Second bid to build apartments fails to win over city planners

Developer SMC Jenkins and Marr first submitted plans for the block of 57 apartments in 2007, but the application was turned down by Sheffield Council's city centre, south and east planning board in March 2008 on the grounds of the design being "unacceptable", the possible impact on the nearby St Mary's Church which is a listed building and the potential flood risk.

Councillors also said that the developer had failed to demonstrate that their suggested financial contribution towards affordable housing in the area was sufficient.

At today's meeting, the application is set to be turned down once again on the grounds of affordable housing because city planners have recommended that the suggested donation of 90,000 isn't sufficient.

This is despite the fact that the revised plans for the block of apartments, offices and a shop are described as a "good quality addition" to the city centre.

In the report set to go before councillors today, the planning officials say a contribution of 500,000 for affordable housing would be more acceptable and add: "The financial contribution of 90,000 for affordable housing is significantly below what is required for this development.

"This would result in an unacceptably low provision of affordable housing associated with this development."

The plans, which relate to a disused plot of land between Bramall Lane, Boston Street and St Mary's Gate, are for an eight-storey block of 57 flats with parking on the ground floor.

At the western end of the development, fronting Boston Street, there would be a two and three-storey office building and a shop would also be on the ground floor, fronting St Mary's Gate.

The planning officers say: "The application site is highly prominent and any development here is required to reflect the character of the immediate environment, complement St Mary's Church and be designed to a very high standard because it is at a highly visible gateway into the city centre.

"It is proposed to wrap the residential element around the corner facing St Mary's Gate and the end of Bramall Lane with the flats fronting onto these roads.

"Soft landscaping would be introduced at the front and there would be a courtyard behind this, fronting onto Boston Street, where vehicle access is taken from.

"The design of the earlier, refused scheme was unacceptable because the buff brick and stone exterior was at odds with the

predominantly red brick of the area.

"Also, the quality of the architecture did not reinforce local distinctiveness, the eastern end of Boston Street was too open and the views of the listed St Mary's Church along Boston Street would have been adversely affected.

"This proposal would be an interesting, varied and good quality addition to the edge of the city centre in design terms, marking a busy and important entrance into the city."

The scheme would also include environmentally-friendly elements such as a "green" roof to reduce energy bills for residents.

However, the planners conclude: "There is however a significant concern relating to the provision of affordable housing.

"Even though this is a high quality scheme that would create an excellent gateway into the city, the shortfall in the affordable housing contribution is so great that it renders the scheme unacceptable.

"The application is, therefore, recommended for refusal on this basis."

Housing Boost for over-55s

At today's meeting of Sheffield Council's planning board, councillors are set to approve plans for new flats in Sicey Avenue, Firth Park.

The "contemporary" two-storey development of 24 two-bedroomed flats would be on the site of the former Sicey Hotel.

City planners say the scheme will provide "100 per cent affordable housing for the over-55s, which is in short supply".