Planning – Application Comments

Consultation Date: Tue 02 May 2023

Consultation Date: Wed 12 Apr 2023

Consultation Date: Wed 12 Apr 2023

Consultation Date: Wed 12 Apr 2023

Consultation Date: Wed 12 Apr 2023

Consultation Date: Wed 12 Apr 2023

Consultation Date: Wed 12 Apr 2023

Consultation Date: Wed 12 Apr 2023

Comment Date: Wed 10 May 2023

The proposals seek to convert the former healthcare clinic at the above-mentioned site to provide 10x supported living units with ancillary staff facilities and associated works. The Highway Authority would not wish to raise any in-principle objections to the proposed development.

Parking:
The proposed development will be served with 12x parking spaces, including 2x accessible spaces. The parking spaces conform to the minimum size requirements in accordance with the details within the SPD, however insufficient reversing space is afforded to a majority of spaces proposed.

Whilst it is appreciated that the parking area proposed is an existing situation, it is the view of the Highway Authority that the site layout can be appropriately amended to achieve a design which is fit for purpose. In order to allow adequate manoeuvrability into/out of each of the parking spaces within the constraints of the site, the applicant could either arrange the parking spaces as echelon spaces or increase the width of the parking spaces (as referenced in paragraphs 8.3.51 and 8.3.52 in Manual for Streets). Further details should be provided and supported by vehicle tracking plans which evidence a functional parking layout.

EV charging provision is to be provided in accordance with the levels as required in the SPD, with 3x charging points provided from the outset and 50% of all remaining spaces served with passive wiring to allow future charge point connections which is acceptable to the LHA.

Cycle parking to accommodate 12x cycles is also proposed, the levels of which are accepted.

Access:
The submitted Planning Statement informs that the existing access arrangements will be unchanged following the proposed development. Providing this also means that the one-way system throughout the site will remain in situ, with access taken from Baring Street and with egress out onto Gascoyne Place, then the LHA are content that no further improvements would need to be made to the existing access. This is due to the resultant reduction in vehicle trips generated by the proposed use compared to that of the existing use.

However, if there is the intention for the function of the access from Baring Street to change to allow two-way traffic movements, then the access would need to be widened as advised in previous pre-application advice.

In conclusion, the LHA would not wish to raise any in-principle objections to the proposed development subject to the provision of further details regarding the car parking area.

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 an amended Site Plan and associated vehicle tracking plans have been submitted and approved in writing by the Local Planning Authority. The revised details should demonstrate the provision of a functional parking layout where vehicles are afforded with sufficient space to adequately access and egress each parking bay.

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.

MAXIMUM CAR PARKING PROVISION
The building shall not be occupied until space has been laid out within the site in accordance with details previously submitted to and approved in writing by the Local Planning Authority for a maximum of 12 cars to be parked.

Reason:
In the opinion of the Local Planning Authority, although some provision needs to be made, the level of car parking provision should be limited in order to assist the promotion of sustainable travel choices in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.


ELECTRICAL VEHICLE CHARGING PROVISION
The building shall not be occupied until each electrical vehicle charging point and associated infrastructure to allow future charge point connections shown on the approved plan has been installed and made available for use. The electrical vehicle charging points shown on the approved plan shall remain available for their 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 sustainable modes of transport in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

CYCLE PROVISION
The building shall not be occupied until space has been laid out within the site in accordance with the approved plan for a minimum of 12 bicycles to be securely parked. 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.


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

10/05/2023

Comment Date: Thu 04 May 2023

2300211FUL Seventrees clinic.pdf