Planning – Application Comments

Consultation Date: Tue 21 Dec 2021

Consultation Date: Tue 21 Dec 2021

Consultation Date: Tue 21 Dec 2021

Comment Date: Mon 24 Jan 2022

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR PLANNING APPLICATION

APPLICATION SUMMARY
PLANNING APPLICATION: 21/02121/FUL
ADDRESS: 1 - 47 (Odds) Alcester Close Plymouth PL2 1EA
DESCRIPTION: Installation of new external wall insulation system with silicone render finish, refurbishment of balcony structures, replacement of curtain glazing to communal stairwells, replacement of windows and doors to flats, replacement of pitched and flat roof finishes, replacement of rainwater goods, installation of Automatic Opening Vent systems to stairwells, demolition of existing garage blocks, construction of new bin stores and installation of new boundary fencing with pedestrian and emergency vehicle access:

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: 21st January 2022

COMMENTS:
The Local Highway Authority (LHA) supports this application by Plymouth Community Homes for the refurbishment and upgrading of a residential block of 24 flats at Alcester Close, Devonport. Referring to the above description of the works, the transport and highway elements comprise of 'demolition of existing garage blocks, construction of new bin stores, and installation of new boundary fencing with pedestrian and emergency vehicle access'.

There is pedestrian access to the flats from Alcester Street, Pasley Street, and Harrison Street. The flats are served by six in number off-street car parking spaces located within two separate blocks of three garages, with one block located each side of the site, one accessed from Alcester St, and the other from Paisley Street, and both served with vehicle crossings. Apart from the six in number parking spaces within the two banks of lock-up type garages, there is no other off-street car parking to serve the 24 flats. So the existing flats have an established and significant shortfall in off-street parking.

Within the area currently occupied by the two banks of garages proposed to be demolished new communal bin stores would be created, with access from the courtyard for the residents, and roadside access for refuse collection. Adjacent to the bin storage area new emergency vehicle access into the rear courtyard would be formed. The proposed new bin storage area, and the new emergency vehicle access, would utilise the existing dropped vehicle footway crossings.

The local streets that surround the application site experience a high demand for on-street car parking, where parking is at premium. Therefore it is particularly disappointing that the application details have failed to cover the issue and justify the proposed loss of six potential off-street parking spaces resulting from the proposed demolition of the garages. Which could be reconfigured and replaced with simple hard-stand type parking spaces, and where in accordance with planning policy the loss of off-street parking is in itself a reason to recommend the application is refused.

However, the refurbishment of the flats is laudable, and notwithstanding the lack of justification put forward for the loss of parking, the older garages could be undersized and impractical for the parking of modern cars, also the level of the loss of off-street parking provided by just six garages, to serve twenty four flats, is minimal. But perhaps even more significant and of concern in respect of retaining parking, is that the use of the garages is outside of the control of the occupiers, and clearly in this case the owner has decided to take them out of use, and not to re-provide any alternative off-street parking.

SUMMARY:
Therefore, in this particular case and on balance the LHA would not object to the loss of the garages whether or not in use for parking, provided measures were included in any grant of planning permission to mitigate the loss/potential loss of off-street parking in the form of cycle storage for the flats, and the operation of a Residential Travel Plan. To help reduce potential overspill parking and the occupiers reliance on the use of a car, to encourage sustainable travel options, and support the Councils initiatives to reduce carbon emissions. Accordingly the LHA would not raise any objections in principal to planning permission being granted subject to the inclusion of the following planning conditions:-

CYCLE PROVISION (Amended)
Following the loss of the off-street car parking in the form of the garages, space shall be laid out within the site in accordance with details previously submitted to and approved in writing by the Local Planning Authority for a minimum of thirty six (36) in number bicycles (or otherwise provided in accordance with the SPD at a ratio of one space per bedroom) to be securely stored. 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 Local Planning Authority.

Reason:
In order to promote cycling as an alternative to the use of private cars in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.


RESIDENTIAL TRAVEL PLAN (Amended)
() Following the loss of the off-street car parking at the site by the demolition of the garages the flats shall thereafter be subject to and operate a Residential Travel Plan that has been submitted to and approved in writing by the Local Planning Authority. The said Travel Plan shall seek to encourage occupiers and visitors to use modes of transport other than the private car to get to and from the premises. It shall also include arrangements for monitoring the use of provisions available through the operation of the Travel Plan; identify targets for trip reduction and modal shift; consider practical methods to encourage modes of transport other than the private car; be maintained, up-dated, and submitted to the Council annually; provide the name, position, and contact telephone number of the person responsible for its implementation. The approved Residential Travel Plan shall remain in operation thereafter.

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. The applicant should contact Plymouth Transport and Infrastructure for site-specific advice prior to preparing the Travel Plan.


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

Comment Date: Tue 11 Jan 2022

LLFA consultation response 21.02121.FUL.pdf

Comment Date: Tue 11 Jan 2022

NI Response.pdf