904/FUL Land Adjacent To Petrol Filling Station And Opposite 207-217 6 Chesterfield Road Sheffield 09/03890/FUL 192 Prospect Road Bradway 15 Sheffield S17 4HY 09/03884/FUL Site Of South Yorkshire Police 50 Windsor Road 22 Sheffield S8 8UB 09/03866/CHU Switched On Lighting Studio 137 - 139 Abbeydale Road 33 Sheffield S7 1FE 09/03835/FUL 27 - 29 Rothay Road Sheffield 41 S4 8BD 09/03793/CHU 286 Prince Of Wales Road Sheffield 50 S2 1FF 09/03760/FUL Site Of 6 Muskoka Avenue Sheffield 58 S11 7RL 09/03747/FUL 9 - 15 Manton Street Sheffield 69 S2 4BA 09/03689/FUL 179 Warminster Road Sheffield 80 S8 8PP 09/03514/FUL Land Adjoining 6 Woodbury Road 90 Sheffield 3 09/03504/CHU 292-294 Abbeydale Road South Sheffield 108 S17 3LP 09/01651/FUL 64 Wicker Sheffield 114 S3 8JD 07/02021/LBC Unit 4 Leopold Square 122 Sheffield S1 2JG 07/01636/ADV Unit 4 Leopold Square 125 Sheffield S1 2JG 4 5 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: 15/02/2010 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 09/03904/FUL Application Type A Full Planning Application Proposal Erection of 8 apartments in 1x3 storey block with accommodation in roofspace with associated car parking and landscaping works Location Land Adjacent To Petrol Filling Station And Opposite 207-217 Chesterfield Road Sheffield Date Received 29/12/2009 Team SOUTH Applicant/Agent J Murray Recommendation Refuse For the following reason(s): 1 The proposed development does not satisfactorily relate to the surrounding street scene and topography of the area, due to the large expanse of the elevations, and the overall scale and massing of the building. In addition, the development does not provide an appropriate amount of easily accessible amenity space for future occupiers of the proposal. Consequently, the development would be out of character in the street scene and represents an overdevelopment of the site. The development is therefore contrary to Policies S10, BE5 and H5 of the adopted Sheffield Unitary Development Plan, and Core Strategy Policy CS74. 2 The proposed development does not include sufficient car parking accommodation within the site and the Local Planning Authority consider that, in the absence of such car parking accommodation, the proposed development could lead to an increase in on-street parking in the vicinity of the site, which would be detrimental to the safety of road users and, as such, contrary to Unitary Development Plan Policy S10. 7 Site Location © Crown copyright. All rights reserved. 10018816. 2005 8 LOCATION AND PROPOSAL The application relates to a parcel of land located immediately adjacent to Woodbank Service Station, which fronts onto Chesterfield Road. Immediately to the rear of the site is Heeley Retail Park, which stands significantly lower than the application site. The site is allocated as falling within a District Shopping Centre as identified in the adopted Sheffield Unitary Development Plan, along with the land immediately to the north and west, and the properties on the opposite side of Chesterfield Road being allocated for Housing. Planning permission is sought to erect a 3 / 4 storey building with a footprint of 9 metres deep x 15 metres wide. The proposal includes 8 units in total, 6 x 2 bedrooms, and 2 x 1 bedroom in the attic space. It is also proposed to create 3 parking spaces, cycle storage, bin storage, and a small area of amenity space/soft landscaping. RELEVANT PLANNING HISTORY Advertisement consent was refused in 2007 for the erection of 2 x 48 sheet internally illuminated hoardings. Application No. 07/01772/HOARD. Consent was subsequently refused in 2007 for the erection of a single 48 sheet internally illuminated hoarding. Application No. 07/03770/HOARD. SUMMARY OF REPRESENTATIONS Three representations have been received following neighbour notification of the application. Issues raised include: - The proposed development would appear out of character with the surrounding neighbourhood - It is in an isolated location between the petrol station and the retail park - The height and bulk of the proposal is out of keeping. - The provision of only 3 parking spaces is insufficient for a development of this nature and size, which would result in cars parking along Chesterfield Road and the surrounding area. - The car park would be too small for more than 1 car to manoeuvre which could result in cars queuing along Chesterfield Road. - Other sites along Chesterfield Road have sought to create new off road parking, which has been refused on the grounds of “Highway Safety”. - The proposal would have an overbearing and overshadowing effect on occupiers of dwellings opposite, along with creating overlooking. - There are too many unsold empty flats in Sheffield, so is this appropriate type of development? PLANNING ASSESSMENT Land Use Issues 9 The site is allocated within a District Shopping Area and therefore the proposal should be assessed with regards to Policies S7 ‘Development in District and Local Shopping Centres’, and S10 ‘Conditions on Development in Shopping Areas’, Policy S7 states that in District Shopping Centres, Shops (A1) are the preferred use however Housing (C3), is listed as an acceptable use. Policy S10 states that in Shopping Areas, new development or change of use will be permitted provided that it would: a) not lead to a concentration of uses which would prejudice the dominance of preferred uses in the Area or its principal role as a Shopping Centre; and b) not cause residents or visitors in any hotel, hostel, residential institution or housing to suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health and safety; and c) be well designed and of scale and nature appropriate to the site; d) comply with the Policies for the Built and Green Environment as appropriate; and e) be served adequately by transport facilities and provide safe access to the highway network and appropriate off-street car parking and not endanger pedestrians. As the proposal includes the provision of 8 flats, Policy H5 is relevant. H5 states that, 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. The use of the site for Housing is an acceptable use in principle, and does not impact on the vitality of the District Shopping Centre. Sustainability Issues Policy CS64 (Climate Change, Resources and Sustainable Design of Developments) advises that all new developments should achieve a high standard of energy efficiency and should be designed to use resources sustainably by, for example, minimising water consumption, re-using existing buildings and promoting recycling. The Sustainability Statement accompanying the application details a number of features to be included within the scheme including, energy efficient lighting, and boiler, low flush water devices, sustainable materials, waste and recycling storage, cycle storage, and Sustainable Urban Drainage Systems. The conclusion predicts that the development will achieve Level 3 of the Code for Sustainable Homes standards, as required by Policy CS64. 10 Policy CS65 sets out the city’s renewable energy capacity targets, the minimum renewable or low carbon energy requirements and the carbon emission reductions targets for new significant developments. This is to be achieved in two keys areas; appropriate design measures (passive design) to reduce the developments overall predicted carbon dioxide emissions by 20%, and the use of low or zero carbon (LZC) technologies, amounting to a minimum of 10% of the predicted energy uses. The proposed scheme will meet the target of 20% reduction in the overall predicted carbon dioxide emissions, through achieving Code Level 3 for Sustainable Homes. No details of any low or zero carbon technologies has been submitted with the application, and owing to the overriding issues with scale and massing as discussed below, this matter has not been explored further with the applicant. Design Policy CS74 “Design Principles” of the Sheffield Core Strategy, requires that high quality development will be expected, which should take advantage of a number of key issues. These include, topography, land forms, views and vistas to skylines, scale layout and built form of surrounding townscapes. Unitary Development Plan Policy BE5 on ‘Building Design and Siting’ also applies which states that new buildings should complement the scale, form and architectural style of surrounding buildings and it is particularly important that high design quality of any new development is achieved.