Sheffield resi to finally face committee
Plans for 56 apartments off London Road, reworked from a controversial initial application in September 2022, are in line for approval next week.
Spring Planning is advising the applicant Keetons Management Services on a project that effectively brings together three development plots on Keetons Hill, in a blend of new and old.
In play are 136-138 London Road, a former Victorian cocoa house later used as offices; a vacant four-storey office building fronting Broom Close; and a vacant site formerly occupied by the Tramway pub.
The sloping site is bordered to the north by a pocket park on Broom Close, to the west by terraced housing, the south by a mix of commercial and light industrial uses and to the east by London Road itself. A grade two-listed former horn handle works sits across the open space.
Although the three plots have each separately gained consents at various times, this is the first time the combined site will reach committee, an earlier 2022 proposal having been withdrawn.
Since the overall plans were initially submitted, the design has been significantly amended so as to avoid the complete demolition of the former cocoa house, according to the planning officer report, with the intention now to retain and restore the historic elevations, along with features including mosaics.
The existing roof is to be replaced by a contemporary mansard to maintain a number of flats so as to render the scheme financially viable.
As set out in the report, the scheme breaks down as:
- The refurbishment of the facade of 136-138 London Road, with a new structure behind featuring a two-storey mansard roof with dormers, the latter clad in copper/bronze metal cladding. The building would introduce a commercial use at ground floor with one and two bedroomed flats above over three floors.
- A new-build element on the vacant corner plot abutting 136-138 London Road. This structure would rise to six storeys, with the Class E use continued through at ground floor and five floors of one and two-bedroom apartments above.
- 1 Broom Close’s redevelopment would involve the addition of a minor roof extension and conversion into apartments. The existing basement space would be reserved for storage use, intended to replace storage space currently occupying the first floor of the detached building to the south on the opposite side of Keeton’s Hill, itself set for conversion into apartments.
Overall, the project includes 56 apartments and 2,248 sq ft of commercial space. Due to viability, no affordable homes are proposed. ADS caried out the viability appraisal for the applicant.
Self Architects is the designer of the reworked scheme. The professional team also includes Weddles, transport advisor Inspire Design, GCA Structural Engineers, and heritage advisor Jessop Consultancy
The initial submission led to more than 100 objections, many protesting that Sheffield’s first cocoa house – the Highfield Cocoa & Coffee House, opened in 1877 and closed in 1908 – should be protected. A bid to have the building listed failed in 2023.
Self Architects’ design blends old and new. Credit: planning documents
Although changes have been made to the scheme, disquiet remains, with 25 objections filed since the amended scheme was put forward this summer – the Victorian Society remains as an opponent, along with three other heritage bodies and a local councillor.
Not in dispute is Sheffield’s need for more homes, while the location is described as unsuitable for offices – the long-term voids at the office space attesting to this. Unable to demonstrate a five-year supply, and concluding that harm to the heritage asset will be “less than substantial”, the recommendation is for approval with conditions attached.
The plans will be considered at committee on 13 January. Sheffield’s planning portal holds the full suite of planning documents, reference 22/03350/FUL.
