Planning – Application Comments

Consultation Date: Tue 05 Nov 2024

Comment Date: Tue 26 Nov 2024

Commercial Place EDG24.001.FRSR-069.pdf

Comment Date: Mon 25 Nov 2024

Surgery comments:
o Comments are based solely on the proposed layout and information submitted and should not be taken as agreement to the principle of development
o Urban Design principles generally support the provision of clear public frontages and private backs, the proposed layout is problematic as it proposes the opposite of this.
o The site is within a highly prominent location and as such any development should address the street frontage, particularly to Commercial Place
o The current proposal for housing essentially turns it's back to the street. In order to provide any degree of privacy, the proposed (rear) gardens are likely to require fencing or other such structures which would not be appropriate in this location.
o Retaining some of the existing openness of the site, which provides a positive impact on the existing character and appearance of the wider area - particularly on approach to the public realm to the West, will be important and as such any built form should be set back towards the eastern end of the site.
o The retention of the existing boundary limestone walls is strongly encouraged
o Whilst not currently proposed, it is considered that a development of two or three flats may be a more suitable form of development for the site, retaining a similar footprint to that currently proposed and primarily facing west, but also providing a frontage to the street. This would enable provision of private amenity space in the form of balconies or enclosed terrace on ground floor and the retention of the remainder of the western edge of the site to be communal garden amenity space. This could also allow for the provision of one car parking space per unit to the rear on the east side of the building.
o Any built form should be of a maximum of three storeys
o Robust low maintenance and contextual materials should be considered in order to reflect the surrounding area and proximity to the marine environment. The retention of the limestone boundary walls would be encouraged, as would this material being reflected in the elevational treatment of any development. It is positive that sedum roofs are being considered, including from a biodiversity and rainwater run-off attenuation perspective.

Comment Date: Mon 25 Nov 2024

This pre-application enquiry seeks advice on the proposed re-development of the above-mentioned site to provide 3x dwellings. The Local Highway Authority (LHA) are unable to support the proposed development.

There have been 2x previous planning applications submitted to redevelop the site for residential purposes under references 18/00938/FUL and 18/02114/FUL which the LHA recommended for refusal due to the impacts on permit controlled on-street parking and lack of visibility giving rise to concerns of highway safety.

In terms of access, the pre-application details largely replicate the arrangement provided as part of application 18/00938/FUL which would reduce the length of the controlled on-street parking bay on the northern side of Commercial Place without any suitable mitigation.

As with the previous application, the demand for permits for use within this Controlled Parking Zone (CPZ) far outweighs supply and therefore any reduction to the number of parking bays available could not be supported.

In addition, Network Management have also stated that any access arrangement should not negatively impact the existing controlled on-street parking bays and are therefore also unsupportive of the development.

For this reason, the LHA would be unable to support the proposed development.
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

25/11/2024