Planning – Application Comments

Consultation Date: Mon 20 Sep 2021

Consultation Date: Mon 20 Sep 2021

Comment Date: Mon 18 Oct 2021

21 10 18 2101708MOR NI Response.pdf

Comment Date: Wed 13 Oct 2021

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR PRE-PLANNING APPLICATION

PRE-APPLICATION SUMMARY
PLANNING APPLICATION: 21/01708/MOR
ADDRESS: Land to the West of 'Orchard Lea', Station Road, Tamerton
Foliot, Plymouth PL5 4LD
DESCRIPTION: Pre-application for to 2 in No dwelling-houses

CASE OFFICER: Jon Fox (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: 13th October 2021

PRE-APPLICATION COMMENTS:
This pre-application enquiry is a re-submission of a previous proposal, for the erection of two (2) in number dwelling-houses, on undeveloped land adjacent to 'Orchard Lea'. Where the principle of development would seem to have been established by the now expired conditional planning consent for two similar dwelling-houses, under application 06/01483/FUL, but which apparently expired without having fully discharged the associated planning conditions. The proposal was later resubmitted under planning application 09/01503/FUL, which was subsequently withdrawn and remained undetermined.

For information and completeness, and given the similarity of the proposal, the LHA would re-provide the comments made in response to the 2006 consent 06/01483/FUL:-

Transport Consultation Response to Planning Application 06/01483:
'The application site in Station Road at Tamerton has been subject of previous planning applications for the erection of two dwelling houses the last being 01450/05. The application includes for two off-street car parking spaces at each dwelling, which given the semi-rural nature of the location would not seem unreasonable. The previous Transport recommendation raised no objections in principal to the development proposal subject to certain conditions being included in any grant of planning permission, and Transport would largely reiterate the previous advice; Due to the infrequent and low speed of vehicles passing the application site it is considered that a reduced forward viability standard could be applied and would advise that the visibility splay of 2m x 20metres shall be provided. The site entrance needs to be connected to the existing footway to the east of the site and a short section of footway at 1800mm wide must be constructed to the appropriate highway standard, from the site entrance to meet and tie into the existing footway to the east. This section of footway would be constructed within the existing Highway Maintainable at Public Expense (HMPE) and a separate legal agreement under the Highway Act 1980 would be required before this work could be carried out'.

'Transport has noted the remarks under the heading 'HIGHWAYS/SITE ENTRANCE' on page 6 of the Design & Access Statement (2006) that has been submitted with this application... Notwithstanding the remarks/statement contained therein, a proper and adequate visibility splay to a standard as already indicated would need to be provided, and the applicant shall demonstrate that standard has been achieved by way of engineering drawings, also a section of linking footway to the appropriate highway standard shall be provided, a notional demarcation in the carriageway is not acceptable, and this should be a condition of any grant of planning permission': End:

The 2006 consent included Planning Conditions for the provision of; Sight-Lines, visibility splay; and a section of new linking footway; along with car parking. But the consent expired apparently leaving a number of planning conditions, including Sight-Lines and linking footway details, undischarged (as set-out in a reply from the LPA dated 5th February 2010). Where the initial application details for both, Sight-Lines, and linking footway, were considered unsatisfactory.

Referring to the latest submitted details, and an extract from section 3.3 of the Design & Access Statement (DAS), which states:-

'3.3 Highways -To minimise the impact on the site the design will re-utilised the existing entrance on the site. This entrance will be upgraded to accommodate a visibility splay by trimming the existing hedge. This provides safer access and egress to the site. The site entrance is bounded on one side by an Elm Tree that has been retained at the request of the PCC on a previous application. In order to improve pedestrian access the pavement running in front of Orchard Lea [the adjoining site] which extends to the centre of the village has been linked to the entrance of the site under application. The pavement is designed as a demarcated pedestrian zone with cobble inserts into the tarmac': End:

Referring to the above extract from the DAS would suggest this latest pre-application enquiry continues to doggedly pursue the same unacceptable and sub-standard, Sight-Lines, and footway construction, as per previous proposals. Apparently (despite previous planning conditions) continuing to demonstrate the same disregard and unwillingness toward providing the necessary accommodation works of an acceptable standard, to ensure safe access and egress for the proposed dwellings, and highway safety. In consideration of which, it cannot be relied upon that these essential elements of the development could be conditionally secured, complied with and met, and therefore the LHA is unable to support this latest pre-application proposal in its current form.

SUMMARY:
Therefore, on balance, due to the on-going adherence to what is considered to be perverse and sub-standard highway access/egress arrangements, and safety. And given the apparent demonstrable unwillingness to meet the council's planning standards, were the proposal to form or be part of a full planning application the LHA would be minded to recommend refusal.


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

Comment Date: Tue 12 Oct 2021

Adj Orchard Lea EDG21.001.FRSR.060.pdf