Planning – Application Comments

Comment Date: Mon 16 Dec 2024

The proposals seek to convert the garage and construct a single storey front extension and single storey rear extension at the above-mentioned property. The Local Highway Authority (LHA) would be unable to support the proposed development in its current form.

Whilst the proposed garage conversion could be considered as a loss in off-street parking provision, it is noted that the existing internal dimensions fall short of those required in order to suitably accommodate a parked car (6.5m long and 3.5m wide). Therefore, an argument could be made that the garage does not currently contribute to the off-street parking provision at the site and as such, a recommendation of refusal based upon the loss of the garage is unlikely to be sustained at appeal.

When taking this into account, it is considered reasonable to accept that the property as existing is served with 1x off-street parking space in the form of the hardstand and that any resultant impacts associated with the shortfall of 1x space have already been previously established on the local highway network.

The proposals do not intend to increase the number of bedrooms at the site and therefore the existing parking demand of 2x spaces is retained.

However, the proposed front extension would reduce the length of the hardstand to below the required 4.8m which would result in vehicles overhanging the adjacent public footway which would be contrary to paragraph 13.71 of the SPD and unacceptable to the LHA due to reasons of highway safety. This would also subsequently mean that the proposals would lead to a loss in adequate off-street parking provision thus increasing the shortfall generated by the property.

As such, it is considered that the site is of inadequate size to accommodate the scale of development proposed and the LHA would recommend the application for refusal on this basis.

Should the applicant be able to demonstrate that 1x policy compliant parking space is retained as part of the proposals then the LHA would be minded to withdraw the recommendation of refusal.


Recommendations:

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

If 'object' on what grounds?

Reasons for Refusal:
Inadequate Site:
It is considered that the site is of an inadequate size to accommodate the development proposed to a standard that would comply with the Highway Authority's' planning requirements. The proposal would likely prejudice public safety and convenience and give rise to issues of highway safety.

The proposal(s) are therefore contrary to Policy DEV29 of the adopted Plymouth and South West Devon Joint Local Plan adopted March 2019.


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

16/12/2024