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: Fri 05 Jan 2024

The proposals seek to demolish the existing property at 843 Wolseley Road and construct 2x, 3-bed dwellings in its place. The scheme was subject to a previous application under reference 22/01600/FUL which was refused by the Local Planning Authority and the decision subsequently upheld at appeal.

The Local Highway Authority (LHA) were unable to support the previous application and recommended refusal based upon the lack of suitable off-street parking to serve the development and the lack of on-site turning to allow vehicles to access and egress in a forward gear.

Within the Appeal Decision issued by the Planning Inspectorate (dated 17/08/2023), the Inspector did not agree with a recommendation of refusal based on the lack of off-site turning (paragraph 28), however it was accepted that there is an issue with on-street parking locally and significant weight was applied to the off-street parking requirements set out within the SPD (paragraphs 21 and 22). The Inspector also considered that the proposed redevelopment of the site should meet with the appropriate off-street parking standards due to the location of the site and the established on-street parking issues (paragraph 23). They also stated that any overspill parking generated from the development could not necessarily be absorbed into the local area without exacerbating the difficulties with on-street parking, leading to potential further inconvenience to existing residents within the area and highway safety issues for other motorists (paragraph 27). In conclusion, the Planning Inspector upheld the LHA's recommendation of refusal based upon lack of suitable off-street parking provision which would cause inconvenience to local residents and potentially unacceptable harm to highway safety.

In order to overcome the issues relating to the lack of off-street parking to serve the proposed development, the applicant has amended the design which now provides each property with an integral garage intended to provide off-street parking for 2x cars in a tandem parking arrangement. The LHA continue to be unable to support the proposed development due to the lack of suitable off-street parking provision.

As detailed within Manual for Streets (MFS), garages are not always used for car parking and determining the acceptability of the use of garages to satisfy off-street parking requirements should be decided on a scheme by scheme basis. Table 29 of the SPD sets out the minimum required internal dimensions in order for a garage to be considered as a positive contribution to off-street parking and to include for the provision of EV charge points (6.5mx3.5m). As the proposals intend to provide a double garage, with cars arranged in a tandem, the length of the garage would need to be doubled to 13 metres.

The proposed integral garages measure at approximately 9.4m long and 3m wide and therefore do not conform to these required minimum dimensions to allow the garages to positively contribute to the off-street parking provision at the property. For context, tandem parking provided by way of a hardstand would need to measure at 9.6m in length in order to be considered acceptable.

Therefore, as with the previous application, the LHA do not consider the proposed dwellings to be served with any suitable off-street parking provision.

Incidentally, if a reduced width of 3m were to be considered acceptable, this would only provide each dwelling with 1x off-street parking space leading to a parking shortfall of 2x spaces. As such, the proposed development would still lead to overspill parking in an area where on-street parking is at a premium and at a detriment to local residents.

Previous comments provided in response to the former application with regard to the requirement for an additional 2x vehicle crossings and compliance with the Domestic Vehicle Crossing guidance should also be reiterated.

In conclusion, the LHA are unable to support the proposed development which fails to comply with current planning standards with regard to off-street parking provision. Due to the lack of parking, it is considered that the development would lead to unacceptable overspill parking on the surrounding highway network where on-street parking is at a premium, causing further inconvenience to other local residents and leading to concerns over highway safety. For this reason, it is recommended that the application be refused.

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 Provision of Parking:
No adequate provision is proposed to be made for the parking of cars of persons residing at or visiting the development. Vehicles used by such persons would therefore have to stand on the public highway giving rise to conditions likely to cause:-
(a) Damage to amenity;
(b) Prejudice to public safety and convenience;
(c) Interference with the free flow of traffic on the highway.

The proposal(s) are therefore contrary to Policy DEV29 of the adopted Plymouth and South West Devon Joint Local Plan adopted March 2019.

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

05/01/2024

Comment Date: Tue 19 Dec 2023

Condition ' Construction Environmental Management Plan (CEMP)

Prior to the commencement of development approved by this planning permission the developer shall submit a Code of Practice for the site that outlines how they intend to prevent or control any nuisance arising from any work carried out. The Code of Practice must comply with all sections of the Public Protection Service, Code of Practice for construction and demolition sites, with particular regards to the hours of working, crushing and piling operations, control of mud on roads and the control of dust. All sensitive
properties surrounding the site boundary shall be notified in writing of the nature and duration of works to be undertaken, and the name and address of a responsible person, to whom an enquiry/complaint should be directed.

Reason: To protect the residential and general amenity of the area from any
harmfully polluting effects, such as noise, vibration and dust and to avoid conflict with Policies DEV1 (Protecting health and amenity) and DEV2 (Air, water, soil, noise, land and light) of the Plymouth and Southwest Devon Joint Local Plan 2014-2034.