Planning – Application Comments

Consultation Date: Thu 16 Mar 2023

Consultation Date: Thu 16 Mar 2023

Consultation Date: Thu 16 Mar 2023

Consultation Date: Thu 16 Mar 2023

Consultation Date: Thu 16 Mar 2023

Consultation Date: Tue 02 May 2023

Comment Date: Mon 10 Apr 2023

The proposals seek to erect 1x dwelling to the rear of 110 Albert Road. The site has extensive planning history, with 3x previous applications for the same scheme having been approved in 2010, 2013 and 2016.

Since the most recent approval in 2016, the new Plymouth and South West Devon Joint Local Plan (JLP) and its Supplementary Planning Document (SPD) have been adopted. The site is not allocated for development within the JLP and therefore the proposed development is not considered necessary in order to achieve housing delivery targets within the city. The site is considered a windfall site and should therefore meet all current planning standards.

The proposed development is located on the site of the former garage which served as the only off-street parking provision for the existing property. No off-street parking is proposed to be re-provided for the donor property which results in a loss of off-street parking and would lead to additional overspill parking within the local area which would not be acceptable to the LHA.

Furthermore, the new proposed 3-bed dwelling is only served with 1x off-street parking space in the form of an integral garage. As detailed within Manual for Streets (MFS), garages are not always used for car parking and determining the acceptability of the use of garages to satisfy off-street parking requirements should be decided on a scheme by scheme basis. Table 29 of the SPD sets out the minimum required internal dimensions in order for a garage to be considered as a positive contribution to off-street parking and to include for the provision of EV charge points (6.5mx3.5m).
The new proposed integral garage does not conform to these minimum size requirements and therefore, under the newly adopted guidance, would not be considered as a positive contribution to off-street parking provision. This results in a lack of off-street parking provision for the new dwelling (2x spaces) which would again, lead to unacceptable overspill parking in the local area.

For these reasons, the proposed development would not generally be supported by the LHA when considering the newly adopted SPD.

However, notwithstanding the adoption of the new JLP and the issues surrounding off-street parking provision, it would likely be unreasonable and unsustainable for the LHA to not support the development due to the extensive planning history as previously referred to. As such, the LHA would recommend the application for approval in this instance.


Recommendations:

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


Planning conditions:
PROVISION OF PARKING AREA
The parking space within the integral garage as 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.

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.

ELECTRICAL VEHICLE CHARGING PROVISION
The dwelling shall not be occupied until space has been laid out within the site in accordance with details to be submitted to and approved in writing by the Local Planning Authority for the provision of 1 standard electrical vehicle dedicated charging point. The electrical vehicle charging point 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 sustainable modes of transport in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

CYCLE PROVISION
The dwelling shall be occupied until space has been laid out within the site in accordance with the approved plan for a minimum of 3x 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

10/04/2023

Comment Date: Thu 06 Apr 2023

LLFA Consltation response 23.00242.FUL.pdf

Comment Date: Mon 20 Mar 2023

230320_2300242FUL 110 Albert Road HRA02 Screening.docx

Comment Date: Mon 20 Mar 2023

The NI Planning Team hold no objection to this development. Due to an increase in bedrooms, an HRA form has been completed and submitted.