Planning – Application Comments

Consultation Date: Thu 13 Jun 2024

Consultation Date: Mon 13 May 2024

Consultation Date: Thu 09 May 2024

Consultation Date: Thu 09 May 2024

Comment Date: Wed 26 Jun 2024

The proposals seek to change the use of the existing care home to 9x residential apartments at the above-mentioned site. The Local Highway Authority (LHA) would not wish to raise any in-principle objections to the proposed development.

A previous iteration of the scheme was submitted under planning reference 23/01490/FUL which proposed 11x apartments and was subsequently refused by the LPA. The LHA were unable to support the application due to the lack of accessible parking bays and insufficient details over visibility at the site access points.

The revised submission has scaled back the level of development, with 9x apartments proposed and the creation of only 1x new vehicle access into an associated parking area.

Parking:
The existing use of the property as a care home was not benefitted with any off-street parking provision. As such, any associated parking demand was reliant on the un-controlled, on-street parking available along Eggbuckland Road and the surrounding streets.

As detailed within the SPD, the parking requirements for a care home should be provided at 1x space per 8 residents, 1x space per 3x non-residential staff and 1x space for any resident proprietor/manager. Additional parking for residents would also be required and determined on the merits of each case.
It is understood that 34 residents could be catered for at the care home and that 12x staff plus a manager could be on-site at one time. When using this information to calculate the likely existing parking demand generated by the care home, the demand equates to 9x spaces. As there were no off-street parking facilities serving the care home, this means that there was an existing shortfall and resultant overspill of 9x spaces onto the public highway.

The parking demand associated with the creation of the 9x flats proposed would be 18x spaces ' 2x spaces per flat. However given the location of the site, which is considered easily accessible, sustainable and conveniently placed to access local services and the wider transport network, a lower level of parking could be considered acceptable.

The proposals intend to provide 9x parking spaces allocated at 1x space per unit. As stated above, the provision of 1x space per unit could be considered acceptable due to the accessible location of the site. However, should overspill parking occur, the potential, proposed shortfall would equate to 9x spaces.

As detailed above, the existing care home use would have generated a parking demand of 9x spaces and this level of parking would have been previously established on-street due to the lack of off-street parking facilities. When applying the indicative parking standards to the proposed dwellings, with appropriate reductions applied due to the provision of off-street parking, the shortfall would be the same. As such, it could be argued that the parking impacts associated with the proposed development would be neutral compared to those generated by the existing use.

In view of the above, the LHA would not raise any in-principle objections to the levels of off-street parking proposed to serve the development.

Accessible Parking Spaces:
The LHA recommended refusal on the previous iteration of the scheme due to the lack of accessible parking spaces. The revised details show that 1x accessible parking space will be provided which is considered acceptable.

EV Charging and Cycle Storage:
In accordance with the requirements within section 8 of the SPD, any new residential development should be provided with EV charging points. The Proposed Site Plan denotes that 2x spaces will be served with EV charge points from the outset (25% of the overall parking provision) and 3x spaces will be served with passive wiring to allow a future charge point connection (50% of the remaining spaces). Such provision adheres to the requirements in the SPD (Table 33) and is therefore considered acceptable to the LHA.

The Proposed Site Plan details a cycle shelter with 10x cycle parking spaces provided per store. Further details with regard to specification of cycle storage will be required, alongside evidence to demonstrate that the minimum level of cycle parking can be provided on site (18x spaces).

Parking Layout:
Whilst the majority of parking bays proposed conform to the required dimensions for off-street parking spaces, the bay (coloured pink) located directly adjacent to the boundary wall would need to be afforded with additional width in order to allow sufficient space to access a parked car. Generally, an increased width of 2.7m is considered acceptable where spaces are located directly adjacent to a structure. It is the view of the LHA that there is room within the parking area to shift spaces along in order for this additional width to be achieved. A Further Details condition should be applied to any grant of consent which requires amended drawings that show a revised parking layout with the additional width applied to this space, to be submitted prior to the commencement of any works on site.

Access:
A new vehicle access at 5m wide is proposed from Eggbuckland Road. In order to address the previous concerns from the LHA with regard to inter-visibility at the new access, the applicant intends to lower the adjacent boundary walls to no higher than 600mm for 2m either side in order to provide a 2mx2m, 45 degree splay. The provision of this splay is welcomed by the LHA as sufficient levels of inter-visibility between vehicles egressing the site and pedestrians travelling along the footway have now been achieved.

In terms of forward visibility for egressing vehicles, there continues to be concerns regarding the levels of visibility available due to the presence of parked cars along the street edge which gives rise to concerns of highway safety.

In order to overcome this, the LHA has identified a potential solution via the construction of build-outs either side of the site access. Such an arrangement was required and implemented as part of the redevelopment of the Mannamead Centre, at the junction of Sir Leonard Rogers Close with Eggbuckland Road further east of the application site and on the northern side of the road. The LHA would require a similar arrangement to be implemented to serve the proposed development so as to provide sufficient levels of visibility and safeguard movements between emerging vehicles and those travelling along Eggbuckland Road in either direction.

Furthermore, there is a section of redundant vehicle crossing which forms part of the access to the north of the site which will need to be reinstated as part of this development (to the front of the existing boundary wall screening the garages). The materials included within the footway reinstatement works will need to match those as existing along Eggbuckland Road, including the granite set channel kerb.

The required build-out to the east of the site access should then be constructed off this new section of footway and then tie in with the new proposed access.

To the west of the site access, the build-out should again, tie in with the new proposed access and then extend westwards for 6m (the length of a single parallel parking space). Each build-out will need to be 1.8m deep and tapered each side to tie back in with the footway/proposed access.

Plymouth Bollards with reflective banding will need to be installed on top and double yellow lines implemented around the edge of the build-outs to prevent parking which would cause an obstruction to the free flow of traffic along Eggbuckland Road. The parking restrictions will be subject to a Traffic Regulation Order for which the applicant will be required to fund. Again, the materials included within the construction of the build-outs will need to match those as existing along Eggbuckland Road. The build-outs present at the junction of Sir Leonard Rogers Close with Eggbuckland road are a key example of the type of arrangement required for this proposed development.

In order to secure the consent for the required dropped vehicle crossing from Network Management, the access will need to be situated at least 1m from any utility equipment on Eggbuckland Road. Alternatively, if this is not possible, then the applicant will be required to contact the relevant utility company to secure permission for the equipment to be relocated. Any costs associated with such works shall be borne by the applicant. Furthermore, such approval is conditional upon the provision of the off-site works to address the concerns over visibility at the site access.

Further details relating to the proposed site access, including the off-site works required to improve visibility as set out above, will be required prior to the commencement of any works on-site.

In conclusion, the LHA would not wish to raise any in-principle objections to the proposed development subject to the submission of further, satisfactory details.

Recommendations:

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

Planning conditions:
FURTHER DETAILS
No development shall take place until an amended Site Plan has been submitted and approved in writing by the Local Planning Authority. The revised details should demonstrate the provision of a functional parking layout where additional width (300mm minimum) is afforded to any space directly adjacent to a structure.

Reason:
To ensure that these further details are acceptable to the Local Planning Authority and that they are in keeping with the standards of the vicinity in accordance with the Plymouth and South West Devon JLP 2019.

DETAILS OF NEW JUNCTION
No development shall take place until details of the junction between the proposed parking area and the highway have been approved in writing by the Local Planning Authority; and the building shall not be occupied until that junction has been constructed in accordance with the approved details. This includes details over the relocation of any statutory undertaker equipment (where required) and the associated approval from the relevant owners of the equipment and the Local Highway Authority.

Reason:
To ensure that an appropriate and safe access is provided in the interests of public safety, convenience and amenity in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

ACCESS/HIGHWAY IMPROVEMENTS (GRAMPIAN)
The use hereby permitted shall not commence until the proposed access and improvements to the existing highway shown on the approved plans have been completed, including parking restrictions in the form of double yellow lines for which a Traffic Regulation Order will be required.

Reason:
In the interests of highway and pedestrian safety in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

REINSTATEMENT OF FOOTWAY
No dwelling shall be occupied until the section of existing footway crossing (to become redundant) has been removed and the footway reinstated.

Reason:
In the interests of public safety, convenience and amenity in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

PRESERVATION OF SIGHT LINES
No structure, erection or other obstruction exceeding 600mm 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.

Reason:
To preserve 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.

PROVISION OF PARKING AREA
Each parking space shown on the approved plans shall be constructed, drained, surfaced and made available for use before the unit of accommodation that it serves is first occupied and thereafter that space shall not be used for any purpose other than the parking of vehicles.

Reason:
To enable vehicles used by occupiers or visitors 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.

ELECTRICAL VEHICLE CHARGING PROVISION
No dwelling shall be occupied until space has been laid out within the site in accordance with details to be submitted to and approved in writing by the LPA for the provision of 2x dedicated freestanding weatherproof standard charging points and how 50 per cent of all other spaces are to be serviced with passive wiring to allow for future charging point connection. The electrical vehicle charging point 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 sustainable modes of transport in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

CYCLE PROVISION
The building shall not be occupied 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 18 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.

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.

INFORMATIVE: PUBLIC HIGHWAY APPROVAL
This planning permission does not authorise the applicant to carry out works within the publicly maintained highway. 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 and an appropriate Permit must be obtained before works commence.

INFORMATIVE: TRAFFIC REGULATION ORDER
The applicant will be required to submit an application to Network Management and fund the associated consultation in order to seek to secure the necessary Traffic Regulation Order to facilitate the implementation of parking restrictions on Eggbuckland Road.

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

07/06/2024

Updated comment - 19/06/2024
Amended details are acceptable. They've increased the width of the parking spaces directly adjacent to the boundary wall and the bin store by 300mm which is acceptable, and with the addition of the 2nd cycle store they've now met/exceeded the minimum cycle parking requirement. We would still need details of the spec of cycle storage but that can be dealt with via condition.

The only change to recommended conditions would be the removal of the 'Further Details' condition relating to the parking layout as the amended details have satisfied that.

Comment Date: Mon 01 Jul 2024

17.05.24 Please see uploaded document - 24-00412-FUL Change of use extentsion 32 Eggbuckland Road.docx

26.06.24 - Updated comment following receipt of additional info/plans

M4(2) compliance - M4(2) compliance of the 3 units outlined (number 2, 3 and 5) will need to be secured via condition.

I have however noted some areas the PO might want to get further clarification on if additional outside plans are required: It would be useful for the applicant to outline the access to flat 5, which is currently not clearly shown on the plans. The gradient of the paths to access the different M4(2) units should be gently sloping, this should be less than 1:20, needs to have non-slip surface and each flat needs to have a level external landing with a min. space of 1200mm square, which needs to be covered.

We would have preferred to see a slight redesign of flat 3 and 4 which would enable occupation of each by 4 occupants, but appreciate this is a business decision by the applicant. We are satisfied with the provision of the number of occupants for each flat as outlined, on the understanding that the planning officer has verified the sizing of the units provided. If permission is granted we would like to see the number of occupants secured through the planning permission to ensure flats are not over-occupied in the future.

Comment Date: Mon 01 Jul 2024

21.05.2024 - See saved document - 2400412FUL 32 Eggbuckland Road.pdf

28.06.2024 Further comment following receipt of additional information -

Trees

The number of tree replacements required to compensate for trees removed is 31. There are 31 trees shown on the proposed landscape plan and so this is compliant with table 28 of the SPD (DEV28). However we have some concerns over the species proposed. The trees removed included a mature Yew tree, a large native species with strong ecological and amenity/landscape value. The proposed trees are as follows:

Buxus sempervirens (Box)
Sophora japonica (Japanese pagoda tree)
Acer palmatum (Japanese maple)
Cornyus florida (Dog wood)

While we do not have any objections to use of these species, we would have expected at least one species of a larger native tree, these are small ornamental choices that do not have the same ecological or wider amenity value that the previously removed trees have.

Comment Date: Wed 15 May 2024

We have reviewed the submitted climate emergency compliance form and associated documents. The scheme entails seeking planning permission for the change of use, alterations and refurbishment of existing care home to 9 residential apartments including replacement of conservatory with extension, creation of parking area and associated works.

We acknowledge that this is a minor application and that the reuse of an existing building is far superior to the replacing the current building in terms of carbon emissions.

We support the use of photovoltaic cells which as stated in the 'Energy & Sustainability Statement' are to be placed on the south facing roof planes of the existing building however we would recommend that these are shown on submitted plans.

In addition we support the EV charging points as set out in the submitted compliance form and on the submitted plan number 21.2581.25E.

We recommend that both the PV cells and EV charging points these are conditioned to ensure that it is delivered and meets the aspirations of both the Joint Local Plan and the Climate Emergency Planning Statement.

Comment Date: Tue 14 May 2024

No comments from a waste collection point