Planning – Application Comments

Consultation Date: Tue 31 May 2022

Consultation Date: Tue 31 May 2022

Consultation Date: Tue 31 May 2022

Consultation Date: Mon 25 Jul 2022

Consultation Date: Tue 31 May 2022

Consultation Date: Tue 31 May 2022

Comment Date: Mon 20 Jun 2022

21 Mutley Road EDG22.001.FRSR.019.pdf

Comment Date: Mon 20 Jun 2022

It is has been noted by the LHA that concerns have been raised in various LOR's received relating to access and the impact that the 4 proposed units would have in terms of trip generation. A typical residential property would be expected to generate around 6-8 vehicular movements per day (over a 12 hour period) so the proposed development could be expected to generate around 24 to 32 trips throughout the entire course of the day. Taking the worst case (32 trips) spread over the course of a 12 hour day this equates to just 2.6 movements per hour which cannot considered to be considerable and would not give rise to any cause for concern from a trip generation viewpoint.

Each of the proposed units would be served by a garage along with a driveway in front (2 spaces). Such a level of car parking is considered to be appropriate and in accordance with Policy.

One area of concern that has been flagged-up by the applicant and noted by the LHA relates to the ability for vehicles of occupiers of the new dwellings to be able to manoeuvre into and out of the proposed garages/driveways taking into account the presence of on-street kerbside car parking which takes place along the northern side of Mutley Road. It is acknowledged that Mutley Road narrows considerably along the frontage of the proposed application site to 1 vehicle width.

It would appear from the drawings that there is less than the required 6m reversing space behind each of the driveways due to the presence of the above-mentioned on-street car parking (5.15m). However the applicant has set the development back with a slightly longer driveway length of 6.5m in front of the proposed garage. Furthermore, the ability to reverse into and out of the spaces could be improved by dropping the kerbline along the entire frontage of the development in order to provide a greater swept-path.

I would also add that tracking plans have been provided to demonstrate that vehicles can enter and exit the proposed car parking arrangements taking into account existing on-street kerbside car parking. I have no reason to question the tracking plan provided which, although slightly on the tight side, does show that these manoeuvres could be undertaken.

The creation of the 1.8m footway along the frontage of the site is welcomed as this will allow a continuous footway to be provided along the southern side of Mutley Road. I would recommend that a condition be attached relating to the details and construction of such. The LHA would seek to secure the adoption of such as HMPE through a Highway Legal Agreement (S.38).

The proposed internal garages are all of suitable dimensions and include sufficient space to also incorporate cycle parking. It is also recommended that EV charging points be provided within the garages.

In view of the narrow width of Mutley Road, concerns have rightly been raised by residents regarding the potential impacts during the construction phase of the works. I would therefore recommend that a specific condition be attached relating to a Construction Traffic Management Plan. There will also be the need for a Highway Dilapidation Survey.
To conclude I would not wish to raise any objections to this application from a highway viewpoint although I would recommend that the following conditions be attached:

TN01 STREET DETAILS
No development shall take place until details of the design, layout, levels, gradients, materials and method of construction and drainage of the new section of footway along the site frontage have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the new footway has been constructed in accordance with the approved details.

Reason:
To provide a footpath that secures a safe and convenient environment and to a satisfactory standard in accordance with Policy DEV 29 of the Plymouth and South West Devon JLP 2019.

TN20 PROVISION OF PARKING AREA
Each parking space shown on the approved plans shall be constructed, drained, surfaced and made available for use before the unit of accommodation that it serves is first occupied and thereafter that space shall not be used for any purpose other than the parking of vehicles. This shall also include the provision of EV Charging Points.

Reason:
To enable vehicles used by occupiers or visitors to be parked off the public highway so as to avoid damage to amenity and interference with the free flow of traffic on the highway in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

TN03 ACCESS (CONTRACTORS)
Before any other works are commenced, an adequate road access for contractors with a proper standard of visibility shall be formed to the satisfaction of the Local Planning Authority and connected to the adjacent highway in a position and a manner to be agreed with the Local Planning Authority.

Reason:
To ensure an adequate road access at an early stage in the development in the interests of public safety, convenience and amenity in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

HIGHWAY DILAPIDATION SURVEY
No works shall commence on-site until the applicant has undertaken a highway dilapidation survey in consultation with the Local Highway Authority. The survey shall assess the existing condition of all highway infrastructure adjoining the site which will be impacted upon through the construction activities associated with the development hereby approved. This shall also include routes to and from the site being used by construction traffic.

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 and South West Devon JLP March 2019.

CONSTRUCTION TRAFFIC MANAGEMENT PLAN
The development building works hereby proposed shall not commence until there has been submitted to and approved in writing by the Local Planning Authority a Construction Traffic Management Plan (CTMP). The said CTMP shall be submitted prior to the commencement of the development building works and 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 building works hereby proposed 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 development does not lead to adverse impacts upon the operation of the Local Road Network in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

IN15 INFORMATIVE: ROADWORKS
Any of the roadworks included in the application for adoption as highways maintainable at public expense will require further approval of the highway engineering details prior to inclusion in an Agreement under Section 38 of the Highways Act 1980. The applicant should contact Plymouth Highways for the necessary approval.

Comment Date: Mon 06 Jun 2022

The NI hold no comments other than please complete an HRA form (02) due to an increase in bedrooms.

Comment Date: Wed 01 Jun 2022

938493 Consultation Response.pdf