Planning – Application Comments

Consultation Date: Fri 02 Aug 2024

Comment Date: Fri 16 Aug 2024

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 24/00923/MJR
ADDRESS: Crescent Point, Notte Street, Plymouth Devon PL1 2BP
DESCRIPTION: Pre-application enquiry for discharge of conditions 12 (Landscaping) and 23 (Tree Planting) on application 14/01264/FUL

CASE OFFICER: Helen Blacklock (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: 15th August 2024

PRE-APPLCATION COMMENTS:
The Local Highway Authority (LHA) would provide the following comments to this pre-application proposal to remove the associated tree planting condition and requirement of the Crescent Point planning consent (granted under application 14/01264/Full). With instead alternative compensatory arrangements being proposed. The tree planting is also subject of a Section 278 agreement between the developer, and the Council as Local Highway Authority, to allow the developer to implement the tree planting in the public footway.

In granting planning permission, it was considered that trees were needed along the front of the building to help mitigate the impact of the winds at street level generated by the two tall buildings of the development. However, it proved impractical to plant trees at the front of the new buildings due the amount of underground services within the footway. So, a more suitable alternative tree planting location was identified just along the street on the opposite side, in front of the 'The Crescent.' Where, at that time, there was one street tree left in place at the front of the footway (that was there up until 2018) from what had previously been a short row of street trees, apparently indicating there would be sufficient space available there to accommodate the five new street trees.

The application details refer to a meeting between the applicants consultant, and the LHA, which took place on the 25th of April 2024. When, it was agreed there may be insufficient space within the footway to accommodate the previously approved (under application 18/00959/CDM ) extensive below-ground area of route run associated with and between the five tree pits. As shown on the approved drawings titled and numbered: - 'Tree Pit Details II - 252-P-016 A' & 'Compensatory Tree Planting Layout - 252-P-003'.

But with a view to concluding the matter and given the previous existence of trees in the proposed location. The LHA advised that to establish beyond any doubt as to whether there was space to properly accommodate the five street trees in the public footway, the developer should arrange (in conjunction with Plymouth Highways) to excavate small slip trenches across the width at the front of the footway where the trees would be planted, to properly identify how much space is available there. Also, to assess whether the approved extensive underground root-run space for the trees could be reduced in size and extent without detriment to the trees.

Although the recommended exploratory slip-trench work in the public footway at the front of the Crescent has not been done. From a survey of the services in the footway the developer/applicant contends there is insufficient space below the footway to properly accommodate the five street trees as previously approved. The survey shown on the application drawing titled and numbered 'Underground Infrastructure Mapping ' 2262-0', indicates the extent of services, ducts, cables, and pipes, below the footway in the vicinity of the approved tree planting scheme.

Along with the removal of the requirement to plant the five street trees in the public footway in front of 'The Crescent', this current pre-application also instead proposes some form of alternative compensatory arrangements such as a commuted sum, which would enable the Council to use the contribution to provide trees elsewhere.


SUMMARY:
The LHA understands that the planting of trees within the street relates to mitigating the associated impact of winds against the tall buildings of the development, and largely immaterial to the function of the highway.


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