Planning – Application Comments

Consultation Date: Fri 03 Mar 2023

Consultation Date: Mon 13 Feb 2023

Consultation Date: Mon 13 Feb 2023

Consultation Date: Mon 13 Feb 2023

Consultation Date: Mon 13 Feb 2023

Consultation Date: Mon 13 Feb 2023

Consultation Date: Mon 13 Feb 2023

Consultation Date: Mon 13 Feb 2023

Comment Date: Tue 07 Mar 2023

LLFA consulltation response 23.00182.FUL.pdf

Comment Date: Fri 10 Mar 2023

The proposals include the erection of 2x flats at upper storey level with parking, cycle storage and bin storage provided at ground level. The Highway Authority would not wish to raise any in-principle objections to the proposed development subject to the submission of further details.

The site has extensive planning history for similar residential development to which no objections have been previously raised by the LHA due to the accessible, sustainable location of the property and its ability to be considered for car free development. A Controlled Parking Zone (CPZ) is enforced on the streets surrounding the property for 24 hours, Monday to Sunday and it should be noted that the flats proposed as part of this application would be excluded from obtaining permits and visitor tickets for use within this CPZ should planning consent be granted. I would refer the applicant to the accompanying Parking Exclusion letter which confirms this.

The proposed cycle storage is sub-standard and appears to include wall mounted cycle stands which is a departure from the Council's standards, which seek appropriate storage that would be easily accessible to those with limited strength (paragraph 8.31 of the SPD). However, in this instance, the LHA would accept this departure from standard.

Notwithstanding the above, the proposed cycle storage would continue to be considered insufficient as it is combined with the bin storage, without any clear segregation and sufficient levels of security. The LHA would seek for further details to be submitted which present amendments to the proposed cycle storage, ensuring that it is clearly separated from the bin storage, sufficiently secure, easily accessible and well lit in accordance with the details in the SPD (paragraph 8.29). It is the view of the LHA that this issue could be overcome via the reconfiguration of the storage area and the provision of a cycle cage or cycle lockers.

The property lies in a heavily built up area with limited access to the rear, the application site, via the narrow Pin Lane. Therefore, a strict code of practice during construction will be required to demonstrate how the construction can take place, without preventing access for other highway users. As the site is so complex to access this should be submitted and agreed prior to any works taking place. In addition, a highway dilapidation survey of the construction route should also be submitted prior to any works taking place to provide an accurate baseline assessment of the highway. Any damage caused to the highway, as a result of the construction processes, must be rectified by the applicant.

At present the proposed development is not considered to give sufficient priority to encourage sustainable travel via cycling and therefore an improved arrangement is sought which should adequately address the concerns raised above. Whilst the LHA would accept the lower standard proposed in regard to the wall mounted cycle stands, these other conditions will need to be met to prevent an amended recommendation of refusal.


Recommendations:

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

Planning conditions:
FURTHER DETAILS
No development shall take place until further details of the proposed cycle storage arrangements have been submitted to and approved in writing by the Local Planning Authority.

Reason:
To ensure that these further details are acceptable to the Local Planning Authority and that they are in keeping with the standards of the vicinity in accordance with the Plymouth and South West Devon JLP 2019.

CODE OF PRACTICE DURING CONSTRUCTION
Prior to the commencement of the development hereby approved, a detailed management plan for the construction phase of the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the management plan.

Reason:
To protect the residential and general amenity of the area from any harmfully polluting effects during construction works and avoid conflict 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 to be submitted to, and accepted by, 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, within 50 meters of the site entrance.

Reason:
To ensure that any damage to the existing highway infrastructure arising from the 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 DEV 29 of the Plymouth and South West Devon JLP 2019.

INFORMATIVE: CODE OF PRACTICE
The management plan shall be based upon the Councils Code of Practice for Construction and Demolition Sites which can be viewed on the Councils web pages, and shall include sections on the following:

a. Site management arrangements including site office, developer contact number in event of any
construction/demolition related problems, and site security information;
b. Proposed hours of operation of construction activities and of deliveries, expected numbers per
day and types of all construction vehicles and deliveries, routes of construction traffic to and
from the site (including local access arrangements, timing of lorry movements, and weight
limitations on routes), initial inspection of roads to assess rate of wear and extent of repairs
required at end of construction/demolition stage, location of wheel wash facilities, access points,
location of car parking for contractors, construction traffic parking, details of turning
facilities within the site for site traffic and HGVs, and a scheme to encourage public transport use
by contractors; and
d. Hours of site operation, dust suppression measures and noise limitation measures.

INFORMATIVE: RESIDENT PARKING PERMIT SCHEME
The applicant should be made aware that the property lies within a resident parking therefore in accordance with Council policy the development will be excluded from obtaining permits and purchasing visitor tickets for use within the scheme.



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

06/03/2023