Altman Smith & Co, Leverton House 461-463 London Road, Sheffield, S2 4HL

Planning appeal 3366465 at Altman Smith & Co, Leverton House 461-463 London Road, Sheffield, S2 4HL (Sheffield City Council) was dismissed on 6 October 2025 by Inspector Teasdale N, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the site and surrounding area, including whether it would preserve the setting of the non-designated heritage asset (461-463 London Road).

retention of ground floor office use (Class E) and alterations to building to create 2no. self-contained residential units (C3), including the erection of a two-storey rear extension, and a first-floor extension with accommodation at first-floor level and roofspace, and the creation of a communal roof terrace

Authority: Sheffield City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Teasdale N
Postcode: S2 4HL

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the site and surrounding area, including whether it would preserve the setting of the non-designated heritage asset (461-463 London Road)
The effect of the proposed development on the living conditions of the existing occupiers of No 465 London Road with particular regard to privacy, light and ventilation
Whether the proposed development would be suitably located having regard to its location in flood zone 3 and the risk of flooding

What decided it

The proposed development fails the sequential test for flood risk by locating residential development in flood zone 3 without demonstrating that no reasonably available lower-risk sites exist, and this alone provides a strong reason for refusal under paragraph 11(d)(i) of the Framework.

The modest housing benefit of 2 units, even accounting for the Council's shortfall in five-year housing land supply, is significantly and demonstrably outweighed by the unacceptable harm to the character and appearance of a non-designated heritage asset, the unacceptable harm to the living conditions of neighbouring occupiers, and the failure to meet flood risk requirements.

What the Inspector cited

Development plan policies: Policy S10 UDPPolicy BE5 UDPPolicy BE20 UDPPolicy CS74 CSPolicy CS64 CSPolicy CS67 CSPolicy GE19 UDP
National Planning Policy Framework: Paragraph 11Paragraph 131Paragraph 135Paragraph 161Paragraph 170Paragraph 173Paragraph 174Paragraph 175Paragraph 177Paragraph 178Paragraph 181Paragraph 207Paragraph 208Paragraph 210Paragraph 216Paragraph 232

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.