Convenience store planning application is recommended for refusal

Planning officer’s report

Prior to the planning committee meeting on Tuesday, the planning officer’s report recommends that the committee refuse planning permission for the convenience store application 10/02657/FUL on the grounds of unsuitable/unsufficient car parking accommodation and inadequate on-site servicing provision and servicing from the highway.

A decision by the planning committee is expected at the meeting on Tuesday.

Planning application report for committee – see pages 34-42 (PDF, 3.7MB)

Agenda for 2 November 2010 meeting

Wanted: your feedback on the presentation

A presentation is still to be made to the planning committee at the meeting on Tuesday 2 November at 2pm at the Town Hall on Pinstone Street.

You are invited to give your feedback on the presentation by leaving a comment below before it is finalised on Sunday 31 October.

Planning presentation (Word document, 45KB)


Bullet points from second Open Meeting regarding proposed convenience store

Special Open Meeting re Planning Application 10/02657/FUL – Motor World shop site, 340 Lydgate Lane
St Columba’s Church Hall; Thursday 21 October September 2010

Minutes also available to download as a Word document (17KB)

Present: Ian Hague, Gillian D; Steve R; Sandra C; Ian Jenkinson; Chris Batchelor (Crosspool Forum committee); Cllr Brian Holmes; Cllr Sylvia Anginotti; Iain Grayson, local residents and shopkeepers.

Apologies: Rev Frances Eccleston; Andy Grayson

Ian Hague (Forum Chair) welcomed everyone, reminding them of discussions at the first meeting on 3 September 2010 and their election of Iain and Andrew Grayson to represent the views of the Crosspool community at the Sheffield City Council Planning Meeting. Ian explained that before submitting their presentation, Iain and Andy would like to ensure that the majority view was still the same. He then invited Iain G. to take the floor.

Iain Grayson said the Council had received over 160 letters of objection to Turner Investment’s plans, and a few letters of support . The Council had had to extend the date for the objections, but just before the closing date IG had been told there were no plans to submit this application to the Planning Board. He therefore contacted Janice Sidebottom (Chair of the SW planning board) and requested the application went before them. She agreed to do so and everyone was encouraged to attend the meeting on Tuesday 2 November at 2pm in the Town Hall, Pinstone Street.

Obviously Turner Investments would seek to sell the site on once they had planning permission but their biggest weakness is access and parking. Somehow a rumour started that Tesco Express had asked the Council to sell it the lower part of Lydgate Green for a car park. IG, as a Friend of Lydgate Green, wrote immediately to Paul Scriven, (leader of the Council), and received an overnight reply that this rumour was without foundation; the Council could not sell this green space, which had been given to the people of Crosspool by the Graves Trust.

By this Tuesday, planning officer Sarah Hallam must make a representation as to whether she supports the scheme or not. If she does, the community may have a battle on its hands, but if not the scheme will most probably be defeated. Careful not to be emotive, IG and Andy will be at the 2nd November meeting to give a five minute presentation on planning law, the possible impact on the local community and the environment. He believes it’s naive to say there are no health and safety issues with regard to the access (corner site, backing into the traffic, school children walking past etc) and has been up at Crookes to see at first hand the chaos there when delivery lorries attempt to deliver to the Co-op and Sainsbury’s, at the same time.

Various members of the public spoke from the floor with concerns and comments as follows:

  • A lady wished to stress the busy nature of the crossing with the schoolchildren.
  • Flat tenant said that Motor World had been put into administration a year ago and since bought out. Rental for the site £5,000 per month. If Turners wanted Motor World out quickly they would need to pay £60,000. Presently the shop has very low footfall.
  • Although she appreciated that her idea might considered be a red herring, a lady asked whether it would be possible for the community to purchase the lease and then let the shop to a sympathetic concern
  • It was mentioned that of course Turner Investments may well resubmit the plans in a different form if this does not go through -so residents will have to be vigilant
  • Sandra pointed out that cash-rich Tesco is very ready to buy any plots of land that may come up, just in case they may be able to get planning permission in years to come.
  • The possibility of insisting on a site visit was raised; Sylvia said sometimes the planners do go ahead without actually visiting sites! IG agreed, he had the distinct impression the planners had been prepared to let it go ahead without one.
  • The flat owner said he knew the Highways Agency had been asked to submit a report, but as far as he was aware this is not yet available online. IG agreed to phone to ask why. He felt that even if the plans were scaled back Turners would try to say the four car parking spaces were sufficient, so the impossibility of pulling out backwards onto the main road at a junction must be pointed out.
  • A gentleman agreed we need real statistics for this – e.g. near-misses of cars and other traffic/pedestrians, number of school children, parents and siblings in buggies going past, both to get to and from school and at lunchtime. There are four schools in the vicinity and a supermarket will be a magnet to the Tapton pupils. There could well be 500+ children. Sadly, two of the schools are now closed for half-term, so any counting at the moment would not be accurate.
  • The reason behind the closure of the original car park turn from Manchester Road into the Croospool Tavern parking area was discussed. Ian H said that the access drive was due to be grassd over two years ago as part ofthe S10 corridor scheme, but had never got done (taxis etc are known to drive in and reverse out into the traffic). The Councillors agreed to find out what status this grassing over was at – red, amber or green.
  • A lady mentioned the Lydgate Junior School survey a couple of week ago, where pupils were asking shoppers questions about their use of the area. It was suggested the schools themselves be more involved – perhaps even to present something to the Council.
  • Shops’ petition? It will help to keep the momentum up and also people focussed, but every petition just counts as one objection. Involve the press?
  • The gentleman who had mentioned the Lydgate Hall gates asked again whether these could be listed, and even though Turner’s architects were prepared to move them into Lydgate Green people wanted them to stay where they were.
  • The flat tenant has photos of blockages in front of the premises (brewery delivery vehicle and bin lorries).

Ian ended the meeting, concluding that the majority were still opposed to the planning application, primarily on the grounds of health and safety, and that there was a Crosspool Forum Open Meeting, on Thursday 28 October 2010.

Download 21/9/10 Open Meeting minutes as a Word document (17KB)

Tonight: convenience store planning application meeting

A reminder that you are invited to another meeting tonight at 6:30pm in St Columba’s church hall to discuss the proposed convenience store planning application in Crosspool.

The meeting has been arranged as a follow-up to the Extraordinary Open Meeting in September at which residents were given the opportunity to express their views on the proposed enlargement of the current Motor World premises on Lydgate Lane. Iain and Andy were voted by those present to represent them at the upcoming council planning meeting.

Tonight’s meeting includes the following on the agenda:

  • further information on planning legislation
  • approval to be sought from those present regarding Iain and Andy’s prepared presentation illustrating what impact, if any, the new development would have on local residents, the wider commercial community, and potentially the profound effect on the character of the whole area, before its submission to the planning committee
  • residents will be informed of some good news dispelling a story that has proliferated since the first meeting

It is possible that the application will be considered by the board at the council’s 3 November planning meeting.

Motor World, Lydgate Lane, Crosspool
The retail premises would be extended to three times its present size

Open Discussion Meeting to discuss convenience store planning application

Prior to the Sheffield City Council planning committee giving consideration to the proposed Lydgate Lane shop expansion plans, a further Open Discussion Meeting has been arranged for 6:30pm on Thursday 21 October in St Columba’s Church Hall.

The meeting has been arranged to make clear the impact the new development would have on local residents and the potentially profound effect on the character of the whole area and the wider commercial community.

Moreover and most importantly, approval from residents will be sought at the meeting regarding the arguments and issues that are proposed to be submitted to the planning board.

It is possible that the application will be considered at the 3 November planning meeting.


Motor World, Lydgate Lane, Crosspool
The retail premises would be extended to three times its present size


Tavern Service Station planning application submitted

Tavern Service Station on Manchester Road
Tavern Service Station on Manchester Road

A planning application (10/03112/FUL) to extend the Tavern Service Station on Manchester Road is currently pending consideration.

Due to limited space in the existing premises, the service station is currently forced to turn away customers when it is too busy. In good weather, work and repairs can be undertaken on the front forecourt, but the owner is looking for a permanent solution.

It is proposed to extend the premises to provide four additional vehicle work stations. The overall standard of facilities will be improved, with the MOT testing areas re-sited.

The existing workshop and office occupy a site fronting Manchester Road, with access for pedestrians and vehicles from the main road. There is off road parking for a dozen cars with space for three work stations within the workshop. It is proposed that the new extension will run through at the same level, with access remaining as present via the Manchester Road.

For visual and aesthetic reasons, the extension will be constructed with facing materials to match the existing. A pitched roof will incorporate lights to provide both light and ventilation.

The overgrown area to the rear of the workshop, at 16-20 Sandygate Road, is currently used for the disposal of unwanted goods. The property and freehold owners are willing to sell the land to the service station owner and have made no objections to the proposed extension works.

A right-of-way for both the current owners of the 16-20 Sandygate Road property and the service station will be retained as a landscaped and paved access.

View Tavern Service Station planning application (10/03112/FUL)

Tavern Service Station on Manchester Road
Tavern Service Station on Manchester Road

Last chance to comment on convenience store planning application

Local residents are being encouraged to comment on the convenience store planning application 10/02657/FUL before the consultation period ends this coming Friday (17 September 2010).

The retail premises on Lydgate Lane, presently occupied by Motor World, is the subject of the application. It is proposed to extend the building to three times its present size and permission is being sought to change its use to a convenience store.

An Extraordinary Open Meeting took place on Friday 3 September to discuss the proposal – read the minutes from the meeting.

You can comment on the application in two ways:

  • Visit the 10/02657/FUL planning application on the Sheffield City Council website and click the ‘Submit Comments…’ button
  • Write to Ms Sarah Hallam, Development Management, Howden House, 1 Union St, Sheffield S1 2HH, with reference to Planning Application 10/02657/FUL

Minutes from Open Meeting regarding proposed convenience store

Special Open Meeting re Planning Application 10/02657/FUL – Motor World shop site, 340 Lydgate Lane
St Columba’s Church Hall; Friday 3 September 2010

Minutes also available as a Word document (34KB)

PRESENT: Ian Hague, Gillian D, Steve R; Joan C.; Sandra C; Roger K, Faye B (Crosspool Forum committee); Cllr Brian Holmes and 58 local residents and shopkeepers.

Ian welcomed everyone, & opened the Meeting by explaining that Turner Investments (who used to own GT News) have submitted an application (ref. as above) to Sheffield City Council Planning Dept.

They wish to enlarge the present shop (Motor World) to the side and rear, and change the use of flat above, making the site better financially, with the probability of offering it to interested parties for use as a convenience store.

The wording on their applicant states the development would be “small scale”, attracting only “local customers”, that at present there are “adequate parking facilities” for the development, and there would be no significant increase in customer footfall.

Deliveries would arrive at the front – where the parking is – & they believe this would not adversely affect the other shops in the Crosspool precinct. Ian has had numerous letters, emails & phone calls from concerned residents, so called this meeting. Will this development jeopardize the viability and vitality of the precinct and cause traffic congestion?

No-one from Turners was present at this meeting, so speculation as to it becoming a Tesco or Sainsbury’s was irrelevant.

Various members of the public spoke from the floor with concerns as follows:

  1. Crosspool already has two ‘dead’ shops; any new ones need to complement the existing & not detract.
  2. Parking outside the shop can not be adequate – the surrounding streets already have parking problems (especially Lydgate Hall Cres,) & this will be exacerbated. The implied assumption in the planning wording that there is adequate car parking is wrong.
  3. Access to parking – cars need to drive in & reverse out onto the A57 Manchester Rd – a very busy street.
  4. Safety issues; this means that reversing vehicles will cross the footway – already a dangerous route for schoolchildren going to Lydgate Primary and Lydgate Junior Schools. Cars coming up from Broomhill would do a right turn (not just a brief hover & quick turn up Lydgate Lane – which in itself is quite a blind corner – but possibly a long wait to see if they could park outside the shop – off the A57). (It has been noted that the recent road closure at the bottom of the A57 by the Broomhill lights caused a definite decrease in traffic and general noise – planning officers visiting when the road works are over would notice a difference)
  5. Corner site; the Motor World site is on a corner (junction of Lydgate Lane and Manchester Rd) & this development would be too large for such a tricky site.
  6. Deliveries- as at Crookes (outside Sainsbury’s) a delivery lorry will occupy the whole of the 3 parking spaces. If a ‘convenience store’ takes the site it may want to open from 7am to 11pm – so customers and deliveries could be at all hours – badly affecting the residents of Lydgate Hall Cres, Lydgate Lane & Manchester Rd.
  7. Shop size; Motor World is a small shop, but the proposed one would be much larger. The nature of the whole precinct of Crosspool is such that only “local shops” would fit in (see UDP & new SDP). (Broomhill is classed as a “district centre”)
  8. Consultation time for local residents; this has been too short. The original time given was the first week of Aug to first week of Sep – right in the holiday season! However as the notices only went up on 28th or 29th Aug & the bottom ten houses on Lydgate Hall Cres only received their letters on 19th or 20th Aug. the Council has agreed to postpone the final date to receive comments to 17th September 2010.
  9. Loss of local history; the remaining feature of ‘Lydgate Hall’ is the gate posts, which at the moment still stand on their original site beside Motor World. (See Judith Hanson’s most recent book for photos). These must be preserved & preferably in their present site. There is no mention of this in the application, and Turners did not know of their existence! The planning dept. should also have known of them!
  10. Change of use; the present site has one residential unit (flat) with large garden & private parking; garage and shop. The new development would increase the floor space by 180 per cent not therefore the stated “small and modest” but huge! This would in no way “fit and compliment” the local area, with a great glass shop front wall & sliding doors.
  11. Nuisance factor – the deliveries at all hours, long opening hours & therefore customer feet & voices, & potential for litter, are all of concern. The long hours that Spar opens and the restaurants in the precinct are cope-able with as there are not so many dwellings round them.
    (Brian agreed to chase up issues with Environmental Health that a lady raised, and the rubbish round the back of the shops at Selborne Rd).
  12. Local knowledge? Will the planners actually visit the area (especially during school-traffic times – and study the site? There are a lot of elderly people in this area who rely on the small shops staying open, as they often have no cars, and need the community spirit, which Crosspool has to remain.
  13. School lunchtimes; local residents already have serious issues with the Tapton & King Edwards school sites, especially at lunch time, when the precinct is felt to be overrun by children and not a particularly pleasant place to be in. Yet another shop selling snacks & food would only make this worse – & the busy road that needs to be crossed to reach the proposed site would be a problem – jay walking etc (which already goes on).

Two people can be elected by the local residents to attend the planning meeting and speak, although many more can attend just to observe and listen.

Objections should be sent (preferably individual letters – as these carry more weight- but petitions too) as soon as possible to Ms Sarah Hallam, Development Management, Howden House, 1 Union St, Sheffield S1 2HH. These must be objective and to the point – not emotive; the incorrect assumptions of Turners Investment must be pointed out, and unsustainability of the plan. The objectors to the Commonside/Walkley proposed Tesco have advised people that the traffic and safety issues are very important to bring to planners’ attention.

You can also comment on the planning application using the Council website.

A resident said that John Hesketh has emailed him and has spoken to Janice Sidebottom who says this application needs to go to a Public Planning Committee (which she will chair). There appears to be a groundswell of opposition already. People were asked to email Janice to insist that this application goes to the Committee.

Another pointed out that there was massive objection to the Bellway Homes development on Sandygate Rd but the planners pushed this through. He asked people to watch out for parallel applications & not just to assume if the first round was won there would not be a second application with slight alterations. Some of the shopkeepers present agreed to start petitions for signatures. Ian Hague will ensure information goes on the Crosspool website, and asked whether people felt a special leaflet drop to all Crosspool houses would be a good idea. Any new volunteers to deliver these leaflets will be very welcome.

The two closed shops were then briefly discussed; the lady who is supervisor at Spar did not know whether Spar held a lease on these two, to prevent another off-licence opening up. As the lease of at least one is coming up for renewal it is thought another company wants to take one on for a wine shop.

The meeting concluded with two residents – Ian & Andy – being voted to attend the Planning Meeting as reps for the community, and they have already started work on a document to present at this. They will also draft the leaflet to get to Ian Hague as soon as possible for immediate printing & delivery. The Meeting may be at the end of Sept; once details are known another local meeting can be arranged.

The Meeting closed.

Download a copy of these minutes (Word, 34KB)

Comment on the planning application using the Council website


Proposed convenience store for Crosspool‏

A planning application has been submitted for the retail premises on Lydgate Lane, presently occupied by Motor World, to extend the building to three times its present size.

Planning application 10/02657/FUL indicates permission is being sought to change its use to a convenience store/market, possibly by one of the big supermarket chains. Work has already begun, with the removal of a number of trees from the site.

The application raises many questions, including how this might affect the viability of the present shops in the precinct, and crucially, what added pressure will this impact on road safety, at what is an already very busy Y-junction with Manchester Road.

Residents are being invited to comment on the application before 17 September 2010 on the Sheffield City Council Planning Applications website.

View Planning application 10/02657/FUL

Associated downloadable documents (including Supporting submission document, plan drawings and Neighbour notification details)

Motor World, Lydgate Lane, Crosspool
The retail premises would be extended to three times its present size
 Manchester Road/Lydgate Lane/Sandygate Road junction in Crosspool
The already busy Manchester Road/Lydgate Lane/Sandygate Road junction