Planning – Application Comments

Consultation Date: Thu 11 Nov 2021

Comment Date: Fri 03 Dec 2021

21 12 03_2102019FUL NI Response.pdf

Comment Date: Wed 24 Nov 2021

The proposals include an increase to the size of the property at the front, side and rear alongside the provision of rear raised decking and an extension to the driveway. The Highway Authority are unable to support the proposed development in its current form.

The proposed works do not result in an increase to the number of bedrooms at the property and as such the associated parking demand remains the same. The property as existing is benefitted with a minimum of 2x off-street parking spaces in the form of a hardstand, with vehicular access taken from Powisland Drive. As such, the LHA would seek for a minimum of 2x practical and usable off-street parking spaces to be maintained as part of this proposed development.

The proposals include the creation of a garage with the internal dimensions of 5.37 metres long and 3 metres wide. 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. Table 29 of the SPD sets out the minimum required internal dimensions in order for a garage to be considered as a positive contribution to off-street parking and to include for the provision of EV charge points (6.5mx3.5m). The internal dimensions of the proposed garage fall short of these requirements and therefore the garage would not be considered as a contribution to the off-street parking provision at the property.

The proposed extensions result in a reduction in the length of the existing hardstand by approximately 3.5 metres, however enough space is maintained in order to allow 1x car to park off-street. The proposed amendments to the driveway to create another additional off-street parking space in the former front garden are unacceptable.

As outlined within the guidance in Appendix 1 of the Joint Local Plan SPD, a vehicle should be able to cross the footway at a right angle (90 degrees) to the road and should be able to enter or exit the hardstand in a single turning movement. The new parking space is situated at the back of the footway and parallel to the carriageway on Powisland Drive. The positioning of any hardstand parallel to the carriageway is undesirable to the LHA as any vehicle accessing the hardstand would be required to drive over a large section of the footway which is not acceptable to the LHA as it gives rise to concerns of highway safety.

It is unclear whether the 500mm high concrete wall will be provided along the front boundary of the property, therefore bounding the parking space on 3 sides which would prevent unauthorised vehicle override of the footway and ensure the use of the existing, approved vehicular crossing. However, if this is the case, this results in the space becoming too constrained to allow for adequate means of access into the hardstand and in turn, an impractical parking arrangement.

Should the applicant be able to demonstrate that 2x sufficient and practical off-street parking spaces can be provided within the site and at 90 degrees to the carriageway on Powisland Drive, then the LHA would be minded to withdraw the recommendation of refusal.

Recommendations:

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

If 'object' on what grounds?

Reasons for refusal:
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.
The proposal(s) are therefore contrary to Policy DEV29 of the adopted Plymouth and South West Devon Joint Local Plan adopted March 2019.



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


Dated 22/11/2021