Planning – Application Comments

Consultation Date: Mon 25 Sep 2023

Comment Date: Fri 20 Oct 2023

The proposals seek to construct a rear dormer and hardstand, with associated roof alterations, at the above-mentioned property. Whilst the Local Highway Authority (LHA) would not wish to raise any in-principle objections to the proposed roof alterations and rear dormer, the proposed changes to the hardstand and vehicle crossing cannot be supported.

Whilst the submission documents propose a new hardstand to the front of the property, it is apparent that the hardstand has already been constructed and is currently used to satisfy off-street parking requirements at the property. This was confirmed following a site visit to the property.

However, the application also seeks to extend the existing, shared vehicle crossing and dropped kerb by 4.4m, as well as removing the front boundary wall. In addition, the proposed plans detailing the hardstand appear to show an extension in length to 5.5m which would bring the hardstand right up to the front elevation of the dwelling. It is assumed that these works are proposed to allow 2x cars to park off-street and at 90 degrees to the public highway.

When assessing the site through Ordnance Survey mapping, it is apparent that there is insufficient space to accommodate a parked car orientated at 90 degrees to the highway whilst also maintaining pedestrian access into the dwelling, which is set below the ground level of the existing hardstand and highway. As such, the length of the hardstand would need to remain as existing. Therefore, any cars parked at this orientation would overhang the public highway which would lead to an obstruction to pedestrians travelling along the public footway and give rise to concerns of highway safety.

The proposed development would therefore be contrary to paragraphs 13.79 which states that as much of the original walling should be retained to ensure the appearance of enclosure is preserved, and paragraph 13.71 which states that off-road car parking should be designed so that cars do not overhang the highway.

Furthermore, Network Management have advised that the maximum width permissible for a shared crossing would be 5.6m in accordance with the Domestic Vehicle Crossing guidelines. Whilst a small extension could be permitted, the overall width of the shared crossing could not exceed 5.6m.

In view of the above comments, the LHA would be unable to support the proposed changes to the hardstand and boundary wall, as well as the extension to the existing vehicle crossing and dropped kerb.

Should these elements be removed from the proposals, maintaining the existing size of the hardstand and front boundary wall, then the LHA would be minded to withdraw the recommendation of refusal.

Recommendations:

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

If 'object' on what grounds?

Reasons for refusal:
Inadequate Site:
It is considered that the site is of an inadequate size to accommodate the development proposed to a standard that would comply with the Highway Authority's' planning requirements. The proposal would likely prejudice public safety and convenience and give rise to issues of highway safety.
The proposal(s) are therefore contrary to Policy DEV29 of the adopted Plymouth and South West Devon Joint Local Plan adopted March 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