®Planning appeal decision
Altman Smith & Co, Leverton House 461-463 London Road, SHEFFIELD, S2 4HL
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
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.
Framework references: 11, 131, 135, 161, 170, 173, 174, 175, 177, 178, 181, 207, 208, 210, 216, 232
Plan policies cited: Policy S10 UDP, Policy BE5 UDP, Policy BE20 UDP, Policy CS74 CS, Policy CS64 CS, Policy CS67 CS, Policy GE19 UDP
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.