Planning – Application Comments

Consultation Date: Tue 25 Mar 2025

Consultation Date: Tue 13 May 2025

Consultation Date: Tue 25 Mar 2025

Consultation Date: Tue 25 Mar 2025

Consultation Date: Tue 25 Mar 2025

Consultation Date: Tue 13 May 2025

Consultation Date: Tue 25 Mar 2025

Consultation Date: Tue 25 Mar 2025

Comment Date: Fri 16 May 2025

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 25/00466/OUT
ADDRESS: 17 Bell Close, Plympton, Plymouth PL7 4JH
DESCRIPTION: Outline application with all matters reserved except for access for development of up to 3,530 sqm of general industrial (Class B2) and/or storage and distribution (Class B8)

CASE OFFICER: Dan Thorning (Planning Officer)
Development Management, PCC Strategic Planning & Infrastructure, Floor 2 Ballard House PL1 3BJ

CONSULTEE: Gary Lester (Transport Officer)
PCC Strategic Planning & Infrastructure, Transport Planning Team, Floor 2 Ballard House PL1 3BJ

Date: 14th May 2025

COMMENTS:
The Local Highway Authority (LHA) would not wish to raise any objections in principle to this current outline proposal, with all matters reserved except for access, for the development of a previously under used part of the industrial application site. With up to 3,530 sqm of development for general industrial use, either in use Class B2, and/or for warehousing storage and distribution in Use Class B8.

The associated traffic and highway impacts of the proposed further development and expansion of the use at the site were properly considered as part of similar earlier proposals, under planning applications 23/00507/FUL and 24/01045/MJR. With both applications for nine industrial units, having a similar layout and floor area as the current proposal of approximately 3,500sqm, and for the same uses of Small Industrial Units (B2), and Warehousing (B8). To which the LHA raised no objections in principle.

As with the previously mentioned applications, the accompanying Transport Assessment TA) considers all the associated impacts of the proposed expansion of the use Including: - Accessibility - Parking - Servicing, including various wheel tracking and turning movements - Traffic Impacts and vehicle trips- Sustainable travel, walking, cycling, and public transport opportunities - Highway Safety, and recorded accidents. The TA also confirms the expected associated increase in vehicle traffic would be an average 46 additional 2-way vehicle trips during both the AM and PM peak periods, less than one extra trip per minute. That in terms of vehicle impacts is considered relatively insignificant and could be safely accommodated in Bell Close, and on the surrounding local road network.

An indicative site layout has been provided titled and numbered 'Illustrative Site Plan -1347-942-2010 REV A'. However, as this is a reserved matters application for everything except 'access', everything else, the site layout, parking, turning, loading/unloading areas, cycle parking, travel plan, would all need to be secured by way of appropriate planning conditions.

The TA shows, depending on the split of uses, that to meet the Councils Supplementary Planning Document (SPD) parking standards, based on the proposed additional gross floorspace of 3,530sqm, and the B2 and B8 uses, between 50 - 80 additional car parking spaces would be needed (including between 5 & 8 disability spaces). Although, it is noted that being a reserved matters application parking provision would apparently be agreed as part of any associated detailed planning consent. Also, as acknowledged in the TA, between 13-20 cycle parking spaces (equating to 7-10 Sheffield stands) would need to be conditionally provided in accordance with the details in the Councils SPD, including being, secure; convenient; clearly visible; well signed; well lit; easily accessible; step free; and preferably covered.

Concerns have been raised that the development would add to the 'residual cumulative traffic impacts', marginally increasing the traffic on the local road network. Potentially adding to the difficulties for the small number of employees travelling by bus and/or walking to the application site when crossing Strode Road. However, although incremental development by intensification, expansion, or infill (or creep), can ultimately reduce the capacity on the road network resulting in unacceptable congestion at peak periods. Generally, other than trying to discourage car use, there seems to be insufficient legislative provisions or initiative to capture and mitigate those smaller cumulative traffic increases. With the National Planning Policy Framework (NPPF ' Dec 24) clearly stating in paragraph 116: -
'Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network, following mitigation, would be severe, taking into account all reasonable future scenarios.

SUMMARY:
In terms of the transport and highway impacts from the proposed development the LHA consider there are no material grounds to refuse the development. As mentioned above, with this being a reserved matters application all provisions except access would need to be conditionally provided in accordance with the Councils current (SPD) planning standards. Therefore, the following planning conditions are recommended to be included in any planning consent: -
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CONSTRUCTION TRAFFIC MANAGEMENT PLAN
PRE-COMMENCEMENT
() The development hereby approved shall not commence until a Construction Traffic Management Plan (CTMP) has been submitted to and approved in writing by the Local Planning Authority. The CTMP shall'include details relating to the detailed programme of works, details of construction vehicle movements including number, type and size of vehicles; construction operation hours; routes being used by construction vehicles and contractors parking arrangements. The development works hereby approved shall be carried out strictly in accordance with the approved CTMP.'

Reason:''
To ensure that the traffic impacts associated with the construction phase of the works does not lead to adverse impacts upon the operation of the Local Road Network in accordance with Policy DEV29 of the adopted Plymouth & South West Devon Joint Local Plan 2014-2034 and Section 9 of the National Planning Policy Framework.'

Justification:
Details are required to safeguard the amenity of surrounding residents and to ensure that pedestrians and other road users are able to use the Local Road Network without hindrance from construction work/traffic.'
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HIGHWAY DILAPIDATION SURVEY'- PRE-COMMENCEMENT
() The development hereby approved shall not commence until the applicant has undertaken a highway dilapidation survey in Bell Close in consultation with the Local Highway Authority, which shall be submitted to and been approved in writing by the Local Planning Authority. The survey shall assess the existing condition of all highway infrastructure which will be impacted upon through the construction activities associated with the development hereby approved.

Reason:'
To ensure that any damage to the existing highway infrastructure arising from the construction of the proposed development is properly recorded and addressed by the developer on completion of the works in the interests of the safety of all users of the highway in accordance with Policy DEV29 of the Plymouth & South West Devon Joint Local Plan 2014-2034 and Section 9 of the National Planning Policy Framework.''
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Justification:
The survey is required in order to safeguard the amenity of surrounding residents and to ensure that any potential issues with the Local Road Network are identified prior to the implementation of the CTMP.'
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SITE LAYOUR DETAILS'- PRE-COMMENCEMENT'
() The development hereby approved shall not commence until details of the design, layout, levels, gradients, materials and drainage of all roads and footways, parking and turning areas, and loading/unloading areas, forming part of the development have been submitted to and approved in writing by the Local Planning Authority. The development shall not be brought into use until the development has been constructed in accordance with the approved details unless otherwise agreed by the Local Planning Authority.'
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Reason:'
To provide a layout, road and footpath, pattern that secures a safe and convenient environment and to a satisfactory standard in accordance with Policy DEV29 of the adopted Plymouth & South West Devon Joint Local Plan 2014-2034 and Section 9 of the National Planning Policy Framework.'
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Justification:'
In order to ensure the roads and supporting infrastructure can be adequately provided before development commences.'

SURFACE LEVELS AND GRADIENTS
() The internal access roads and routes, car and service vehicle parking areas, turning areas and loadng areas within the devlopement hereby permitted shall not be steeper than 1 in 10 at any point.

Reason:
To ensure that provisions within the developmnet site are practical and safe for all oseres and operational requirements in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


LOADING AND UNLOADING PROVISION
() Before the development hereby permitted is first brough into use, adequate provision shall be made to enable goods vehicles to be loaded and unloaded within the site in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The land indicated on the approved plans for the loading and unloading of vehicles shall not be used for any other purposes unless an alternative and equivalent area of land within the curtilage of the site is provided for loading and unloading with the prior consent in writing of the Local Planning Authority.

Reason:
To enable such vehicles to be loaded and unloaded off the public highway so as to avoid:- (i) damage to amenity; (ii) prejudice to public safety and convenience; and (iii) interference with the free flow of traffic on the highway; in accordance Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


VEHICLE PARKING AND TURNING
() The development shall not be occupied or brought into use until adequate space has been laid out within the site in accordance with details that have previously been submitted to and approved in writing by the Local Planning Authority for the parking and turning of vehicles including, staff car parking, HGV and other service vehicle parking, and for vehicles to turn within the site and enter and leave the site in forward gear.

Reason:
In the opinion of the Local Planning Authority, provision needs to be made for parking and turning for reasons of highway safety in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034


PROVISION OF ELECTRIC VEHICLE CHARGING POINTS
() To assist lower carbon emissions electric car charging points shall be provided in accordance with the standards set out in the Councils Supplementary Planning Document submitted to and approved in writing by the Local Planning Authority and thereafter maintained and kept available for the charging of vehicles.

Reason To assist in the lowering the carbon footprint of the development in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


CYCLE PROVISION
() The development shall not be brought into use until space has been laid out within the site to accommodate cycle parking in accordance with the specified provisions contained within Section 8 of the Councils Supplementary Planning Document with the details having first been approved by the Local Planning Authority for bicycles to be securely parked. The secure area for storing bicycles shown on the approved plan shall remain available for its intended purpose and shall not be used for any other purpose without the prior consent of the LPA.

Reason:
To promote cycling as an alternative to the use of private cars in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


WORKPLACE TRAVEL PLAN - PRE-OCCUPATION
() The use hereby permitted shall not commence until a Workplace Travel Plan (WPTP) has been submitted to and approved in writing by the Local Planning Authority. The WPTP shall seek to encourage staff and all site users to use modes of transport other than the private car to get to and from the premises. It shall also include measures to control the use of the permitted car parking areas; site specific outcomes and targets, an agreed arrangement for monitoring the use of provisions available through the operation of the Travel Plan; and the name, position and contact telephone number of the person responsible for its implementation. From the date of first use the developer shall operate the approved Workplace Travel Plan:
The applicant should contact the Sustainable Transport Team within Strategic Planning and Infrastructure for site-specific advice prior to preparing the Travel Plan.

Reason:
The Local Planning Authority considers that such measures need to be taken in order to reduce reliance on the use of private cars (particularly single occupancy journeys) and to assist in the promotion of more sustainable travel choices in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.


CAR PARKING MANAGEMENT STRATEGY - PRE-OCCUPATION
The development hereby permitted shall not be occupied until a Car Parking Management Strategy has been submitted to and approved in writing by the Local Planning Authority. The said Strategy will provide details relating to the allocation of parking, measures relating to the control/use of all spaces to allow the sharing of spaces and the associated method of enforcement. Details shall also include the number of EV charging points proposed and where they will be positioned:
From the date of occupation of any unit within the development the applicant shall operate the approved Car Parking Management Strategy in perpetuity.''

Reason:'
To ensure that the use of all car parking spaces within the development are properly managed and thereby ensure that each of the uses within the building are adequately served in terms of off-street car parking provision in accordance with Policy DEV29 of the adopted Plymouth & South West Devon Joint Local Plan 2014-2034 and Section 9 of the National Planning Policy Framework.'



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

Comment Date: Mon 05 May 2025

With reference to the proposed application, we make the following comments.

1. Assurance to be given to improving the pedestrian crossings in both Strode Road and Newnham Road.
2. On site works to be carried out to mitigate the loss of green space
3. It is vitally important that any of the occupants of the proposed units do not cause excessive noise, unpleasant odours or light pollution which will impact on the well being and day to day living of local residents.