Planning – Application Comments

Consultation Date: Fri 02 Jun 2023

Consultation Date: Fri 02 Jun 2023

Consultation Date: Fri 02 Jun 2023

Consultation Date: Fri 02 Jun 2023

Comment Date: Wed 28 Jun 2023

2300755FUL Land Adj. Millstones Hotel.pdf

Comment Date: Wed 28 Jun 2023

From a LHA viewpoint, very little has changed since the determination of previous applications submitted (app no's 17/00379/FUL and 17/01247/FUL) which gave rise to cause for concern in respect of access to and from the site from the A386 and the impact of the development upon the Woolwell to the George (WttG) highway improvement scheme.

As stated previously, Tavistock Road is a classified road which carries considerable volumes of traffic both throughout the daytime and into the evenings and therefore it is essential that vehicles are able to enter and exit the site in a forward gear. Whilst the applicant has suggested that it would be possible to provide sufficient on-site turning, the narrow width of the site makes this an extremely difficult manoeuvre (particularly for a larger than average vehicle such as an estate car).

I would also add from viewing the plans it would appear that it is the intention to provide a continuous dropped kerb access onto the A386 along the entire frontage of the development. This is highly likely to result in vehicles being tempted to reverse directly back out onto the A386 rather than turn on-site so that they are accessing the classified road in a forward gear. I would also add that the provision of such an arrangement could lead to vehicles pulling onto the pavement and parking short-term (deliveries etc) which would undoubtedly cause a hazard to not only vehicles using the A386 but also more vulnerable road users travelling along the footway.

Furthermore the likelihood of vehicles needing to right turn into the site off the A386 would be likely to cause congestion as right turning vehicles wait for a suitable gap in the heavy on-coming traffic. Such a situation is also likely to lead to increased potential for shunt-type accidents to occur on Tavistock Road such are the heavy volumes of traffic that use this route.

In addition to the concerns regarding access, the scheme does not take into account the land required for the delivery of the WttG highway improvement scheme as mentioned above. The applicant has been advised by PCC on the extent of land required for the scheme which measures 8.8m from the back edge of the existing footway, into the site. This excludes a further 4.2m of temporary working space. Applying these dimensions to the layout plan provided would result in the loss of almost 2/3'rds of the parking/turning area at the front of the property.

Finally, whilst it would appear that the pedestrian route running through the site is due to be maintained, considering the tight nature of the site in terms of parking and turning, without a suitable barrier between the path and the curtilage of the proposed dwelling there could be instances of vehicles either parking on or over-running the footpath whilst engaged in turning manoeuvres. This would be to the detriment to those pedestrians who use this route.
In view of the comments made above I would have to recommend this application for refusal for the reasons stated below:

Additional Traffic Movements giving rise to Highway Safety Concerns
The development hereby proposed is likely to lead to an increase in the number of vehicular movements taking place at and in the vicinity of the application site. The Local Planning Authority considers that the increase in vehicular movements arising from the development would give rise to conditions likely to cause:
(a) Prejudice to public safety;
(b) Interference with the free flow of traffic on the highway;
(c) Unwarranted hazard to vehicular traffic
which would be contrary to Policy DEV29 of the Plymouth and South West Devon JLP (March 2019) and Paragraphs 108-110 of the NPPF Feb 2019.

Prejudice to Highway Improvement Scheme
The proposed development encroaches onto land identified for the future widening of the A386 as part of the Woolwell to The George Highway Improvement Scheme which is required in order to bring forward capacity and safety improvements on the local road network. The development is therefore contrary to Policy DEV29 of the adopted Plymouth and South West Devon Joint Local Plan adopted March 2019 and paragraph 109 of the NPPF.


Scott Smy
Transport Development Coordinator
Strategic Planning and Infrastructure

Comment Date: Tue 20 Jun 2023

Adj Millstones Hotel EDG23.001.FRSR.013.pdf

Comment Date: Tue 20 Jun 2023

945446 Consultation Response 2.pdf