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Old August 21st, 2007, 05:02 PM   #439
bersamim
Chartered Artichoke
 
Join Date: May 2007
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You asked for it!

Here's the planners report prepared for yesterday's committee meeting.

Quote:
Case Number 06/02858/FUL
Application Type A Full Planning Application
Proposal Alterations including internal alterations and extension
to building to form retail outlet with cafe and storage (in
accordance with amended plans received 6.8.07 and
23.4.07)
Location Sheffield Citadel
Cross Burgess Street
Sheffield
S1 2HG
Date Received 21/07/2006
Team CITY CENTRE AND EAST
Applicant/Agent Ward McHugh Associates
Recommendation Refuse

For the following reason(s):

The Local Planning Authority consider that the extent of the external
alterations to the building proposed by the development would detract from
the special architectural and historic interest of the Salvation Army Citadel, a
Grade II Listed Building and from the appearance of the building in the City
Centre Conservation Area. In this respect the proposal is contrary to
Policies BE19, BE16 of the Unitary Development Plan and the objectives of
PPG15.

24



Site Location



© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The former Salvation Army Citadel was used as the headquarters and performance
space for the Salvation Army for many years from first construction about 1890
until the late 1990’s. It is a Grade II listed building and adjoins the rear of 48-62
Pinstone Street (occupied by retail units with residential apartments above), with its
main elevation and entrance to Cross Burgess Street. Its side elevation faces on
to Burgess Street and is bound to the rear by 31 Burgess Street, currently the
Lions Lair Public House.

The site falls within the Central Shopping Area as designated in the Sheffield
Unitary Development Plan. The site is also within the City Centre conservation

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area. The proposed ‘New Retail Quarter’ development which now has outline
planning consent is indicated as ‘wrapping round’ the Citadel building.

The building is currently vacant and has been since the Salvation Army relocated
in 1999. The current applications seek full planning permission and listed building
consent for external and internal alterations and extension to the building to form 1
retail unit with café and storage.

RELEVANT PLANNING HISTORY

Planning permission and listed building consent were granted on 21 August 2000
for Food and Drink use (then Class A3) and alterations to form a new entrance to
Cross Burgess Street (00/00919/FUL and 00/00918/LBC refers). Condition 4 of
these permissions limited the hours of opening to 0800-2400 hours on any day.
The listed building consent required details of internal alterations by condition.

Planning permission and listed building consent were granted on 18th June 2001
and 10th July 2001 for external alterations to the building for use as Class A3
public house including a new shop front with conditions relating to the above
consents also attached (01/00653/FUL and 01/00638/LBC refers).

Permission was refused on 30 April 2002 for the extension of opening hours until
0200 hours (Variation of Condition 4 of the permission of 21 August 2000)
(01/10558/FUL refers). An appeal against this decision was dismissed on 2
January 2003 (02/00077/WR refers).

On 9 July 2004 a lawful use application to establish the use of the building as a
Live Music/Concert Hall and Assembly Use for Social and Leisure (Class D2
Assembly and Leisure) was refused (04/01826/LU1 refers).

An application for planning permission and listed building consent for Food and
Drink (former Class A3) until 0200 hours with sound attenuation and disabled
access was due to be recommended for refusal at Area Board, but was withdrawn
on 16 November 2004 (04/02970/FUL and 04/02969/LBC refers).

Planning permission was granted on 31 March 2006 for the renewal of the original
Food and Drink permission of 21 August 2000 opening until 2400 hours
(05/02806/FUL refers). The accompanying listed building application was
undetermined pending submission of a historic building appraisal, this has since
been withdrawn on 19th December 2006 (05/02812/LBC).

On 27 April 2006 the applicants appealed against the non-determination of the
application for a Drinking Establishment (Class A4) opening until 0200 hours
(05/02832/FUL refers). This application and appeal was withdrawn on 27th
December 2006 and the accompanying application for listed building consent
(05/02840/LBC refers) that had also not been determined was withdrawn on 19th
December 2006.

Outline planning permission and associated Conservation Area Consent was
granted on 6th November 2006 (05/03933/OUT refers) and 22nd August 2006

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(05/03595/CAC refers) for the New Retail Quarter – a mixed use development
comprising of refurbishment/change of use of existing buildings and erection of
buildings for retail use (use classes A1, A2, A3, A4, A5), housing (C3), night club,
health and fitness club, multi-storey car parking and ancillary uses including the
closure and alterations of public highways, vehicular access, servicing facilities,
formation of open space & associated landscaping. The new buildings associated
with this scheme will abut up to the Citadel building.

Planning permission and listed building consent is also sought for alterations to
and use of Citadel as 2 retail units with provision of associated storage areas
(applications 06/04054/FUL and 06/04055/LBC) and are pending consideration
and recommended to be granted subject to conditions, on this same agenda.

SUMMARY OF REPRESENTATIONS

There has been 1 letter of representation received from local residents
commenting the following on the application:

-Increase in volume of litter and debris associated with retail/café
-Noise from customers at the café at unsociable hours especially
congregating outside and also from associated deliveries, refuse collection
-Increase in volume of traffic and parking
-Query if the scheme fits into ‘Heart of the City’ project

A letter of objection has also been received from RPS Planning on behalf of
Hammerson UK Properties Plc , developer of the New Retail Quarter:

-The Citadel is located within the boundaries of the NRQ site which involves
the stopping up of Burgess Street to create additional retail floorspace and it
appears that the proposal will not conflict with this element as no alterations to the
elevations facing the NRQ site are proposed
-Concerned that the proposals may prejudice the construction or operation of
the NRQ; a survey has already stated that in constructing the NRQ, a 15m deep
basement is required so the Citadel’s foundations are likely to require underpinning
to support the excavation. Conditions are already attached to the NRQ permission
regarding these works to the Citadel and it is requested that conditions are
attached for a co-ordination strategy to confirm that the proposals will not conflict
with the NRQ

Victorian Society: Objects to the application as considers that the proposed
scheme would cause significant damage to the special architectural and historic
interest of the Grade II Listed Sheffield Citadel and contrary to PPG15. Proposed
retail use is not compatible with this historic building as it would be detrimental to
the original fabric and insufficient evidence has been provided about suitable
alternative uses. Consider external character and principle elevation would be
destroyed through the insertion of large plate glass retail display windows and
extensive use of glass and the effect of openness created at ground floor level
would be extremely undesirable and in contradiction to the originally intended
fortress like appearance of the building. Demonstrates that retail use in principle

27



cannot be acceptable unless all efforts have been made to find a more appropriate
alternative use.

English Heritage: Notes that the building has been vacant for over 6 years and is
now in need of a viable new use. The area is due to change significantly as part of
major retail proposals which should present an opportunity to ensure a viable
future for this historic building. Previously approved plans for A3 use proposed
some internal change, but not on the scale currently proposed; demolition of the
interior and two thirds of roof structure, insertion of new floors and roof structure.
In line with PPG 15, the applicant must justify why the works that affect the
character of the listed building are desirable or necessary and to balance the effect
of changes against the viability of any proposed use and possibly less damaging
uses. It is necessary to establish the marketing history of the building and to
provide a detailed, robust justification for the changes.

Following a site visit, additional comments were provided: it is apparent that the
building was significantly altered during the mid 20th Century with the insertion of a
concrete frame to support a raised floor in the auditorium. As such, view that the
present character of the interior allows some flexibility in how this is now treated
and have no objections to the insertion of a replacement floor or removal of raked
seating to enable a viable new use. Welcome altered plans to retain most of roof
structure and lay light ensuring retention of more of the historic character of the
upper floor. Need to ensure that the building fabric is given adequate temporary
protection from further deterioration.

Conservation Advisory Group: The Group were consulted on the original plans and
felt that the scheme was too destructive for the property both internally and
externally and, in particular, the removal of the mullions and transepts of the
fenestration as proposed would have a damaging effect on the character of the
Listed Building. The Group recommended that a more preferable use of the
building would be as something which maintained the open character of the interior
space, such as a restaurant, coffee shop or book shop.

PLANNING ASSESSMENT

The site lies within the Central Shopping Area in the Unitary Development Plan.
Policy S3 ‘Development in the Central Shopping Area’ lists preferred uses which
comprises of Shops (Use Class A1), Offices used by the public (A2), food and
drink outlets (A3) and housing (C3). As such, the use of the building as shops
constitutes one of the preferred uses and is acceptable in principle subject to
compliance with other relevant UDP policies.

Policy S10(b) requires that change of use should not cause residents of any
housing to suffer from unacceptable living conditions, noise or other nuisance or
risk to health and safety and be well designed and of a scale and nature
appropriate to the site and provide safe access to the highway network and not
endanger pedestrians.

The Citadel is a Grade 2 listed building and is located within the City Centre
Conservation Area. Policy BE19 requires the internal and external alteration of

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listed buildings to preserve their character and appearance and where appropriate
to preserve or repair original details and features of interest. Changes of use are
expected to preserve the character of the building. The original use of a Listed
Building will be preferred but other uses will be considered where they would
enable the future of the building to be secured especially as it can also create an
opportunity for community needs or help economic regeneration.

Policy BE16 requires proposals to preserve or enhance the character or
appearance of the Conservation Area. It also states that buildings which make a
positive contribution to the character or appearance of a Conservation Area will be
retained.

National policy which covers Listed Buildings and Conservation Areas is found in
Planning Policy Guidance note 15: Planning and the historic environment (PPG15).
This outlines that the prime consideration for authorities in determining an
application for consent is to protect any listed building from unnecessary demolition
and from unsuitable or insensitive alteration.

Policy BE7’Design of Buildings used by the Public’ expects buildings used by the
public to have safe, easy and equal access for people with disabilities.

The site lies within the New Retail Quarter, a retail-led mixed use regeneration
scheme intended to remedy long-standing structural problems with city centre
shopping. The NRQ was first proposed in the City Centre Master Plan (2000) as
one of the principal regeneration projects in the City Centre. The Council adopted
Supplementary Planning Guidance in July 2002 defining the boundary and
protecting it from unsuitable retail development outside it. The Citadel is shown as
retained, but Burgess Street is to be closed and a New Burgess Street with shops
both sides and flats above on the east side will replace it. On 21 August 2006 the
Council resolved to grant outline planning permission for the NRQ subject to any
call-in by the Secretary of State.

Guideline 4 of the SPG requires amongst other things that the NRQ should have a
complementary mix of uses including housing which should be integrated with the
development, subject to residential amenity.

Impact on Listed Building

Paragraph 3.4 of PPG15 states that applications for listed building consent must
justify their proposals and show why works which would affect the character of a
listed building are desirable or necessary. Some evidence of marketing of the
building has been provided to expand on the reasons for requiring the change of
use. This has claimed that leisure operators (Class A3 for which it already has
permission) required a late license which was not suitable in this location and with
conversion costs, would not commit to this location. The oncoming New Retail
Quarter would increase the footfall along Cross Burgess Street increasing the
demand for retail space. However, securing a successful future use for the
building should not be at the expense of the architectural merit and character of the
Listed Building; the extent of works proposed are assessed below.

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Internal alterations

The Citadel is arranged over four floors; basement, ground floor, first floor and
upper tier. It is proposed that the ground and first floors will form the main retail
spaces. The floors will be raised slightly to create a higher attractive space at
ground floor with the first floor remaining open. A new second floor is to be
inserted at the level of the existing upper tier and with the basement this will act as
staff and storage areas.

The first floor was used as the main performance space for the Salvation Army
Band and was characterised by a stage at the western end, with tiered seating
around the walls surrounding a central auditorium with a proscenium wall running
along the front of the stage. This first floor interior was the important feature of the
building to the Salvation Army as it was a popular performance space.

In Listed Building terms, the main character of the building is considered to be the
open character of the space so it is important that this is retained. It is proposed
for the first floor to be open and for the proscenium wall also to be retained. The
retention of the open space also allows the original roof and laylight feature in the
roof to also be visible which adds much to the character of the Listed Building.

The tiered seating at first and upper floor will be lost to enable this future use in the
building but it is considered the open character of the building is what makes it
special and this is retained by restricting the retail to two floors only. As such, the
removal of the tiered seating is acceptable for the viability of the use also bearing
in mind the alterations which have been made to the building over time (which
include a new floor in the 1950s and the subdivision of the ground floor), a position
supported by English Heritage. The existing sloping ceiling over the stage will be
built up to create useable space extending the structure of the building but with the
two original upper floor side windows to be retained and visible internally. In
addition, the frame of the upper floor will remain through the retention of the
decorative cast iron columns and trusses which support the gallery forming a
feature at second floor level and ensuring the retention of the important features.

As in the applications to create 2 units, three of the four existing circulation cores
are to be retained, refurbished and the stairs rebuilt in order to suit the floor levels
which are to be re-justified to achieve the required floor heights and to allow level
access from the new entrance into the ground floor. This retains the main layout of
the building. The fourth circulation core is to be removed in the southwest corner
of the building and an escalator between ground and first floor and a new lift are to
be installed having the majority of impact on the ground floor space which has
already been altered in the 1950’s and therefore, is not considered to be
significantly detrimental to the character of the Listed building.

External alterations

The principal elevation which fronts Cross Burgess Street has a grand and
elaborate façade and is characterised by five bays with castellated parapets and
towers, the central of which is the largest and most elaborate with the windows
either side positioned symmetrically forming an important feature of the elevation.

30



The building is constructed of red brick with ashlar stringcourses and door and
windows surrounds to the principal elevation.

The corner element of the building has a sloped roof with a minor window and
entrance door and which is not considered to have a particular special character
and in the Listing description is described as a mid 20th century addition. As
mentioned above, the sloped roof is to be heightened extending the useable
internal space at first floor level and this results in a parapet wall to be built up to
the same height as the parapet wall adjacent to Pinstone Chambers with existing
detail reflected through into the extension ensuring that this element appears
subservient to the main original frontage.

Rather than building up the extension from and continuing the original curve, this
option to form 1 retail unit also involves the squaring off of the corner of the
building which is considered to represent a significant alteration to the character of
the building and has an unacceptable impact on the appearance of the Listed
Building.

Windows to mimic the windows in the 2nd and 4th bays are to be created at first
floor level allowing more light into the building with the first floor element set back
from the main castellated tower to ensure it does not detract from the appearance
of the original section which as projecting outer bays. A further 2 larger clear
glazed window openings are to be created at ground floor level to form retail
display windows with head and sill detailing but dropped to pavement level losing
some of the brick detailing found in the arrangement of the windows in the main
frontage. The existing entrance is also to be relocated 2metres to the east forming
an additional glazed display unit mirroring the alterations to the existing entrance
point to the end bay nearest Pinstone Chambers which is also to have full height
glazing forming a further retail display unit.

As described, these alterations occur to either ends of the building which is
considered the less architecturally prominent part of the façade and is considered
acceptable and enables the creation of 4 display windows at ground floor level to
support the viability of the use of the building for the creation of 1 retail unit.

As in the application to form 2 retail units, the entrance to the retail unit is to be
created in the central bay utilising the existing window opening in the centre of the
elevation and comprises the addition of glazed doors and a canopy in order to
mark it as an entrance with the retention of the transom and upper part of the
mullion at the upper section of the door. This was also the chosen entrance point
involving similar alterations in previously approved schemes and therefore, it is
reasonable to accept such a change.

In contrast to what is proposed to form 2 retail units. it is also proposed that the
ground floor windows to either side of the newly created entrance in bays 2 and 4
are altered through the dropping of the sills and the removal of the central mullion
from the lower part of the window to form large glazed windows either side of the
entrance point also for retail display purposes.

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At present, the first floor windows directly above these ground floor windows have
mirrored proportions and detailing with transoms, mullions and sill heights reflected
through both levels on the elevation. As such, it is considered that these
alterations to the window proportions at ground floor result in the loss of the
architectural integrity of the building as the ground floor appears separate from the
first floor removing the existing repetition between floors and the hierarchy. The
alterations as shown already allow for windows with dropped sills providing what is
considered more than adequate retail display space. As such, it is considered that
the conversion to all the ground floor openings would detrimentally affect the main
fabric of the building and the architecturally strong feature and is at the expense of
the character and appearance of the Listed Building.

The first floor treatment of the original building is to remain unchanged aside from
replacement glazing if necessary and this is to be left open rather than blanked off.

With regard to the Burgess Street elevation, the existing lightwells are shown as
blocked up to avoid encroachment onto the highway. The ground floor windows
on the side elevation currently blocked up can be opened up providing some
interest to this elevation and are conditioned as such (although it is likely that these
will be blocked up if the New Retail Quarter plans are carried out as indicated).

The extension will be built over the existing sloping roof and it is proposed that this
will be constructed in brick work to match the existing with a string course
separating the old and new element and with a coping and dentil course at roof
level. This provides a simple elevation to Burgess Street and allows the
differentiation between the existing and new build and minimises the roof height so
the existing roof structure which is to be retained is also visible in the background.

Much importance is attached to the protection of the historic environment and once
lost, listed buildings cannot be replaced; “and they can be robbed of their special
interest as surely by unsuitable alteration as be downright demolition. They
present a finite resource and an irreplaceable asset” (paragraph 3.3 PPG15). As
such, it is considered that the extent of the alterations proposed is too damaging to
the Listed Building.

Impact on Conservation Area

This Listed Building at the gateway to Cross Burgess Street significantly
contributes to the appearance of the City Centre Conservation Area. However, it is
currently vacant and boarded up with some evidence of disrepair and as such, it is
under valued in the City Centre and the Conservation Area. However, the external
alterations proposed are considered to be harmful and insensitive to the
appearance and character of the Listed Building and as such, would have a
damaging impact on the appearance of the building in the Conservation Area.

Highways and Access issues

Although there is no space for car parking on the site, due to its location in the
centre of the city, the site is very well served by public transport and is easily

32



accessed by pedestrians and is already a destination for shoppers as it falls on the
route between Fargate and The Moor.

The approach to the proposed entrance is via existing public footpaths along Cross
Burgess Street, which are generally 2metres wide with slight re-grading of the
footpath in front of the entrance. The ground floor level in the building has been
lowered in order to allow level access into the unit and to relate better to the
existing pavement levels. The automatic glazed sliding entrance door ensures it
would not open out over the highway and avoids previously proposed heavy
swinging doors. Manifestation will be introduced into the full height glazed
windows and doors.

Internally, a lift serves the second floor storage/staff area although access to the
basement also would be welcomed. The tenants fit-out yet to be confirmed would
also provide the required disabled toilets and other facilities.

A waste bin storage area is shown along the eastern elevation adjacent to
Pinstone Chambers and a cycle storage area is also indicated along this elevation.

Servicing of the building is envisaged off the service lay-by on Pinstone Street
which is acceptable.

Noise issues

The hours of use and character of use associated with retail outlets is such that
there is not envisaged to be any particular noise or disturbance issues resulting
from the development to surrounding residents. Retail units already surround the
site but residential occupiers can be protected through restrictions to delivery
times.

SUMMARY AND RECOMMENDATION

The proposal seeks to carry out alterations and an extension to the building for it to
be used as 1 retail unit with associated café and storage. The internal alterations
described are similar to those proposed to form 2 retail units and are considered to
retain the overall character of the internal space and the features of the interior of
the Listed Building.

Externally, although the extension takes a similar form as in the applications to
create 2 retail units, the external alterations proposed to form 1 retail unit are
considered too damaging. The loss of the curved corner and the alteration to the
proportions of the windows either side of the main entrance are considered too
significant and result in the loss of symmetry between the ground and first floor and
results in the loss of the character and architecturally strong main façade. It is
considered that there is some acceptance to allow alterations to secure a future
use and this is shown through the creation of 4 large display windows at ground
floor and the flexibility shown in allowing an extension to the building. However,
the extent of the alterations proposed in the scheme to create 1 retail unit would
damage the integrity of the Listed Building and detrimentally affect its character
and appearance.

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This will also have a harmful impact on the appearance of the building in the City
Centre Conservation Area and as such, the proposals are considered to be
contrary to the objectives of national guidance in PPG15 and UDP policies BE19
and BE16 and it is therefore, recommended that planning permission and listed
building consent be refused.

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Case Number 06/02859/LBC
Application Type Listed Building Consent Application
Proposal Alterations including internal alterations and extension
to building to form retail outlet with cafe and storage (in
accordance with amended plans received 6.08.07 and
23.4.07)
Location Sheffield Citadel
Cross Burgess Street
Sheffield
S1 2HG
Date Received 21/07/2006
Team CITY CENTRE AND EAST
Applicant/Agent Ward McHugh Associates
Recommendation Refuse

For the following reason(s):

The Local Planning Authority consider that the extent of the external
alterations to the building proposed by the development would detract from
the special architectural and historic interest of the Salvation Army Citadel, a
Grade II Listed Building and from the appearance of the building in the City
Centre Conservation Area. In this respect the proposal is contrary to
Policies BE19 and BE16 of the Unitary Development Plan and the
objectives of PPG15.

35



Site Location



© Crown copyright. All rights reserved. 10018816. 2005

FOR REPORT SEE 06/02858/LBC

36



Case Number 06/04054/FUL
Application Type A Full Planning Application
Proposal Alterations to and use of Citadel as 2 retail units with
provision of associated storage areas (in accordance
with amended plans received 6.08.07 and 23.04.07)
Location Sheffield Citadel
Cross Burgess Street
Sheffield
S1 2HG

Date Received 20/10/2006

Team CITY CENTRE AND EAST

Applicant/Agent Ward McHugh Associates

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years
from the date of this decision.

In order to comply with the requirements of the Town and Country Planning
Act.

2 All basement openings in the existing highway shall be removed.

In the interests of traffic safety and the amenities of the locality.

3 Before the development is commenced, full details of suitable and sufficient
cycle parking accommodation within the site shall have been submitted to
and approved in writing by the Local Planning Authority and the shall not be
used unless such cycle parking has been provided in accordance with the
approved plans and, thereafter, such cycle parking accommodation shall be
retained.

In the interests of traffic safety and the amenities of the locality.

4 At all times that construction/alteration works being carried out equipment
shall be provided to the satisfaction of the Local Planning Authority for the
effective cleaning of the wheels and bodies of vehicles leaving the site so as
to prevent the depositing of mud and waste on the highway but before the
development is commenced full details of such equipment shall have been
submitted to and approved by the Local Planning Authority. When the

37



above-mentioned equipment has been provided thereafter such equipment
shall be used for the sole purpose intended in all instances and be properly
maintained.

In the interests of the safety of road users.

5 The footways abutting the site, if altered or re-graded, shall be reconstructed
with materials compatible with the Urban Design Compendium and shall be
approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development. In the interests of
pedestrian safety.

6 Servicing/deliveries to the site shall be restricted to the service lay-by on
Pinstone Street.

In the interests of highway safety and the amenities of the locality.

7 No externally mounted plant or equipment for heating, cooling or ventilation
purposes, nor grilles, ducts, vents for similar internal equipment, shall be
fitted to the building unless full details thereof have first been submitted to
and approved by the Local Planning Authority, and once installed such plant
or equipment should not be altered without prior written approval of the
Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining
property.

8 No deliveries to the building shall be carried out between the hours of 2300
to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays
and Public Holidays.

In the interests of the amenities of the locality and occupiers of adjoining
property.

9 The bin stores shown on the drawings hereby approved shall be provided
and thereafter retained

In the interests of the amenities of the locality and occupiers of adjoining
property.

10 The development shall not be used unless a level threshold has been
provided to both entrances thereto in accordance with details to be
submitted to and approved in writing by the Local Planning Authority and
thereafter such level threshold shall be retained.

To ensure ease of access and facilities for disabled persons at all times.

11 The use of the building shall be in accordance with Class A1 retail of the
Town and Country Planning (Uses classes) Order, 1987.

38



In the interests of the amenities of the locality.

12 The materials to be used externally shall match those of the existing building
in colour, shape, size and texture.

In order to ensure an appropriate quality of development.

13 Before the development is commenced samples of all proposed external
materials and finishes, including windows, shall be submitted to and
approved in writing by the Local Planning Authority. Thereafter, the
development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

14 Before the development is commenced the following samples shall have
been submitted to and approved in writing by the Local Planning Authority:

i) proposed facing materials
ii) proposed roofing materials
iii)proposed windows and doors


Thereafter, the development shall be carried out using the approved
materials

In order to ensure an appropriate quality of development.

15 Before the commencement of development, large scale details, including
materials and finishes, at a minimum of 1:20 of the items listed below shall
be approved in writing by the Local planning Authority:

Windows
Window reveals
Doors
Eaves and verges
External wall construction
Brickwork detailing
Entrance canopies


Thereafter, the works shall be carried out in accordance with the approved
details.

In order to ensure an appropriate quality of development.

16 A sample panel of the proposed masonry shall be erected on the site and
shall illustrate the colour, texture, bedding and bonding of masonry and
mortar finish to be used. The sample panel shall be approved in writing by
the Local planning Authority prior to the commencement of the building
works and shall be retained for verification purposes until the completion of
such works.

39



In order to ensure an appropriate quality of development.

17 Heads and cills shall match in size, style, construction and materials those
of the existing building.

In order to ensure an appropriate quality of development.

18 Prior to commencement of works, details of the extent and specification of
brick/stone repair and cleaning shall have been submitted to and approved
in writing by the Local Planning Authority and shall thereafter be carried out
in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

19 There shall be no replacement, alteration or repair of any part of the original
roof structure without the prior approval, in writing, of the Local Planning
Authority of details of timbers to be removed, altered and repaired and
details and specifications of all new replacement timber members.

In order to ensure that inappropriate alterations are avoided

20 Before the commencement of development, details and specifications of the
following items shall have been submitted to and approved in writing by the
Local Planning Authority:

Roof materials
Ridge
Valleys
Eaves
Verges


Thereafter, the development shall be carried out in accordance with the
approved details.

In order to ensure an appropriate quality of development.

21 Rooflights shall be conservation style whereby no part of the rooflight shall
project above the surface of the roofing slates unless otherwise agreed in
writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

22 All the rainwater gutters, downpipes and external plumbing shall be of cast
iron or cast aluminium construction and painted black unless otherwise
agreed in writing by the Local Planning Authority. Gutters shall be fixed by
means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

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23 Chimney stacks and pots shall be retained and, where repaired, should be
reinstated to their original appearance using materials to match existing
unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

24 Existing windows shall be retained and repaired unless otherwise agreed in
writing by the Local Planning Authority.

In order to protect the original fabric of the building and the character and
appearance of the Conservation Area.

25 The details, specifications and finish of the new windows, including
elevations and sections, shall be approved in writing by the Local Planning
Authority before the commencement of development. Drawings shall be of
a minimum of 1:10 scale and shall include details of proposed section sizes
at a minimum of 1:1 scale. [Details shall include: reveal depths, double
glazing, secondary glazing, shutters, mouldings, architraves, location of
trickle vents]. Thereafter the development shall be carried out in accordance
with the approved details.

In order to ensure an appropriate quality of development.

26 The first and ground floor windows on the Cross Burgess Street elevation
shall remain clear glazed and shall not be blanked out with display material.

To allow natural daylight internally and retain the appearance of the Listed
Building.

27 The ground floor windows on the Burgess Street elevation shall not be
blocked up unless otherwise agreed in writing by the Local Planning
Authority.

In order to ensure an appropriate quality of development.

28 Before the development commences, details, specifications and finishes of
all new external doors, including frame section sizes, reveal depths and any
mouldings and architraves at a minimum of 1:20 scale shall have been
approved in writing by the Local planning Authority. Thereafter, the new
doors shall be installed in accordance with the approved details.

In order to ensure an appropriate quality of development.

29 Before the development commences, details of the new internal floor
structure and its abutment with the existing building structure shall have
been approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

41



30 Before the development commences, a schedule of all fixtures and fittings,
with a photographic record, and details of their retention, repair, removal or
relocation shall have been approved in writing by the Local Planning
Authority. The development shall then be carried out in accordance with the
approved schedule

In order to protect the character of the original building.

31 Before the development commences, details of the location, specification
and appearance of all new services to the building (including meter boxes,
outlets and inlets for gas, electricity, telephones, security systems, cabling,
trunking, soil and vent stacks, fresh and foul water supply and runs, heating,
air conditioning, ventilation, extract and odour control equipment, pipe runs
and internal and external ducting) shall have been approved in writing by the
Local Planning Authority.

In order to ensure an appropriate quality of development.

32 Before the development commences, details of installations and alterations
arising from the requirements of fire protection, means of escape, acoustic
attenuation and insulation, natural and mechanical ventilation, disabled
access and the provision of natural and artificial lighting shall have been
approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

33 Before the development commences, details of proposals for the repair,
alteration or concealment of existing signs shall have been approved in
writing by the Local Planning Authority. The development shall then be
carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

34 This development shall be carried out in complete accordance with the
approved plans drawing nos. 020, 021, 022, 025 dated 06/08/07, drawing
nos. 023, 024 dated 23/04/07 unless otherwise authorised in writing by the
Local Planning Authority.

In order to ensure an appropriate quality of development.

35 Before any work on site is commenced, a report shall have been submitted
to and approved in writing by the Local Planning Authority identifying how
the predicted energy needs of the development will be reduced by at least
10% through the use of on-site renewable energy equipment. Before any
part of the development is occupied, the renewable energy equipment shall
have been installed and thereafter retained and used, unless otherwise
agreed in writing by the Local Planning Authority.

42



In order to ensure that new development makes energy savings in the
interests of mitigating the effects of climate change.

36 Before work on site is commenced, full details of the access and facilities for
people with disabilities, as shown on the plans, shall have been submitted to
and approved in writing by the Local Planning Authority and the
development shall not be used unless such access and facilities have been
provided in accordance with the approved plans and thereafter such access
and facilities shall be retained.

To ensure ease of access and facilities for disabled persons at all times.

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 set out below, and to all relevant material
considerations, including Supplementary Planning Guidance.
PPG15
S3 -Development in the Central Shopping Core
BE19 -Development affecting Listed Buildings
BE16 -Development in Conservation Areas
S10 -Conditions on Development in Shopping Areas
BE7 -Design of Buildings Used by the Public


This informative is intended as a summary of the reasons for grant of
planning permission.

43



Site Location



© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The former Salvation Army Citadel was used as the headquarters and performance
space for the Salvation Army for many years from first construction about 1890
until the late 1990’s. It is a Grade II listed building and adjoins the rear of 48-62
Pinstone Street (occupied by retail units with residential apartments above), with its
main elevation and entrance to Cross Burgess Street. It side elevation faces on to
Burgess Street and is bound to the rear by 31 Burgess Street, currently the Lions
Lair Public House.

The site falls within the Central Shopping Area as designated in the Sheffield
Unitary Development Plan. The site is also within the City Centre Conservation

44



Area. The proposed ‘New Retail Quarter’ development which now has outline
planning consent is indicated at ‘wrapping round’ the Citadel building.

The building is currently vacant and has been since the Salvation Army relocated
in 1999. The current applications seek full planning permission and listed building
consent for external and internal alterations and an extension to the building to
form 2 retail units with the provision of associated storage areas.

RELEVANT PLANNING HISTORY

Planning permission and listed building consent were granted on 21 August 2000
for Food and Drink use (then Class A3) and alterations to form a new entrance to
Cross Burgess Street (00/00919/FUL and 00/00918/LBC refers). Condition 4 of
these permissions limited the hours of opening to 0800-2400 hours on any day.
The listed building consent required details of internal alterations by condition.

Planning permission and listed building consent were granted on 18th June 2001
and 10th July 2001 for external alterations to the building for use as Class A3
public house including a new shop front with conditions relating to the above
consents also attached (01/00653/FUL and 01/00638/LBC refers).

Permission was refused on 30 April 2002 for the extension of opening hours until
0200 hours (Variation of Condition 4 of the permission of 21 August 2000)
(01/10558/FUL refers). An appeal against this decision was dismissed on 2
January 2003 (02/00077/WR refers).

On 9 July 2004 a lawful use application to establish the use of the building as a
Live Music/Concert Hall and Assembly Use for Social and Leisure (Class D2
Assembly and Leisure) was refused (04/01826/LU1 refers).

An application for planning permission and listed building consent for Food and
Drink (former Class A3) until 0200 hours with sound attenuation and disabled
access was due to be recommended for refusal at Area Board, but was withdrawn
on 16 November 2004 (04/02970/FUL and 04/02969/LBC refers).

Planning permission was granted on 31 March 2006 for the renewal of the original
Food and Drink permission of 21 August 2000 opening until 2400 hours
(05/02806/FUL refers). The accompanying listed building application was
undetermined pending submission of a historic building appraisal, this has since
been withdrawn on 19th December 2006 (05/02812/LBC).

On 27 April 2006 the applicants appealed against the non-determination of the
application for a Drinking Establishment (Class A4) opening until 0200 hours
(05/02832/FUL refers). This application and appeal was withdrawn on 27th
December 2006 and the accompanying application for listed building consent
(05/02840/LBC refers) that had also not been determined was withdrawn on 19th
December 2006.

Outline planning permission and associated Conservation Area Consent was
granted on 6th November 2006 (05/03933/OUT refers) and 22nd August 2006

45



(05/03595/CAC refers) for the New Retail Quarter – a mixed use development
comprising of refurbishment/change of use of existing buildings and erection of
buildings for retail use (use classes A1, A2, A3, A4, A5), housing (C3), night club,
health and fitness club, multi-storey car parking and ancillary uses including the
closure and alterations of public highways, vehicular access, servicing facilities,
formation of open space & associated landscaping. Indicative plans show that the
new buildings associated with this scheme will abut up to the Citadel building.

Planning permission and listed building consent is also sought for alterations
including internal alterations and extension to building to form a single retail outlet
with café and storage (06/02858/FUL and 06/02859/LBC) and is pending
consideration with a recommendation for refusal, also on this agenda.

SUMMARY OF REPRESENTATIONS

There has been 1 letter of representation received from local residents
commenting that there will be an issue of noise pollution from the use of the
building to surrounding residents from sources such as venting equipment,
deliveries and patrons

English Heritage: Did not offer any comments for these applications but
recommended that the application should be determined in accordance with
national and local policy guidance, and on the basis of specialist conservation
advice.

Conservation Advisory Group: The Group were consulted on the original plans and
felt that the scheme was too destructive for the property both internally and
externally and, in particular, the removal of the mullions and transepts of the
fenestration as proposed would have a damaging effect on the character of the
Listed Building. The Group recommended that a more preferable use of the
building would be as something, which maintained the open character of the
interior space, such as a restaurant, coffee shop or book shop. The Group
welcomed the return to the existing roofline and the retention of part of the open
space but were concerned about the effects of the changes.

PLANNING ASSESSMENT

The site lies within the Central Shopping Area in the Unitary Development Plan.
Policy S3 ‘Development in the Central Shopping Area’ lists preferred uses which
comprises of Shops (Use Class A1), Offices used by the public (A2), food and
drink outlets (A3) and housing (C3). As such, the use of the building as retail units
constitutes one of the preferred uses and is acceptable in principle subject to
compliance with other relevant UDP policies.

Policy S10(b) requires that change of use should not cause residents of any
housing to suffer from unacceptable living conditions, noise or other nuisance or
risk to health and safety and be well designed and of a scale and nature
appropriate to the site and provide safe access to the highway network and not
endanger pedestrians.

46



The Citadel is a Grade 2 listed building and is located within the City Centre
Conservation Area. Policy BE19 requires the internal and external alteration of
listed buildings to preserve their character and appearance and where appropriate
to preserve or repair original details and features of interest. Changes of use are
expected to preserve the character of the building. The original use of a Listed
Building will be preferred but other uses will be considered where they would
enable the future of the building to be secured especially as it can also create an
opportunity for community needs or help economic regeneration.

Policy BE16 requires proposals to preserve or enhance the character or
appearance of the Conservation Area. It also states that buildings which make a
positive contribution to the character or appearance of a Conservation Area will be
retained.

National policy which covers Listed Buildings and Conservation Areas is found in
Planning Policy Guidance note 15: Planning and the historic environment (PPG15).
This outlines that the prime consideration for authorities in determining an
application for consent is to protect any listed building from unnecessary demolition
and from unsuitable or insensitive alteration.

Policy BE7 ’Design of Buildings used by the Public’ expects buildings used by the
public to have safe, easy and equal access for people with disabilities.

The site lies within the New Retail Quarter, a retail-led mixed use regeneration
scheme intended to remedy long-standing structural problems with city centre
shopping. The NRQ was first proposed in the City Centre Master Plan (2000) as
one of the principal regeneration projects in the City Centre. The Council adopted
Supplementary Planning Guidance in July 2002 defining the boundary and
protecting it from unsuitable retail development outside it. The Citadel is shown as
retained, but Burgess Street is to be closed and a New Burgess Street with shops
both sides and flats above on the east side will replace it. On 21 August 2006 the
Council resolved to grant outline planning permission for the NRQ subject to any
call-in by the Secretary of State.

Guideline 4 of the SPG requires amongst other things that the NRQ should have a
complementary mix of uses including housing which should be integrated with the
development, subject to residential amenity.

Impact on Listed Building

Paragraph 3.4 of PPG15 states that application for listed building consent must
justify their proposals and show why works which would affect the character of a
listed building are desirable or necessary. Some evidence of marketing of the
building has been provided to expand on the reasons for requiring the change of
use. This has claimed that leisure operators (Class A3 for which it already has
permission) required a late license which was not suitable in this location and with
conversion costs, would not commit to this location. The oncoming New Retail
Quarter would increase the footfall along Cross Burgess Street increasing the
demand for retail space. However, securing a successful future use for the

47



building should not be at the expense of the architectural merit and character of the
Listed Building; the extent of works proposed are assessed below.

Internal alterations

The Citadel is arranged over four floors; basement, ground floor, first floor and
upper tier. In a similar way to the proposals to form 1 retail unit, it is proposed that
the ground and first floors will form the main retail spaces. The floors will be raised
slightly to create a higher attractive space at ground floor and this level will be
subdivided to provide 2 separate retail spaces. A new second floor is to be
inserted at the level of the existing upper tier providing staff and storage space for
retail unit 1 and with the basement and a small proportion of first floor forming staff
and storage space for retail unit 2.

The first floor was used as the main performance space for the Salvation Army
Band and was characterised by a stage at the western end, with tiered seating
around the walls surrounding a central auditorium with a proscenium wall running
along the front of the stage. This first floor interior was the important feature of the
building to the Salvation Army as it was a popular performance space.

In Listed Building terms, the main character of the building is considered to be the
open character of the space so it is important that this is retained. The subdivision
to form the two units at first floor is at a logical point within the space and situated
adjacent to the proscenium wall, allowing for its retention as well as the creation of
two units without compromising the appearance of the space. The retention of the
open space also allows the original roof and laylight feature in the roof to also be
visible which adds much to the character of the Listed Building.

The tiered seating at first and upper floor will be lost to enable this future use in the
building but it is considered the open character of the building is what makes it
special and this is retained by restricting the retail to two floors only. As such, the
removal of the tiered seating is acceptable for the viability of the use also bearing
in mind the alterations which have been made to the building over time (which
include a new floor in the 1950s and the subdivision of the ground floor), a position
supported by English Heritage. The existing sloping ceiling over the stage will be
built up to create useable space extending the structure of the building but with the
two original upper floor side windows to be retained and visible internally. In
addition, the frame of the upper floor will remain through the retention of the
decorative cast iron columns and trusses which support the gallery forming a
feature at second floor level and ensuring the retention of the important features.

As in the applications to form 1 unit, three of the four existing circulation cores are
to be retained, refurbished and the stairs rebuilt in order to suit the floor levels
which are to be re-justified to achieve the required floor heights and to allow level
access from the new entrance into the ground floor. This retains the main layout of
the building. The fourth circulation core is to be removed in the southwest corner
of the building and an escalator between ground and first floor and a new lift are to
be installed having the majority of impact on the ground floor space which has
already been altered in the 1950’s and therefore, is not considered to be
significantly detrimental to the character of the Listed building.

48



External alterations

The principal elevation which fronts Cross Burgess Street has a grand and
elaborate façade and is characterised by five bays with castellated parapets and
towers, the central of which is the largest and most elaborate with the windows
either side positioned symmetrically forming an important feature of the elevation.
The building is constructed of red brick with ashlar stringcourses and door and
windows surrounds to the principal elevation.

The corner element of the building has a sloped roof with a minor window and
entrance door and which is not considered to have a particular special character
and in the Listing description is described as a mid 20th century addition. As
mentioned above, the sloped roof is to be heightened extending the useable
internal space at first floor level and this results in a parapet wall to be built up to
the same height as the parapet wall adjacent to Pinstone Chambers with existing
detail reflected through into the extension ensuring that this element appears
subservient to the main original frontage.

In contrast to the option to form 1 unit, the extension will build up from the corner of
the building retaining the curved corner which is integral to the existing appearance
of the building and utilising curved glass at ground floor level to achieve the desired
window proportions whilst maintaining the curve. The curve is retained through
into the extension which is respectful of the appearance of the Listed Building.

Windows to mimic the windows in the 2nd and 4th bays are to be created at first
floor level allowing more light into the building with the first floor element set back
from the main castellated tower to ensure it does not detract from the appearance
of the original section which as projecting outer bays. Larger clear glazed window
openings are to be created at ground floor level to form retail display windows with
head and sill detailing with several courses of brickwork continued underneath in
order for them to tie in with the existing elevation.

As in the applications to form 1 retail unit, the existing entrance is also to be
relocated 2metres to the east but this will form the entrance into unit 2 comprising
of a fully glazed door mirroring the proportions to the existing entrance point to the
end bay nearest Pinstone Chambers which is also to have full height glazing
forming a further retail display unit.

As described, these alterations occur to either ends of the building which is
considered the less architecturally prominent part of the façade and is considered
acceptable and enables the creation of 4 display windows at ground floor level to
support the viability of the use of the building for retail purposes.

As in the application to form 1 retail unit, the main entrance to retail unit 1 is to be
created in the central bay utilising the existing window opening in the centre of the
elevation and comprises the addition of glazed doors and a canopy in order to
mark it as an entrance with the retention of the transom and upper part of the
mullion at the upper section of the door. This was also the chosen entrance point

49



involving similar alterations in previously approved schemes and therefore, it is
reasonable to accept such a change.

A significant alteration from that proposed in creating the 1 retail option is that this
scheme proposes to retain the existing windows to either side of the newly created
entrance in their present form with the mullion and transom detailing, heads and
sills and glazing bars all retained. This retains the original character of the façade
and enables the main element of this elevation to remain architecturally strong and
ensures that the repetition and link between ground and first floor is retained. As
such, the lack of alteration to these windows helps preserve the character and
appearance of the Listed Building in line with UDP policy BE19. It is considered
that their retention also helps offset the extent of the alterations proposed to either
end of the building which provides 2 large glazed display windows per unit which is
suitable for retail purposes.

The first floor window treatment of the original building is to remain unchanged
aside from replacement glazing if necessary and this is to be left open rather than
blanked off.

With regard to the Burgess Street elevation, the existing lightwells are shown as
blocked up to avoid encroachment onto the highway. The ground floor windows
on the side elevation currently blocked up can be opened up providing some
interest to this elevation and are conditioned as such (although it is likely that these
will be blocked up if the New Retail Quarter plans are carried out as indicated).

The extension will be built over the existing sloping roof and it is proposed that this
will be constructed in brickwork to match the existing with a string course
separating the old and new element and with a coping and dentil course at roof
level. This provides a simple elevation to Burgess Street and allows clear
differentiation between the existing and new build and minimises the roof height so
the existing roof structure which is to be retained is also visible in the background.

Signage for the two units is envisaged to be affixed over the top of the existing
horizontal band inscribed ‘Salvation Army Citadel’ with the lettering retained
underneath which is acceptable in principle. However, the signage will be subject
to Advertisement Consent.

Impact on Conservation Area

This Listed Building at the gateway to Cross Burgess Street significantly
contributes to the appearance of the City Centre Conservation Area. However, it is
currently vacant and boarded up with some evidence of disrepair and as such, it is
under valued in the City Centre and the Conservation Area. If a viable future use
can be achieved for the building which also enables the retention of the important
architectural features and character of the Listed Building as described above, then
this will enhance the character and appearance of the building in the City Centre
Conservation Area and in the overall City Centre.

Highways and Access issues

50



Although there is no space for car parking on the site, due to its location in the
centre of the city, the site is very well served by public transport and is easily
accessed by pedestrians and is already a destination for shoppers as it falls on the
route between Fargate and The Moor.

The approach to the proposed entrance is via existing public footpaths along Cross
Burgess Street, which are generally 2metres wide with slight re-grading of the
footpath proposed in front of the entrance. The ground floor level in the building
has been lowered in order to allow level access into both units and to relate better
to the existing pavement levels. The automatic glazed sliding entrance door
ensures it would not open out over the highway and avoids previously proposed
heavy swinging doors. Manifestation will be introduced into the full height glazed
windows and doors.

Internally, a lift serves the second floor storage/staff area although access to the
basement for disabled members of staff would also be welcomed. The tenants fit-
out yet to be confirmed would also provide the required disabled toilets and other
facilities with details conditioned.

A waste bin storage area is shown along the eastern elevation adjacent to
Pinstone Chambers and a cycle storage area is also indicated along this elevation
which should be implemented and retained.

Servicing of the building is envisaged off the service lay-by on Pinstone Street
which is acceptable.

Noise issues

The hours of use and character of use associated with retail outlets is such that
there is not envisaged to be any particular noise or disturbance issues resulting
from the development to surrounding residents. Retail units already surround the
site but residential occupiers can be protected through a condition attached to
restrict delivery times.

SUMMARY AND RECOMMENDATION

The proposal seeks to carry out alterations and an extension to the building for it to
be used as 2 retail units. The internal alterations described are similar to those
proposed to form 1 retail unit and are considered to retain the overall character of
the internal space and the features of the interior of the Listed Building.

Externally, the proposal, although involving the construction of an extension, has
managed to retain the main important architectural features such as the curved
corner and the ground floor windows which represent the main character of the
Listed Building whilst still providing some larger display windows to identify the
building as a retail outlet. As such, it is considered that the balance and symmetry
of the Cross Burgess Street elevation has been retained maintaining the integrity of
the Listed Building but allowing some flexibility to the building to secure its future.

51



Successful conversion of the building will restore this vacant Listed Building,
improve its appearance in the City Centre Conservation Area and will form a
prominent gateway to future development in the City Centre. As such, it is
considered to comply with the objectives of national guidance in PPG15 and UDP
policies S3, BE19, BE16, BE7 and S10 and it is therefore, recommended that
planning permission and listed building consent be granted conditionally.

52



Case Number 06/04055/LBC
Application Type Listed Building Consent Application
Proposal Alterations to and use of Citadel as 2 retail units with
provision of associated storage areas (in accordance
with amended plans received 6.08.07 and 23.04.07)
Location Sheffield Citadel
Cross Burgess Street
Sheffield
S1 2HG

Date Received 30/10/2006
Team CITY CENTRE AND EAST
Applicant/Agent Ward McHugh Associates
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of three years

from the date of this decision.
In order to comply with the requirements of the Town and Country Planning
Act.


2 The materials to be used externally shall match those of the existing building
in colour, shape, size and texture.
In order to ensure an appropriate quality of development.

3 Before the development is commenced samples of all proposed external
materials and finishes, including windows, shall be submitted to and
approved in writing by the Local Planning Authority. Thereafter, the
development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

4 Before the development is commenced the following samples shall have
been submitted to and approved in writing by the Local Planning Authority:
i) proposed facing materials

ii) proposed roofing materials

iii)proposed windows and doors

53



Thereafter, the development shall be carried out using the approved
materials

In order to ensure an appropriate quality of development.

5 Before the commencement of development, large scale details, including
materials and finishes, at a minimum of 1:20 of the items listed below shall
be approved in writing by the Local planning Authority:

Windows
Window reveals
Doors
Eaves and verges
External wall construction
Brickwork detailing
Entrance canopies


Thereafter, the works shall be carried out in accordance with the approved
details.

In order to ensure an appropriate quality of development.

6 A sample panel of the proposed masonry shall be erected on the site and
shall illustrate the colour, texture, bedding and bonding of masonry and
mortar finish to be used. The sample panel shall be approved in writing by
the Local planning Authority prior to the commencement of the building
works and shall be retained for verification purposes until the completion of
such works.

In order to ensure an appropriate quality of development.

7 Heads and cills shall match in size, style, construction and materials those
of the existing building.

In order to ensure an appropriate quality of development.

8 Prior to commencement of works, details of the extent and specification of
brick/stone repair and cleaning shall have been submitted to and approved
in writing by the Local Planning Authority and shall thereafter be carried out
in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

9 There shall be no replacement, alteration or repair of any part of the original
roof structure without the prior approval, in writing, of the Local Planning
Authority of details of timbers to be removed, altered and repaired and
details and specifications of all new replacement timber members.

In order to ensure that inappropriate alterations are avoided

54



10 Before the commencement of development, details and specifications of the
following items shall have been submitted to and approved in writing by the
Local Planning Authority:

Roof materials
Ridge
Valleys
Eaves
Verges


Thereafter, the development shall be carried out in accordance with the
approved details.

In order to ensure an appropriate quality of development.

11 Rooflights shall be conservation style whereby no part of the rooflight shall
project above the surface of the roofing slates unless otherwise agreed in
writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

12 All the rainwater gutters, downpipes and external plumbing shall be of cast
iron or cast aluminium construction and painted black unless otherwise
agreed in writing by the Local Planning Authority. Gutters shall be fixed by
means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

13 Chimney stacks and pots shall be retained and, where repaired, should be
reinstated to their original appearance using materials to match existing
unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

14 Existing windows shall be retained and repaired unless otherwise agreed in
writing by the Local Planning Authority.

In order to protect the original fabric of the building and the character and
appearance of the Conservation Area.

15 The details, specifications and finish of the new windows, including
elevations and sections, shall be approved in writing by the Local Planning
Authority before the commencement of development. Drawings shall be of
a minimum of 1:10 scale and shall include details of proposed section sizes
at a minimum of 1:1 scale. [Details shall include: reveal depths, double
glazing, secondary glazing, shutters, mouldings, architraves, location of
trickle vents]. Thereafter the development shall be carried out in accordance
with the approved details.

In order to ensure an appropriate quality of development.

55



16 The first and ground floor windows on the Cross Burgess Street elevation
shall remain clear glazed and shall not be blanked out with display material .

To allow natural daylight internally and retain the appearance of the Listed
Building.

17 The ground floor windows on the Burgess Street elevation shall not be
blocked up unless otherwise agreed in writing by the Local Planning
Authority.

In order to ensure an appropriate quality of development.

18 Before the development commences, details, specifications and finishes of
all new external doors, including frame section sizes, reveal depths and any
mouldings and architraves at a minimum of 1:20 scale shall have been
approved in writing by the Local planning Authority. Thereafter, the new
doors shall be installed in accordance with the approved details.

In order to ensure an appropriate quality of development.

19 Before the development commences, details of the new internal floor
structure and its abutment with the existing building structure shall have
been approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

20 Before the development commences, a schedule of all fixtures and fittings,
with a photographic record, and details of their retention, repair, removal or
relocation shall have been approved in writing by the Local Planning
Authority. The development shall then be carried out in accordance with the
approved schedule

In order to protect the character of the original building.

21 Before the development commences, details of the location, specification
and appearance of all new services to the building (including meter boxes,
outlets and inlets for gas, electricity, telephones, security systems, cabling,
trunking, soil and vent stacks, fresh and foul water supply and runs, heating,
air conditioning, ventilation, extract and odour control equipment, pipe runs
and internal and external ducting) shall have been approved in writing by the
Local Planning Authority.

In order to ensure an appropriate quality of development.

22 Before the development commences, details of installations and alterations
arising from the requirements of fire protection, means of escape, acoustic
attenuation and insulation, natural and mechanical ventilation, disabled
access and the provision of natural and artificial lighting shall have been
approved in writing by the Local Planning Authority.

56



In order to ensure an appropriate quality of development.

23 Before the development commences, details of proposals for the repair,
alteration or concealment of existing signs shall have been approved in
writing by the Local Planning Authority. The development shall then be
carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

24 This development shall be carried out in complete accordance with the
approved plans Nos. 020, 021, 022, 025 dated 06/08/07, drawings nos. 023,
024 dated 23/04/07 unless otherwise authorised in writing by the Local
Planning Authority.

In order to ensure an appropriate quality of development.

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 set out below, and to all relevant material
considerations, including Supplementary Planning Guidance.
PPG15 -
S3 -Development in Central Shopping Core
BE19 -Development affecting Listed Buildings
BE16 -Development in Conservation Areas
S10 -Conditions on Development in Shopping Areas
BE7 -Design of Buildings Used by the Public


This informative is intended as a summary of the reasons for grant of
planning permission.
So now you know...well, we don't know whether it was refused or not but I should think it was.
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