Planning – Application Comments

Consultation Date: Fri 08 Dec 2023

Consultation Date: Fri 08 Dec 2023

Consultation Date: Fri 08 Dec 2023

Consultation Date: Fri 08 Dec 2023

Consultation Date: Fri 08 Dec 2023

Consultation Date: Fri 08 Dec 2023

Consultation Date: Fri 08 Dec 2023

Comment Date: Wed 24 Jan 2024

LLFA consulation response 23.01650.FUL.pdf

Comment Date: Fri 12 Jan 2024

Plymouth City Council
Strategic Planning & Infrastructure

Transport Planning Team
Ext: 01752 307813
Date: 12th January 2024
Simon Osborne
Development Management
Strategic Planning & Infrastructure
Floor 2
Ballard House

Dear Simon

Highway Authority Consultation Response to a Planning Application


APPLICATION NO: 23/01650/FUL

SITE: GOSCHEN CENTRE, SALTASH ROAD, KEYHAM, PLYMOUTH

DEVELOPMENT: Temporary use of land for three-year period as a construction compound, including erection and use of temporary buildings, external storage and laydown yard, and associated access, hardstanding, circulation, fencing, and associated infrastructure


Observations:

The principle of the use of the wider Goschen Yard as a construction compound/parking area for construction activities taking place within the Dockyard (such as the EfW plant at North Yard) has been established for some time now and consequently there are no objections to this application from a highway viewpoint. It is noted that the site would be used for the production of concrete units required for the construction of 10 Dock and would be in use for 18-24 months.

Trip Generation
It is noted that during the construction phase, there would be a demand for 40 car parking spaces based upon the number of construction staff on-site during this time and the agreed modal-shift targets included within the Construction Workers Travel Plan (see comments below). However, no car parking is proposed at the Goschen Yard and instead car parking associated with the construction of the compound and associated building would take place within the Dockyard. Therefore, the only staff-related trips associated with the construction phase would be the 16 two-way mini-bus trips transporting them between the parking area at North Yard and the Goshen Yard.

It is noted that during the construction phase, there could be up to 50 two-way HGV movements per day. Whilst this sounds considerable, when spread out over the course of the working day it equates to 5.5 trips per hour (taking I to account there being no trips during the morning and evening peak traffic hours). It is also noted that any abnormal load movements between the Goschen Yard and North Yard (around 120 over the entire course of the project) will occur at night.

Car Parking
As mentioned above, during the construction phase the project would generate a demand for 40 car parking spaces. These spaces will be provided within the Dockyard itself, with construction staff transported, by mini-bus, between the sites. It is noted that these spaces will be provided within the new MSCP and it is therefore recommended that this be covered by way of a condition.

Cycle Parking ' The applicant has confirmed in their Transport Statement that some cycle parking will be provided within the Goschen Yard. During the construction phase there would be a need for 8 spaces and it is therefore recommended that this is the number that is provided. I would recommend that a condition be attached relating to such.

Layout
It is not clear from the layout plans provided how HGV's (and in particular abnormal loads) will be loaded and turn so that they can enter and exit the public highway in a forward gear. It would be helpful if some additional information (including tracking drawings) could be provided to demonstrate how the site will operate once construction activities have been completed.

As stated above, the development will generate a number of GV movements upon the local road network including abnormal load movements. It is therefore recommended that a condition be attached relating to the need for a Highway Dilapidation Survey which would focus upon the route from the Goschen Yard to Camels Head. I would also wish to highlight that I am happy to agree the content of the Construction Traffic Management Plan submitted with the application.

Construction Workers Travel Plan (CWTP)
Colleagues in the Sustainable Transport Team have now reviewed the submitted CWTP and their comments are as follows:

The travel plan covers measures that will be used to encourage sustainable modes of transport to construction workers based at the Goschen site which will be in operation for a period of up to 24 months and at its peak see 80 construction workers based there.

The site is located on the main bus corridor linking St Budeaux with the city centre and as such is served by a frequent bus service by which workers can reach the site from across the city either with or without the need to change buses in the city centre.

The site benefits further from being near to two railway stations which provide the possibility of traveling to work from the main railway station or from Cornwall by train and with access by bike or on foot via quieter residential streets bordering the site.

The measures focus on providing information to the workers based there on the range of transport options that are available to them with information on trains, buses, walking, and cycling being provided in the form of an induction pack. For those that need to drive to work they will be directed to parking at Camel's Head Gate with their journey to the Goschen site being completed via a shuttle bus.

To further encourage non-car-based journeys a range of facilities will be provided on site including cycle parking, showers, and lockers. The latter of these will enable workers to leave items on site rather than having to transport them to site each day. The lack of on-site facilities such as these can discourage the use of sustainable modes of transport so their inclusion is welcome as it can have a positive impact on the choices workers make in terms of how they travel to and from the site.

The measures proposed from the provision of an induction pack with travel information to the on-site facilities will in my opinion help to promote the use of sustainable modes of transport for journeys made to the facility by construction workers.

Targets have been set for mode share are reasonable and a method for monitoring progress towards achieving these has been set out which is appropriate for a site of this nature with surveys of travel behaviour being undertaken on-site once every three months after the commencement of construction works.

Based on my assessment of the measures proposed, the availability of a range of transport options and the monitoring that will be undertaken I am able to approve the travel plan that has been submitted in support of this application.

Recommendation:

The Highway Authority recommends that the following conditions should be incorporated into any grant of planning permission:-

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 which shall have been submitted to and been approved in writing by the Local Planning Authority. The survey shall assess the existing condition of all highway infrastructure which will be impacted upon through the construction activities associated with the development hereby approved. This shall 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 & South West Devon Joint Local Plan 2014-2034.

TN18 CAR PARKING PROVISION
No development shall take place on site until details of the 40 off-site car parking spaces provided at Camels Head for construction staff have been submitted to and approved in writing by the Local Planning Authority and that area shall not thereafter be used for any purpose other than for the parking of vehicles associated with construction staff.

Reason:
To enable vehicles used by construction staff 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.

TN22 CYCLE PROVISION
No development shall take place on site 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 a minimum of 8 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.

TN23 LOADING AND UNLOADING PROVISION
Before the building hereby permitted is first brought into use, adequate provision shall be made to enable vehicles to be loaded and unloaded within the site in accordance with details previously submitted to and approved in writing by the Local Planning Authority.

Reason:
To enable such vehicles to be loaded and unloaded off the public highway so as to avoid:- (i) damage to amenity; (ii) prejudice to public safety and convenience; and (iii) interference with the free flow of traffic on the highway; in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

Scott Smy
Transport Development Coordinator

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

Comment Date: Tue 19 Dec 2023

The Economic Development team is supportive of the proposed temporary use of the identified plot. The proposal will create jobs locally and enable the delivery of a long term project within the Dockyard, a key economic driver for the region.