Planning – Application Comments

Comment Date: Mon 26 Feb 2024

The proposals seek planning permission to construct a vehicle crossing and dropped kerb to allow lawful means of access to the parking area at the above-mentioned property.

Access is intended from Hooe Road which is a busy, classified road and bus route. As such, the requirements for on-site turning so that vehicles can enter and exit the site in a forward gear are triggered (paragraphs 13.72 and 13.87 of the SPD).

The hardstand is not of sufficient size to accommodate on-site turning movements and is therefore contrary to local planning policy. As such, the LHA would object in principle to the proposed development due to concerns of highway safety.

It is noted that there are a number of properties with hardstands and vehicle crossings without on-site turning provision along this section of Hooe Road. Whilst the majority appear to be historic, there are some whereby planning permission was obtained (though a number appear to have met the on-site turning requirements). Therefore, if the Local Planning Authority consider, on balance, that planning permission should be granted, the LHA would recommend that conditions be attached.

In this event, the conditions required would relate to the provision of a hard paved envelope (1m in depth) to be constructed to prevent overspill of loose material onto the public highway and the provision of sight lines to ensure adequate levels of forward and inter-visibility are achieved at the site access. This would require the lowering of the hedge along the full front boundary to no higher than 900mm (measured from the footway level) and back into the site within the visibility envelope.

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:
LACK OF ON-SITE TURNING PROVISION
No adequate provision has been made within the site in order to allow a vehicle to turn so that it can enter and exit the highway in a forward gear. The lack of such provision is likely to result in vehicles having to reverse back out onto a busy classified road (Hooe Road) giving rise to conditions likely to cause:

(a) Prejudice to public safety and convenience;
(b) Interference with the free flow of traffic on the highway;
(c) Unwarranted hazard to vehicular traffic.

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


In the event that the application is recommended for approval what mitigation would you seek?

Planning conditions:
PROVISION OF SIGHT LINES
No development shall take place until details of the sight lines to be provided at the junction between the means of access and the highway have been submitted to and approved in writing by the Local Planning Authority. No structure, erection or other obstruction exceeding 900mm 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. The approved sight lines shall be provided before the development is first brought into use.

Reason:
To provide adequate visibility for drivers of vehicles at the road junction in the interests of public safety in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

SURFACING OF DRIVEWAY/PARKING AREAS
Before the development hereby permitted is brought into use, the driveway and parking area shall either be:
(a) constructed using a permeable construction or
(b) hard paved for a distance of not less than 1m from the edge of the public highway and drained to a private soakaway;

and shall thereafter be maintained to ensure satisfactory access to the adjoining highway, in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

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 Plymouth and South West Devon JLP 2019.

INFORMATIVE: KERB LOWERING
Before the access hereby approved are first brought into use it will be necessary to secure dropped kerbs and footway crossings with the consent of the Local Highway Authority. The applicant should contact Plymouth Highways for the necessary approval. Precise details of all works within the public highway must be agreed with the Highway Authority.


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

23/02/2024