Planning – Application Comments

Consultation Date: Tue 14 May 2024

Comment Date: Wed 05 Jun 2024

2400595FUL 91 underlane.pdf

Comment Date: Mon 03 Jun 2024

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 24/00595/FUL
ADDRESS: 91 Underlane, Plymstock, Plymouth PL9 9LB.
DESCRIPTION: Two-storey rear and side extension.

CASE OFFICER: Sam Lewis (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: 30th May 2024

COMMENTS:
The Local Highway Authority (LHA) is unable to support the proposed 'Two-storey rear and side extension' that would include creating an additional bedroom, enlarging the dwelling from a 3-bed to a 4-bed dwelling. Which would also result in the loss of the existing garage that would be converted to a store. The following LHA comments refer to the application proposed site layout drawing titled and numbered - Site Layout Plan (PROPOSED) - 374-006-Rev 2 - (dated 14th Feb 2024).

The Councils parking guidance indicates that the current 3-bed dwelling would need 2 in number car parking spaces. Whilst the proposed 4-bed dwelling would need 3 in number car parking spaces. In addition to the three car parking spaces, because 'Underlane' is a 'C' Classified Road, additional space is also needed to be able to turn a car within the confines of the site and enter and leave in forward gear. However, there is insufficient space within the private frontage to provide this.

Although, in this case the LHA would not object to the loss of the garage, because referring to the application drawings indicates the garage is considerably undersize in width, to such an extent as to make it impractical for car parking use. The internal size of the garage is approximately 2.6 metres wide at the front, tapering to approximately 2.4 metres wide at a length of about 6 metres (Compared to the Council guidance for a garage to be 3.5 metres wide internally).

Discounting the loss of the impractical undersize garage, the exiting access, car parking, and turning, arrangements such as it is would otherwise remain unchanged. However, it is undesirable to extend and intensify the use of a dwelling by adding an additional bedroom, without also considering and accommodating any additional off-street parking needs. And in this case without also retaining or providing sufficient space to turn a car within the confines of the property. Should the proposed development be implemented without making adequate parking and turning provisions, the property would be unlikely to properly and safely meet any resultant associated increase in parking demand.

Although there would be no material change to the existing access, parking, and turning area. The proposed extension with an additional bedroom would create an off-street car parking shortfall of one parking space, where depending on any increased parking demand is also likely to result in the potential loss of space to allow a car to turn and safely enter and leave the property in forward gear. Giving rise to potential highway safety concerns.

SUMMARY:
Whilst the LHA considers it is undesirable to create an indicative off-street parking shortfall that could also result in the loss of turning space, under the circumstances and on balance this is likely to be insufficient in itself to sustain a recommendation of refusal. Therefore, given there would be no material change to the existing access parking and turning area, it is recommended that should planning permission be granted a car parking condition be included to preserve safe access, egress, and turning within the confines of property, by restricting the number of cars that can be parked at any one time to no more than two in number: -

CAR PARKING RESTRICTION - Maximum Car Parking Provision (amended)
() Following implementation of the planning consent hereby approved for the extension of the dwelling no more than two (2) in number cars shall be parked within the confines of the property at any one time with sufficient space kept available at all times to allow a car to turn and enter and leave the property in forward gear.

Reason:
To enable vehicles used by occupiers or visitors to enter and leave the property safely and to park 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 adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.

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