Planning – Application Comments

Consultation Date: Tue 12 Dec 2023

Consultation Date: Tue 12 Dec 2023

Consultation Date: Tue 12 Dec 2023

Comment Date: Thu 11 Jan 2024

LLFA consultation response 23.01658.MOR.pdf

Comment Date: Thu 11 Jan 2024

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 23/01658/MOR
ADDRESS: 90 Somerset Place Plymouth PL3 4BG
DESCRIPTION: Two-storey side extension to care home to create 8 additional ensuite bedrooms with communal visiting areas, new lift and 3/4 underground parking spaces

CASE OFFICER: Amy Thompson (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: 10th January 2024

PRE-APPLICATION COMMENTS:
In respect of this pre-application enquiry that proposes a 2-storey extension to the Care Home, including the provision of eight additional bedrooms, along with new visitor areas. The Local Highway Authority (LHA) would not wish to raise any in-principal objections at this stage subject to properly demonstrating the impacts, and given that this is a pre-application enquiry for an extension of an established use, with limited information available at this time.

The proposed extension is intended to create eight additional ensuite bedrooms, along with communal visiting areas, a new lift, and three to four in number underground parking spaces. The new extension would be situated on an area of the site that is apparently currently used as an outside terrace, and parking for 2 in number vehicles.

The application property is located in the Stoke area of the city, close to Stoke Village local centre, with its amenities and services, which includes a shoppers car park, and nearby bus stops. Where a certain amount of unrestricted on-street parking is also available in the surrounding local streets.

The accessibility of the application site needs to be taken into account in any planning application as a material consideration, in relation to the availability of and encouraging the use of sustainable travel by both visitors and staff. The accessibility of the site along with the availability of car parking, would help inform the number of parking spaces needed. Any planning application should clearly demonstrate for the established use the, number of existing parking spaces, number of existing bedrooms, and staff. Compared to the proposed increase in the number of bedrooms and staff, so the impact of the proposed extension and intensification in the use can be properly accessed. Whilst also taking into account the advice on parking in section eight of the Councils Supplementary Planning Document (SPD).

It is noted that an additional four staff are indicated to serve the proposed extended use, comprising of, 2 full-time, plus 2 part-time staff. Increasing from the existing 16 full-time plus 14 part-time. To 20 full-time plus 16 part-time.

There is apparently a variation in the ground-level of the application site, which seems to be lower where the new extension is proposed, which perhaps explains why the application suggests there would be 3 to 4 in number underground parking spaces. That could perhaps be referring to an undercroft arrangement, but this would need to be further explained as part of any planning application.

In respect of car parking provision and for reference, whilst being mindful that the proposal relates to an established use so only the uplift would need to be considered, the relevant advice on Car Parking provision can be found in Section 8 of the Councils Supplementary Planning Document (SPD), which for convalescing and nursing homes states: -
Use Class C2 - Convalescent/Nursing Homes - 1 space per 8 residents + 1 space per 3 non-resident staff + 1 space for any resident proprietor/manager. Provision for visitors will be determined on merits of each case. For nursing homes, attention will be paid to need for adequate servicing, particularly for ambulances, and additional staff:

When there is an extension of an existing use, there would generally be an expectation that the car parking provision would be similarly proportionally increased in accordance with the SPD guidance, or otherwise demonstrated why it wasn't required. Moreover, as this is for an extension of an existing use it is likely that travel patterns and car parking would following the already established pattern. Although an outline soft measures Travel Plan should be included in any planning application.

Advice in the SPD on the necessary provision of Electric Vehicle (EV) Charging Points is given in paragraph 8.39 (and Table 33 'Electric Vehicle (EV) charging point's provision'). Stating: - EV charging points should be incorporated in new developments as set out in the table below in order to help reduce the carbon footprint and to promote the use of green energy sources.

Extract from the relevant EV charging points Table 33: -
Staff parking provision for workplaces - A scheme to be produced detailing how at least 25 per cent of parking bays to be provided with dedicated freestanding weatherproof standard charging points. 50 per cent of all other spaces to be serviced with passive wiring to allow future charging point connection:
Therefore, some level of EV charging points would be expected and need to be provided to support the intensification in the use.

SUMMARY:
The impacts of the proposed extension and increase in the use of the site needs to be fully considered and demonstrated. Taking into account the accessibility of the application site, the impact of the proposed development on the car parking provision, available parking, and the small increase in staff. Whilst the provision of some EV charging points would help mitigate the travel impacts.


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