Planning – Application Comments

Consultation Date: Mon 15 Jul 2024

Consultation Date: Fri 19 Jul 2024

Consultation Date: Mon 15 Jul 2024

Comment Date: Tue 25 Jun 2024

LLFA Consultation response 24.00547.REM.pdf

Comment Date: Tue 25 Jun 2024

The proposal seeks to construct a new detached dwelling to the rear of the above-mentioned site.

The principle of development was approved by the Planning Inspectorate under application reference 22/00458/OUT following initial refusal from the Local Planning Authority (LPA). However, the LHA raised no objections to the outline consent (for which all matters were reserved) but advised that proposed parking layout included in the illustrative details would not be unacceptable. An alternative parking arrangement was suggested by the LHA as part of the response to the outline application and the applicant has fully taken on board the comments raised and applied the necessary amendments as part of this reserved matters application.

The property will be served with 2x off-street parking spaces, each of which confirm to the minimum size requirements (including additional width where placed next to a structure) as detailed within the SPD. The donor property will also retain its off-street parking provision of 1x space.

In line with the LHA's suggestion, the proposals intend to extend the existing single vehicle crossing serving 1 Woodside Avenue to create a shared crossing with the space on the northern side of the site (approx. 4.4m wide). The space on the southern side of the site will share a new crossing with the donor property (approx. 5.7m wide). The LHA has consulted with Network Management who have confirmed that there would be no in-principle objections to the creation/extension of the vehicle crossings detailed within the proposals. It should be noted that additional consent will need to be obtained from Network Management to facilitate the crossings/dropped kerbs if planning permission were to be granted.

Whilst the issues surrounding the parking layout have been overcome, the LHA would object in principle to the current configuration of the development as the proposed soakaway within the hardstand is located too close to the public highway boundary. The proposed soakaway would need to be positioned 5m from the edge of the publicly maintainable highway (back of footway) in accordance with highway specifications. It is noted that if the surface water soakaway were to be repositioned 5m from the highway, then it would conflict with Building Regulations which require soakaways to be located 5m from any building.

Therefore, it is considered that the current arrangement would be unable to provide a soakaway within the confines of the site without impacting on the adjacent highway and it is for this reason that the LHA would object in principle to the proposals in their current form.

It is incidentally noted that there is the intention to connect into the combined sewer and it could be explored as to whether SWW would also allow the discharge of surface water into the combined sewer.

In conclusion, the LHA are currently unable to support the proposed development due to the position of the private soakaway as detailed on the Drainage Strategy plan (drawing reference 1259/5). The current position could lead to impacts on the public highway which gives rise to concerns of highway safety. When paired with the Building Control restrictions on soakaway placement, it is considered that the site is of insufficient size to be able to accommodate a soakaway.

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 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

Comment Date: Thu 13 Jun 2024

I have reviewed this application and Public Protection Service has no comment to make at this time.

Comment Date: Wed 12 Jun 2024

2400547REM 19 Meadow Park.pdf