Planning – Application Comments

Consultation Date: Fri 21 Oct 2022

Consultation Date: Fri 21 Oct 2022

Consultation Date: Fri 04 Nov 2022

Consultation Date: Thu 15 Sep 2022

Consultation Date: Thu 15 Sep 2022

Comment Date: Thu 10 Nov 2022

Given the location of the site, ED has no objection to this loss of builders yard/employment use.

Comment Date: Thu 10 Nov 2022

ED has no issue with the proposal which retains employment on part of the site.

Comment Date: Fri 04 Nov 2022

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR PLANNING APPLICATION

APPLICATION SUMMARY
PLANNING APPLICATION: 22/01542/MOR
ADDRESS: 6 Station Road Tamerton Foliot Plymouth PL5 4LD
DESCRIPTION: Pre-application for re-development of builder's yard to include demolition of existing building and replacement with 6no self-contained flats with associated landscaping, outdoor amenity space and car parking; amendments to approved storage building to include office floor space

CASE OFFICER: (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: 4th November 2022

COMMENTS:
Further to the previous comments provided by the LHA, additional comments are sought in response to the revised pre-application proposal. The revised proposal would remove the building business use element that was initially included as part of the mixed-use development, which would instead be substituted with two further 1-bedroom flats, with four under-croft parking spaces. To give a solely residential use at the site, comprising of eight flats in total contained within two buildings, as shown on the revised application plan drawing titled and numbered 'Proposed Site Layout - 1417-932-1000- Rev A'. It is recommended that to safeguard future car parking use, the under-croft would need to remain open and unenclosed as intended, and PD rights should be removed.

Adequate, access, car parking, and vehicle turning (with the drawing showing an approximately 17m long turning spur within the site) would be required and is indicated on the above mentioned Site Layout plan. That also shows a sliding main entrance gate that would be sufficiently set-back from the highway so as to allow a vehicle to stand in front of the gate when closed without impinging on the safe use of the highway.

SUMMARY:
Notwithstanding the need to make a full planning application the LHA would not raise any objections in principle to the revised proposal for residential development subject to securing those necessary satisfactory arrangements.


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

Comment Date: Tue 18 Oct 2022

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING PRE-APPLICATION

PRE-APPLICATION SUMMARY
PLANNING APPLICATION: 22/01542/MOR
ADDRESS: 6 Station Road, Tamerton Foliot, Plymouth, PL5 4LD
DESCRIPTION: Pre-application for re-development of builders yard to include demolition of existing building and replacement with 6no self-contained flats with associated landscaping, outdoor amenity space and car parking; amendments to approved storage building to include office floor-space.

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: 7th September 2022

PRE- APPLICATION COMMENTS:
1: The Local Highway Authority (LHA) would comment as follows on this Pre-application enquiry, with a proposal for the re-development of the site that has an established use as a builder's yard business, with storage, associated offices, and parking. Being a windfall site, any proposals would be expected to fully meet the current adopted planning policies and standards.

2: The proposed re-development would practically sub-dived the application site in half to create a new shared mixed use development. Comprising of, six dwellings in the form of flats (where the existing offices are located and on a similar footprint). That would include a parking court with twelve car parking spaces (2 per flat), with associated cycle storage on the ground floor, bin storage, and amenity space. Along with the continuation, apparently on a reduced scale, of the current building business use, but contained within a new building. The new building would have offices on the first floor, and integral storage for building materials below on the ground floor, along with four associated car parking spaces, which is considered likely to be insufficient. Although the proposed layout shows there would also be space available in front of the storage area doors and clear of the access route, where parking for deliveries, and loading/unloading could occur.

3: The proposed new building for use as a building business as offices and storage, would apparently be a modified version of a building that has previously been granted planning consent under application 21/01542/F. The proposal therefore suggests that the re-development with the two buildings being on similar footprints, would result in little change to that of the existing layout, but with the addition of the (above mentioned) previously approved new building.

4: The proposal would retain the existing vehicle and pedestrian access and entrances, with vehicle access into the site through the existing double gated entrance in Fore Street. Along with pedestrian access to the site and building either via the vehicle entrance, or through the existing office building entrance point, around the corner in Station Road.

5: The application suggests the site is in a sustainable location, with good access to local amenities and public transport (such as it is), and surrounded by existing residential dwellings. Although the LHA consider that (like the surrounding dwellings) the location is only relatively sustainable. With limited amenities and employment opportunities within reasonable walking distance. Also referring to the Councils SPD, the location has a low 'accessibility score', being no more than 29% accessible by bus. Which altogether combines to result in a high reliance on the need and use of a car for the majority of journeys. However, consideration must be given to the long established business use of the site, with its associated unrestricted vehicle movements and comings and goings (that incidentally, the details suggest would be scaled down following redevelopment, and may have previously already been reduced). Therefore on balance, there would seem to be no reason for concern over the associated resultant change in the pattern of pedestrian and vehicle traffic impacts on the local road network from the proposed mix use re-development.

6: The proposed layout, shown on application drawing titled and numbered 'Proposed Site Layout 1417-932-1000', shows a five metre wide shared access route into the site. That widens to six metres wide in front of the flats and to the rear of the parking spaces, to provide sufficient space for a car to turn in and out of the twelve parking spaces in the housing parking court. The four office parking spaces are shown positioned between the two buildings and undesirably double banked in tandem, two x two (Which apparently relates to site constraints), resulting in the two front spaces being blocked in by any cars parked in the two rear spaces. Therefore tandem parking spaces have less appeal and are often under used (although it is accepted they would be under the direct control of the occupier). Furthermore, (although not notated on the layout drawing) the proposed layout shows that there would space available in front of the storage area for short term parking, loading/unloading.

7: Although the site layout indicates two distinctly separate service and amenity areas for each of the two uses, it would fail to provide any adequate turning area to a recognised standard within the site. An adequate turning area to serve the uses would be required (without the need to rely on vacant car parking spaces). To allow service and delivery vehicles to turn within the site and enter and leave in forward gear, in order to preserve highway safety. The indicative turning head shown on the layout drawing at the west end in front of the flats, is significantly undersize at approximately 10. 5 metres at its widest. Which is about half the length required when compared to the accepted standard length of 22 metres for a Turning head. No turning provision has been indicated for the building business use either, where the width in front of the building varies between 6 to 11 metres wide including the access-way. Which again is insufficient to allow service and delivery vehicles to turn so they could enter and leave in forward gear; and where the lack of an adequate turning head would degrade the existing situation.

8: Referring to the proposed layout, and notwithstanding the included soft landscaping, there is some concerns that in practice it could prove difficult to altogether maintain separation between the two quite different uses. Of the dwellings to the west end of the site, and the commercial builders business and storage at the front of the site, where vehicle access to the flats would be through an active commercial building business site. Raising concerns that business activities at the builders business, for example by, Lorries, vans, deliveries, loading/unloading, and turning, or any external storage of materials (where incompatible external storage would somehow need to be prohibited and prevented should the development be realised). Could at times quite easily prevent or make vehicle access or egress to and from the dwellings difficult, in which case there would be concerns over potential overspill parking, or short-term congestion in Fore Street. Along with concerns over potential associated delays to buses and highway safety issues. Where given the constraints of the site, vehicle movements and parking from each of the two uses could easily overspill, including into the adjacent part of the site.

SUMMARY:
9: The Local Highway Authority is unable to support the proposed mix use re-development in its current form, particularly due to the inadequate turning provision for service and delivery vehicles attending both the dwellings and the building business use. As considered above, there would also be concerns over the level of activity from the building business that could cause an unacceptable level of disruption to the use of the dwellings, with potential to overspill including out onto the highway in Fore Street, and cause highway safety issues.


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

Comment Date: Thu 06 Oct 2022

6 Station Rd EDG22.001.FRSR.056.pdf

Comment Date: Fri 30 Sep 2022

22 09 30 2201542MOR NI Response.pdf