Planning – Application Comments

Consultation Date: Thu 24 Oct 2024

Consultation Date: Fri 02 Aug 2024

Consultation Date: Fri 02 Aug 2024

Consultation Date: Fri 02 Aug 2024

Consultation Date: Fri 02 Aug 2024

Consultation Date: Fri 02 Aug 2024

Comment Date: Fri 23 Aug 2024

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 24/00943/FUL
ADDRESS: 278 Citadel Road Plymouth PL1 2PZ
DESCRIPTION: Change of use from 34-bedroom student HMO to large HMO (Sui Generis), demolish rear extensions and construct single storey rear extension to improve communal facilities and construction of bike store.

CASE OFFICER: Cody Beavan (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: 23rd August 2024

COMMENTS:
The Local Highway Authority (LHA) would not wish to raise any objections in principle to the prosed intensification and change in the nature of the use at the application property numbers 278-282 Citadel Road.

The application property is located in the Hoe conservation area of the city, within convenient walking and cycling distance of the City Centre, other local amenities, and the wider transport links. Where the surrounding local streets are all subject of full-time on-street parking restrictions in one form or another, which includes, short stay Pay & Display parking, and a Permit Parking Scheme (Zone H).

The property is made-up of three adjacent five-storey (including basement) terraced houses that were formerly in use as a guest house/hotel, known as the 'Cranbourne Hotel'. Before more latterly being changed into the current combined use as a 34-bedroom HMO for occupation by students only (under application 12/00297/FUL). This current application seeks to lift the student only restriction, proposing to increase the number of bedrooms by two (2) to thirty-six (36) and change the use to a large unrestricted HMO. Which would apparently be licenced as an HMO and subject to the associated requirements and controls.

It is also incidentally noted from the application details that there is a further intention to sub-divide the property, by closing off the access and separating the lower ground basement floor, from the floors above. But this is apparently not for consideration at this time being intended to be the subject of a separate planning application.

The proposed associated alterations under consideration include the demolition of the existing rear extensions, and construct of a new single storey rear extension, to improve communal facilities. Along with the provision of refuse bin storage, and a secure and covered twelve-space (12) cycle store with level entry, within the rear yard.

However, the proposed unjustified reduction (by approximately 25%) in the number of cycle storage spaces serving the property from the existing/extant seventeen (17) spaces, down to just twelve (12), would be unacceptable. Because, whilst some occupants may choose not to have a bicycle (which is taken into account in the Councils Supplementary Planning Document guidance), to support sustainable travel (and planning policy) cycle use should be encouraged. Therefore, adequate policy compliant cycle storage provision must be provided and should not be reduced below the previously approved seventeen (17) spaces.

The unfortunate resultant loss of one off-street car parking space (out of the existing thee) leaving two car parking spaces to serve the property, whilst undesirable, would be acceptable. Because the application property 278 ' 282 Citadel Road is located within Permit Parking Zone (Zone H) and is already excluded from the residents permit scheme following planning consent under application 12/00297/FUL. The exclusion from the entitlement of on-street parking permits within the scheme would continue to apply and also include the currently proposed development under planning application 24/00924/FUL which would result in the loss of one (1) off-street parking space at the rear of the property.

SUMMARY:
The LHA The Local Highway Authority (LHA) would not raise any objections in principle to the prosed intensification and change in the nature of the use at the application property, recommending the following planning conditions are included in any grant of planning permission: -

CYCLE PROVISION
()No dwelling shall 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 seventeen (17) bicycles to be securely parked. The secure and covered 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.


PROVISION OF PARKING AREA
() Each of the two car parking spaces 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 cars belonging to occupiers or visitors.

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 adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


INFORMATIVE: RESIDENT PARKING PERMIT SCHEME
() The applicant should be made aware that the property lies within a 'resident parking permit scheme'. Therefore, in accordance with current Council policy the proposed development and HMO use will result in the property being excluded from obtaining permits and purchasing visitor tickets for use within the scheme.

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



PLYMOUTH CITY COUNCIL EXCLUSION OF PARKING PERMIT NOTICE



Mr B. Lynch
Lynchpin Accommodation Ltd
73b Mutley Plain
Plymouth PL4 7JJ


My Ref: GL/24/00943/FUL

Date: 23rd August 2024


Strategic Planning & Infrastructure
Floor 2
Ballard House
West Hoe Road
Plymouth PL1 3BJ

T 01752 307671
E: www.plymouth.gov.uk


Dear Sir/Madam

PLANNING APPLICATION NO: 24/00943/FUL

ADDRESS: 278-282 Citadel Road, Plymouth, PL1 2PZ

DEVELOPMENT: Change of use from 34-bedroom student HMO to large HMO (Sui Generis), demolish rear extensions and construct single storey rear extension to improve communal facilities and construction of bike store.

In May 1997, a report was taken to the Plymouth Joint Highways Committee and a recommendation was agreed that properties or premises situated within a Permit Parking Zone that are to be demolished or re-developed should be automatically removed from the list of properties eligible to apply for any form of parking permit.

Also, where an increase in parking demand occurs as a result of the property having a change of use or being increased to multiple occupancy, removal of the property from the list of properties eligible to apply for a permit will be at the discretion of the Head of Transport Services.

As this property is subject to an application that falls under one of the above mentioned criteria, then I would have to inform you that in accordance with current Council Policy, in the event that the proposed development or change of use is implemented, this property will be excluded from the Permit Parking Zone that is in operation within this area of the City. Therefore, the new development would be excluded from the issue of parking permits, including business permits, and visitor tickets.

Yours Faithfully

Gary Lester

Plymouth City Council
Strategic Planning & Infrastructure
Dept of Place
cc. Plymouth Highways, Parking, Prince Rock Depot Macadam Road Plymouth

Comment Date: Mon 19 Aug 2024

FROM: Public Protection Service (952127)

RESPONSE DATE: 7/8/2024

APPLICATION NO: 24/00943/FUL

SITE: 278 Citadel Road Plymouth PL1 2PZ

DEVELOPMENT: Change of use from 34 bedroom student HMO to large HMO
(Sui Generis), demolish rear extensions and construct single storey rear extension to improve communal facilities and construction of bike store.

CONDITION NO: DC/1160/SHL507MM07C04

Observations: Due to the high number of potential occupants a mangament plan is needed to ensure that any matters relating to conduct and behaviour can be dealt with along with a point of contact for complaints.

Summary of response: Approval subject to conditions/informatives

Planning conditions:

Condition ' Management Plan

The development shall not be occupied until details of the arrangements by which the approved student accommodation is to be managed, are submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall continue to be managed permanently in accordance with the agreed management arrangements.

Reason: To protect the residential amenities of the area to avoid conflict with Policies DEV1 (Protecting health and amenity) and DEV2 (Air, water, soil, noise, land and light) of the Plymouth and Southwest Devon Joint Local Plan 2014-2034.