Planning – Application Comments

Comment Date: Mon 15 Jul 2024

The proposals seek to construct a two-storey side extension, single storey rear extension and hardstand at the above-mentioned property.

At present, the property is served with a long hardstand and single garage. Whilst it could be argued that the garage is unable to contribute to the off-street parking provision at the property as the internal dimensions fall short of those required within the SPD, the hardstand is able to accommodate off-street parking for 3x cars.

The proposed extensions would lead to an increase in the number of bedrooms at the property from 3 to 4, thus increasing the off-street parking requirements from 2x spaces to 3x spaces.

The proposed side extension reduces the length of the existing hardstand resulting in a loss of off-street parking provision. When taking into account the clearance needed to operate the access gates, only 1x car would be able to be parked off-street though it is noted that the gates could be fixed open at all times which would allow an additional car to be parked.

The applicant intends to create an additional hardstand to the south of the site to off-set the loss of parking generated, which could provide off-street parking for 4x cars (in a 2x2 tandem arrangement). The provision of this hardstand would lead to the property being served by a maximum of 6x off-street parking spaces which is double the number required in the SPD. In addition, this would require the creation of an additional vehicle crossing and dropped kerb. As detailed within paragraph 13.89 of the SPD, a property is only allowed to have one functioning domestic vehicle crossing except in extenuating circumstances. Therefore, the LHA would be unable to support the creating of a separate, additional crossing to the width proposed on the submitted details.

In order to minimise the impact on the available kerbside parking within Wain Park, the LHA would be content to accept the creation of a shared crossing with 3 Wain Park, with the extension measuring no greater than 3.6m in width. This would provide suitable access to 2x additional parking spaces whilst maintaining a minimum of 6m between the new shared crossing and the existing crossing currently serving 1 Wain Park.

Whilst the property would still be served with 2x vehicle crossings, each crossing would be located at opposite ends of the large plot and there would still be sufficient space between both crossings for on-street parking to occur without giving rise to concerns of highway safety. This would then also allow the existing level of parking provision (3-4 spaces) to be retained by the property.

The LHA would require that an amended site plan is provided which details a shared crossing with 3 Wain Park, with the extension measuring no more than 3.6m, and the retention of the front boundary wall across the remaining frontage to ensure that vehicle movements are restricted to the approved crossing point only.


Recommendations:

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

Planning conditions:
FURTHER DETAILS
Notwithstanding the 4.8 metre crossing proposed on the submitted drawings, no development shall take place until further details showing a shared vehicle crossing not exceeding 7.2 metres in width (3.6 metre extension) and the retention of the remaining front boundary wall have been submitted to and approved in writing by the Local Planning Authority. The works shall conform to the approved details.

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 Policy DEV29 of the Plymouth and South West Devon JLP 2019

SURFACING OF DRIVEWAY/PARKING AREAS
Before the development hereby permitted is occupied, 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

15/07/2024