Planning – Application Comments

Consultation Date: Wed 02 Aug 2023

Consultation Date: Wed 02 Aug 2023

Consultation Date: Wed 02 Aug 2023

Comment Date: Thu 07 Sep 2023

2301122FUL HRA02.pdf

Comment Date: Thu 07 Sep 2023

2301122FUL Land Adj. 96 Sherford Road Plymouth PL9 8BG.pdf

Comment Date: Tue 29 Aug 2023

LLFA consultation response 23.01122.FUL.pdf

Comment Date: Tue 29 Aug 2023

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNNG APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 23/01122/FUL
ADDRESS: Land Adjacent to 96 Sherford Road, Plymouth, PL9 8BG
DESCRIPTION: Erection of one in number detached dwelling with rear balcony, including, alterations to site access and boundary treatments.

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: 25th August 2023

COMMENTS:
The proposed development of the site for the construction of one in number dwelling has previously been subject of a pre-application enquiry under application number 22/01951/MOR. To which the Local Highway Authority (LHA) raised no objections in principle, subject to certain provisions that included the setting-back of the front boundary hedge-bank by at least two metres along the entire length of the frontage in Sherford Road. With the application site being a windfall site, any development would be expected to meet the Councils highway and planning requirements.

It is understood that the application site is part of, and in the same ownership, as the adjacent (donor property) number 96 Sherford Road. It is therefore unclear why 96 has not been included within a Blue-line in the application details. Particularly as currently the existing driveway to 96 provides a common shared access that serves the entire property, which the proposal seeks to alter and widen to create a new access adjacent to the existing, to provide two separate driveways. And where there is a previously identified the need for the provision of at least some form of indicative pedestrian route to serve the new dwelling, which is considered likely to be reliant on and need to cross a small part of the front of the existing driveway of 96. Further details are therefore sought regarding the provision of a demarked indicative pedestrian route.

The space at the front of the proposed dwelling is relatively constrained, leaving barely sufficient space to provide the proposed two in number parking spaces located outside alongside the west end of the dwelling, along with a turning area. An integral garage is also included as a third parking space that would provide an Electric Vehicle charging point, with space for cycle storage (although it could not be relied upon to be used for car parking). As Sherford Road is a Classified Road, for reasons of highway safety turning provision to allow a car to enter and leave the premises in forward gear is essential. Therefore to safeguard and ensure that turning provision is kept available for use at all times, no more than two in number cars should be parked outside of the building at any one time as indicated on the plan.

A comprehensive Transport Technical Note (TTN) has been provided to support the proposed development of the site with a single detached dwelling. That among other things considers visibility requirements for the 30mph speed of the road, concluding that 43 metres of forward-visibility would be achieved to the west. Whilst to the east nearside edge of carriageway a splay of approximately 18 metres would be achieved, with forward visibility to the centre-line of the road of approximately 38.5 meters, with 48.6 meters of visibility to the opposite carriageway channel line.

Given there is an existing driveway entrance serving the application property that in effect would be widened to create two separate driveways, but also acknowledging that the proposed new dwelling would give rise to a modest increase in comings and goings. Along with consideration of the nature of the rural type road, and the intended traffic calming scheme to be provided by others (which incidentally includes a Give & Take narrowing feature to be installed a little to the west of the application site), then the extent of forward visibility in the horizontal plane at the proposed new driveway entrance/exit is considered acceptable. Although to take account of the altered ground levels across the front of the set-back site, further details and a drawing would be required to demonstrate that a clear visibility would also be achieved in the vertical plane down to 600mm above the carriageway.

As previously considered as part of the pre-application enquiry the front boundary hedge-bank would need to be set back by a minimum of 2 metres along the whole length of the frontage in Sherford Road to create a parallel margin as was shown and considered as part of the pre-application enquiry, (not a splay as currently shown, and therefore revised drawing details are needed). It is noted that the pre-application details suggested that setting-back the fronting boundary hedge-bank would be acceptable in principle provided that the character, overall volume, and height, of the hedge-bank would not be diminished.

In terms of encouraging sustainable and accessible walking trips, although the development would give rise to a small increase in comings and goings, there is no provision to allow pedestrians to safely access the property, with the development fronting directly onto the road carriageway. Although it is accepted that is also the situation for the donor property, as well as some of the other adjacent dwellings to the west. However, as was previously considered in the pre-application response, as a minimum some form of indicative pedestrian route would need to be provided from the new dwelling, to the west along Sherford Road. At least as far as the existing field gate on the opposite side of the road where the planned new footway from the Sherford development will emerge (as shown on the plan drawing included in the TTN) and continue on.

Therefore, to assist pedestrian connectivity it is considered that a 1.5 metre wide indicative pedestrian route could be provided in the form of a simple white edge of carriageway line infilled with white cross-hatching, to form a length of clearance margin. To connect with and run from the new widened driveway west across the existing driveway of 96 (in-line with the front face of the cottage, where a demarcation should be provided, with a set-back Aco-drain across the new driveway access), before continuing west along the carriageway for an approximate length of 25 or so metres, and tapering into the channel-line edge of the road carriageway as it goes to maintain a minimum carriageway width throughout of between 5.5 ' 6 metres.

Such a clearance margin could subject to satisfactory details provide an indicative pedestrian route with some degree of defensible space, to allow a pedestrian attending at the property to walk west from the new dwelling, before crossing over Sherford Road to use the new pedestrian footway (east & west) that is to be provided in due course as part of the Sherford development. This indicative pedestrian link, suggested for consideration, in the simple form of a cross hatched white-painted margin largely within the existing carriageway, would need to be provided and funded by the applicant/developer as part of any planning consent. To be implemented in accordance with further details to be submitted for approval in writing by the LPA, and secured by way of a Grampian planning condition. Should the applicant wish to make an alternative proposal for a pedestrian route, then it would be duly considered, but in the absence of any such pedestrian provision at all the LHA would be unlikely to support the proposed development.

Incidentally, the TTN, shows that the Sherford planning consent includes the provision of a new length of pedestrian footway/cycleway running west from the Sherford housing development. The footway, and Traffic Calming provisions includes the length of new shared footway/cycleway behind the hedge-bank on the opposite side of the road to the application site. Along with a further new length of footway to the west to be formed within the carriageway in Sherford Road itself, which will also incorporate a new Give & Take road narrowing. All of which is to be provided as part of the wider Sherford Road Traffic Calming scheme, the engineering details of which are currently under consideration and once agreed, will be made available for Public Consultation. The public realm traffic calming scheme and footway provisions in Sherford Road are not expected to have any direct impact on this proposed development or the application site at number 96 Sherford Road.

SUMMARY:
In considering the proposed development consideration has been given to the location and setting of the application site, along with local conditions. Following which the LHA would not on balance wish to raise any objections in principle to the proposed development, although some suitable form of pedestrian connection would be required, recommending that the following conditions are included in any grant of planning permission: -


FURTHE DETAILS
() No development shall take place until the further details including - the setting back of the fronting hedge-bank by two metres along and parallel from the edge of the carriageway channel line ' demonstrating visibility to the east in the vertical plane at the driveway exit - the junction layout between the proposed service road and the highway including showing how it would incorporate part of the existing driveway needed to form and facilitate an indicative pedestrian route to the west - have been approved in writing by the Local Planning Authority; the dwelling hereby approved shall not be occupied until the junction and associated works have been constructed in accordance with the approved details.

Reason:
To ensure that an appropriate and safe access is provided in the interests of public safety, convenience and amenity in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


ACCESS/HIGHWAY IMPROVEMENTS (GRAMPIAN)
() The dwelling hereby permitted shall not be occupied until a satisfactory indicative pedestrian access route toward the west including within the existing highway has been provided in accordance with further submitted and approved details.

Reason:
In the interests of highway and pedestrian safety and to encourage sustainable walking trips in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


DRIVEWAY GRADIENT
() The driveway to the dwelling(s) hereby permitted shall not be steeper than 1 in 10 at any point.

Reason:
To ensure that safe and usable off street parking facilities are provided in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


SURFACING OF DRIVEWAY/PARKING AREAS
() Before the dwelling hereby permitted is occupied, the driveway and parking area shall either be, constructed using a permeable construction, and/or hard paved to the edge of the public highway and drained to a private soakaway; that shall thereafter be maintained to ensure surface water is not discharged onto the adjoining highway.

Reason:
To ensure that no private surface water or loose material is deposited onto the adjoining highway in the interests of highway safety in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034


PRESERVATION OF SIGHT LINES
() No structure, erection or other obstruction exceeding 600mm in height shall be placed, and no vegetation shall be allowed to grow above that height, within the approved sight lines to the site access at any time.

Reason:
To preserve adequate visibility for drivers of vehicles at the road junction in the interests of public safety 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 an electric car charging point is 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). 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.


MAXIIMUM CAR PARKING WITH TURNING PROVISION
() The dwelling shall not be occupied until space has been laid out within the site in accordance with the approved plan (Plan) for no more than a maximum of two in number cars to be parked outside of the building in the two open parking spaces indicated beside the west end of the dwelling on the Plan at any one time. Thereafter the remainder of the driveway and turning area indicated on the Plan shall not be used for any purpose other than the turning of a car.

Reason:
To enable vehicles used by occupiers or visitors to be parked off the public highway and enter and leave the site in forward gear to safeguard highway safety and avoid interference with the free flow of traffic on the highway in accordance with Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


HIGHWAY DILAPIDATION SURVEY
No works shall commence on-site until the applicant has undertaken a highway dilapidation survey in consultation with 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.

REASON
To ensure that any damage to the existing highway infrastructure arising from the construction of the proposed 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 DEV29 of the Plymouth and South West Devon JLP March 2019.


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

Comment Date: Wed 16 Aug 2023

946729 Consultation Response.pdf

Comment Date: Mon 07 Aug 2023

946627 Consultation Response.pdf