Planning – Application Comments

Consultation Date: Wed 02 Aug 2023

Consultation Date: Wed 02 Aug 2023

Consultation Date: Wed 02 Aug 2023

Consultation Date: Wed 02 Aug 2023

Consultation Date: Wed 02 Aug 2023

Consultation Date: Wed 02 Aug 2023

Consultation Date: Wed 02 Aug 2023

Consultation Date: Fri 03 Nov 2023

Comment Date: Thu 07 Dec 2023

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 23/01062/OUT
ADDRESS: Land Adjacent To 27A Stuart Road Plymouth PL3 4EB
DESCRIPTION: Outline application for 6no. flats (Class C3) with all matters reserved.

CASE OFFICER: Sam Lewis (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: 1st December 2023


ADDENDUM COMMENTS:
Further to the previous comments from the Local Highway Authority (LHA) dated Date: 18th August 2023, recommending that the outline application is refused . The proposal has been amended by re-positioning of the red-line around the site to now also include the private commercial access road into the site, along with the submission of updated flood risk/drainage information. The inclusion of the access road in the application is shown on the up-dated Site Plan and Location Plan. Although it is noted that the 'Existing and Proposed Plans and Elevations' drawing remains unchanged.

The Local Highway Authority (LHA) would not wish to raise any in principle objections to this outline application for the re-development of the site with 6no. flats (Class C3) with all matters reserved. Re-development at the application site is associated with JLP Policy PLY58 (12).

The application site fronts onto Stuart Road and is served from the rear by a private commercial access road that comprises of a carriageway only, which runs along the west side, and along the rear of the properly. The private road also serves other commercial properties and uses at the rear of the application site, along with a substantial sized adjacent privately operated public car park.

It is understood from the details provided that the proposed new dwellings would continue to be served from the rear (on its south side), via the existing commercial access road (as per the established commercial use). However, a new pedestrian footway would be required along the commercial access road (which is currently carriageway only) and need to be provided between the new dwellings, and the existing public footway in Stuart Road. The footway would need to be constructed to an accepted standard to provide the essential 'equal access for all' that is necessary to encourage safe and sustainable walking trips, and the use of public transport. The footway provision would need to be conditionally secured by a Street Details condition as part of any planning consent.

The proposed six in number flats comprise of, 3 one-bedroom, plus 3 two-bedroom flats. Referring to the Councils Supplementary Planning Document (SPD): - Along with Refuse Bin storage, Cycle Parking is also required in accordance with the details in the SPD including in Table 32, and paragraphs 8.31 & 8.33. Advising that Cycle Parking should be provided at a ratio of one cycle space per bedroom, therefore provision of 9 cycle parking spaces would need to be accommodated and provided. For developments of flats, secure communal stores should be provided. They should be well lit, fully covered, conveniently located and contain cycle stands that allow individual cycles to be secured by both wheels and frame with standard 'D' Locks. Sheffield style racks are the standard but can be supplemented by other designs providing that they can be used by those with limited strength. Individual lockers may also be acceptable'. Where separate cycle parking is provided within the building, it needs to be conveniently located and close to the main point of access. Where cycle parking is to be provided separate to the building, such as a detached garage or other outbuildings, it will need to be secure, with doors designed for easy access: Cycle parking needs to be provided in accordance with the Councils SPD standards.

Again, referring to the SPD, paragraphs 8.6, 8.7 & Table 30 - Car parking standards for new residential development are important to avoid adverse impacts of inadequate parking such as excessive on-street parking or illegal parking and to protect the amenity of surrounding residential areas and ensure safety of the highway network. Table 30 shows indicative car parking provision of 1 car parking space for each one-bedroom flats, and 2 parking spaces for each two or three-bedroom flat, indicatively a total of nine parking spaces. Whilst Paragraph 8.7 informs that, any application that proposes a lower or higher level of parking will be required to provide evidence to
justify this proposal. Evidence may be presented on the grounds of the impact to the function of the highway, the location within the Plan Area, additional parking for visitors, future programmed infrastructure improvements, and/or availability or restrictions in the surrounding area. In this case a lower (off-street) car parking ratio has been indicatively shown of one space per flat, plus one visitor space, seven spaces in total. Therefore, the proposed lower than indicative car parking provision with a shortfall of 2 parking spaces, needs to be properly justified, or additional car parking provided elsewhere within the red- line of the application.

Furthermore, as the established use of the application site is as a private car park, further supporting details should be provided to demonstrate the parking use is no longer needed, and that its loss would not cause overspill parking elsewhere on the local road network. Further details are required.

Electric Vehicle (EV) charging units need to be provided as detailed in paragraphs 8.38, 8.39 & Table 33 of the Councils SPD: - The JLP seeks to support the use of sustainable transport measures which includes the use of electric vehicles. EV charging points should be incorporated in new developments as set out in Table 33, in order to help reduce the carbon footprint and to promote the use of green energy sources.
For residential developments other than those with driveways or garages, further details are required showing at least 25 per cent of parking bays provided with dedicated freestanding weatherproof standard charging points. With 50 per cent of all other parking spaces to be serviced with passive wiring to allow future charging point connection. Appropriate EV charging provision needs to be provided in accordance with the SPD requirements further details are required.

It should be noted that application site is situated just outside the boundaries of Controlled Parking Zone "HH" that is in operation in the area. As a result, if there were to be a development of six flats on this land, the occupants of these flats would not be eligible to purchase residents parking permits for parking in the designated residents parking bays on Stuart Road.

SUMMARY:
The re-positioning of the red ' line to include the commercial access road has amended the application sufficiently to enable all of the usual necessary provisions to be conditionally secured. Therefore, the LHA recommends the following conditions to be included in any planning consent: -

STREET DETAILS
() No development shall take place until details of the design, layout, levels, gradients, materials and method of construction and drainage of all roads and footways forming part of the development have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until that part of the service road which provides access to it has been constructed in accordance with the approved details.

Reason:
To provide a road and footpath pattern that secures a safe and convenient environment and to a satisfactory standard in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


COMMUNAL CAR PARKING PROVISION
() No dwelling shall be occupied until space has been laid out within the site in accordance with the car parking standards given in the Councils SPD, with details to be previously submitted to and approved in writing by the Local Planning Authority for up to nine parking spaces (or a lesser number justified), and that area shall not thereafter be used for any purpose other than the parking of cars belonging to the occupiers of the subject dwellings.

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 adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


CYCLE PROVISION
() No dwelling shall 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 nine (9) in number cycles (allocated at a ratio of one space per bedroom) to be securely parked and stored in accordance with the details and standards given in the Councils SPD for cycle parking at dwellings. 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 adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


PROVISION OF ELECTRIC VEHICLE CHARGING POINTS
() To assist lower carbon emissions electric car charging points are required to be provided in accordance with the details set-out as a minimum requirement in par 8.39 & Table 33 of the Councils Supplementary Planning Document (SPD).
Provide at least 25 per cent of parking bays with dedicated freestanding weatherproof standard charging points, and 50 per cent of all other parking spaces to be serviced with passive wiring to allow future charging point connection. The further details of which to be submitted for approval in writing by the Local Planning Authority.
Reason
To assist in the lowering the carbon footprint of the development in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.

Refuse Bin Storage
() No dwelling shall be occupied until space has been laid out within the site for the storage of Refuse Bins in accordance with the standards given in the Councils SPD, with details to be previously submitted to and approved in writing by the Local Planning Authority, and that area shall not thereafter be used for any purpose other than the storage of refuse bins.

Reason:
To ensure that adequate refuse bin storage has been provided in accordance Council policy requirements.


INFORMATIVE: RESIDENT PARKING PERMIT SCHEME
() The applicant should be made aware that the property lies adjacent to a resident parking permit scheme. that application site is situated just outside the boundaries of Controlled Parking Zone "HH" that is in operation in the area. As a result, and in accordance with current Council policy, if there were to be a development of six flats on this land, the occupants of these flats would not be eligible to purchase residents parking permits for parking in the designated residents parking bays on Stuart Road.


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

Comment Date: Tue 29 Aug 2023

Stuart Road EDG23.001-FRSR-029.pdf