Planning – Application Comments

Consultation Date: Mon 22 May 2023

Consultation Date: Thu 20 Jul 2023

Consultation Date: Mon 22 May 2023

Consultation Date: Wed 16 Aug 2023

Consultation Date: Mon 22 May 2023

Consultation Date: Mon 22 May 2023

Consultation Date: Mon 22 May 2023

Comment Date: Wed 04 Oct 2023

LLFA consultation response 04.10.2023.pdf

Comment Date: Fri 23 Jun 2023

The proposals seek to construct 2x garages and create 3x off-street parking spaces alongside alterations to boundary treatments and the access road at the above-mentioned site. The Highway Authority would not wish to raise any in-principle objections to the proposals but would seek for some minor amendments and further details to be submitted to ensure that a safe and satisfactory access is maintained.

The proposed garages are sited on what is currently an open, gravelled area which seemingly provides informal off-street parking provision for properties within the area. As detailed within Manual for Streets (MFS), garages are not always used for car parking and determining the acceptability of the use of garages to satisfy off-street parking requirements should be decided on a scheme by scheme basis. In addition, as detailed within paragraph 13.69 of the SPD, as garages are normally used as storage and not for parking, LPAs will generally encourage the use of car ports as an alternative. However, whilst the LHA would not generally support the creation of garages where other forms of off-street car parking can be provided, it is noted that the proposed internal dimensions conform to the minimum requirements as included within Table 29 of the SPD (6.5mx3.5m). Furthermore, the application also seeks to provide an additional 3x parking spaces which would offset any potential loss in off-street parking provision at the site. For these reasons, the LHA would not object to the creation of the 2x garages in this instance.

The other 3x parking spaces proposed are policy compliant, with additional width afforded to those located adjacent to structures.

The proposals also seek to widen the access road by removing a section of walling and re surfacing the road. These works would overcome the issues regarding insufficient reversing space to allow for adequate access/egress into the parking spaces, which had been raised by the LHA as part of previous applications to redevelop the site. The widening works allow suitable access into each proposed parking space which has been demonstrated via wheel tracking plans submitted as part of the application. These works should tie in to the existing public highway and be executed under the appropriate permit obtainable from Plymouth Highways.

It is also noted that these works would require the relocation of a services pole. The necessary permissions from the relevant utility provider and all works associated with the relocation should be obtained and carried out prior to the commencement of any works on site, at cost to the applicant.

The Proposed Site Plan details the provision of a rendered planter with slate capping between the western elevation of the proposed garages and the edge of the publicly maintained highway. The LHA would require this element of the design be removed and replaced with a hard surfacing and flush kerbing to not only provide appropriate defensible space for pedestrians, but an override area to allow suitable access for emergency vehicles.

The creation of the garages would somewhat impede on the levels of visibility for both motorists and pedestrians travelling along Yonder Street from Hexton Hill Road. However, the hard surfacing of this area would provide defensible space for pedestrians to wait off the highway and out of the way of vehicles eastwards along Yonder Street.

Additionally, the existing layout of the site provides a large radii on the bend which allows larger vehicles (such as emergency and refuse vehicles) to navigate the road and turn. The construction of the planter would decrease the radii of the junction, providing an almost 90 degree turn which would impact on the safe use of the highway for emergency vehicles. The LHA consider that if this area were to be hard paved with flush kerbing, then a suitable area of override might be provided which could overcome this issue.

For this reason, the LHA would recommend that further details be provided to show these amendments. The access should also be tracked using a fire tender to evidence that a safe and suitable means of access can be maintained.

Recommendations:

Support
No objection
No objection subject to appropriate mitigation (as identified below) X
Object to application


Planning conditions:
FURTHER DETAILS
No development shall take place until details of the following aspects of the development have been submitted to and approved in writing by the Local Planning Authority:

- An amended Site Plan which demonstrates the replacement of the rendered planter along the
western elevation of the garage with hard surfacing and a flush kerb line.
- Wheel tracking plans to demonstrate that safe and suitable access can be maintained for
emergency vehicles (Fire Tender).

Reason:
To ensure that these further details are acceptable to the Local Planning Authority and that they are in keeping with the standards of the vicinity in accordance with the Plymouth and South West Devon JLP 2019.

PROVISION OF PARKING AREA
Each parking space shown on the approved plans shall be constructed, drained, surfaced and made available for use before the unit of accommodation that it serves is first occupied and thereafter that space shall not be used for any purpose other than the parking of vehicles.

Reason:
To enable vehicles used by occupiers or visitors to be parked off the public highway so as to avoid damage to amenity and interference with the free flow of traffic on the highway in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

RELOCATION OF SERVICES
No development shall take place until the necessary permissions to relocate the service pole as required as part of the proposed development have been obtained from the relevant service provider. The development shall not be brought into use until the associated relocation works have been carried out.

Reason:
To ensure that an appropriate and safe access is provided in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

INFORMATIVE: PUBLIC HIGHWAY APPROVAL
This planning permission does not authorise the applicant to carry out works within the publicly maintained highway. The applicant should contact Plymouth Highways for the necessary approval. Precise details of all works within the public highway must be agreed with the Highway Authority and an appropriate Permit must be obtained before works commence.



The proposed development has been considered in accordance with the Councils current Development Plan Policies and having regard for the National Planning Policy Framework.



Abbie Perry

Transport Planning Officer
Officer authorised to sign on behalf of the
Director for Strategic Planning & Infrastructure

23/06/2023

Comment Date: Tue 13 Jun 2023

Yonder Street EDG23.001-FRSR-009.pdf