Planning – Application Comments

Comment Date: Wed 29 Nov 2017

It is possible to agree with the statement found at 6.1.12 of the Archaeology and Heritage Statement submitted by the applicant.

6.1.12 In light of uncertain archaeological potential and practical constraints to investigation at present, it is recommended that archaeological testing is completed as a condition of planning permission. Given some potential for significant remains, it is recommend that a test pit or pits is opened within the site to understand the likely potential of the area to retain any archaeological deposits of note. Further investigation or monitoring may be required if there is an indication of survival.

Pre-commencement evaluation will allow the correct degree of archaeological mitigation (if any) to be applied. Therefore: a condition is recommended in the following words:

No construction shall be commenced until the applicant (or their agent or successors in title) has secured and implemented a programme of archaeological work to include archaeological trial trench evaluation, aimed at providing information of the location, nature and extent of any surviving archaeological remains which may be present.

The development shall be carried out in strict accordance with the approved scheme, or such other details as may be agreed in writing by the Local Planning Authority.

All of the above to be agreed in accordance with a written scheme of investigation (which shall previously have been submitted to and approved in writing by the Local Planning Authority)

Reason: The site may contain archaeological deposits or remains which would warrant appropriate investigation and/or recording in accordance with Policy CS03 of the Plymouth Local Development Framework Core Strategy (2006-2021) 2007, emerging policies DEV21 and DEV 22 of the Plymouth and South Hams Joint Local Plan and paragraph 128 of the National Planning Policy Framework 2012.

Comment Date: Mon 13 Nov 2017

Plymouth City Council
Strategic Planning & Infrastructure

Transport Planning Team
Ext: 01752 307813
Date: 10th November 2017
Jon Fox
Development Management
Strategic Planning & Infrastructure
Floor 2
Ballard House

Dear Jon

Highway Authority Consultation Response to a Planning Application


APPLICATION NO: 17/01827/FUL

SITE: HIGHLAND COTTAGE, NEW STREET, PLYMOUTH

DEVELOPMENT: Construction of a new dwelling


Observations:

From a transport viewpoint I have some major reservations regarding access to and from the proposed double garage which is accessed off New Street.

The overall width of the existing lane, from which access is obtained to serve the off-road car parking area, scales just 3.6m. However this is the distance from 'wall to wall'. Clearly when manoeuvring a car, motorists would leave a clear distance between the edge of the vehicle and the nearest physical structure. Therefore the effective width of the lane for reversing and turning would be less than 3m which is around half of the usual 6m reversing distance required which is measured clear of the actual parking area.

In view of the difficulties associated with vehicles accessing the proposed double garage/parking area, I would question whether or not it would actually be usable leading to the vehicles of occupiers of the dwelling having to park on-street. In view of these concerns I would have to recommend this application for refusal.

However if the applicant were to amend the layout plan to provide just 1 dedicated off-street car parking space (which is considered sufficient for a 2 bedroom property in this location) then I would be happy to change my recommendation to one of no objections such to various conditions being attached. By providing just 1 space there would be more width which would allow a parked vehicle to commence its' turn much earlier and would therefore allow a car to turn within the area available for such.

It should also be noted that the development would be excluded from obtaining permits for the Controlled Parking Zone in operation within the area.

Recommendation:

The Highway Authority recommends that planning permission should be refused for the following reason:

INADEQUATE PROVISION OF PARKING
No adequate provision is proposed to be made for the parking of cars of persons residing at or visiting the development. Vehicles used by such persons would therefore have to stand on the public highway giving rise to conditions likely to cause:-
(a) Damage to amenity;
(b) Prejudice.to public safety and convenience;
(c) Interference with the free flow of traffic on the highway
which is contrary to Policies CS28 and CS34 of the Plymouth Local Development Framework Core Strategy (2006-2021) 2007 and Policy DEV31 of the emerging JLP July 2017.

IN16 INFORMATIVE: RESIDENT PARKING PERMIT SCHEME
The applicant should be made aware that the property lies within a resident parking permit scheme which is currently over-subscribed. As such the development will be excluded from obtaining permits and purchasing visitor tickets for use within the scheme.


Scott Smy

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