Planning – Application Comments

Consultation Date: Wed 29 Jan 2025

Comment Date: Wed 26 Feb 2025

2500115MOR 161 Elford Cresent .pdf

Comment Date: Wed 19 Feb 2025

This pre-application enquiry seeks advice on the proposed construction of a single dwelling on land adjacent to 161 Elford Crescent.

Planning permission for a new dwelling at the site has been granted previously under references 11/00575/FUL and 19/01988/FUL, therefore the principle of residential development is accepted.

The proposals include the construction of a 4-bed dwelling served by 2x off-street parking spaces. Whilst the level of parking proposed falls below the indicative standards detailed within the SPD for a property of this size (3x spaces), the LHA are content to accept the provision of 2x off-street spaces in this instance.

The parking proposed takes the form of a car port located directly adjacent to the eastern elevation of the property, which results in the car port being completely enclosed on this side. As such, additional width would need to be provided in order to allow sufficient access to parked vehicles.

Whilst there is a level of additional width available for each parking space, the LHA would consider that an open parking area in the form of a hardstand would be more appropriate and provide improved ease of access to the parking spaces given the constrained nature of the site and the narrow road from which access would be taken.

It is noted that visibility to the west would be obstructed by the eastern elevation of the dwelling however, given that the private access road only serves a rear parking court, it is not considered that the number of vehicular or pedestrian movements would be high. In addition, given the constrained nature of the access road, vehicle speeds are likely to be low. As such, the LHA would not object to the location of the parking area directly adjacent to the eastern elevation of the property. However, sufficient levels of inter-visibility will need to be provided to the east and therefore any boundary treatment will need to be reduced in height to no more than 600mm for at least 2m from the eastern edge of the vehicle access.

The Proposed Site Plan details the provision of cycle storage within the hardstand. The cycle storage will need to be provided in accordance with the levels and standards as detailed within section 8 of the SPD. In addition, 1x standard EV charging dedicated charging point, with a switch provided inside the property, will also be required.

The LHA understand that the 3m offset from the back of the public highway to the north/west of the site was previously agreed with PCC prior to the submission of the 2019 application. Paragraph 10 of the Planning Statement submitted as part of that application stated the following:

"Under permission granted under 11/00575/FUL, condition 9 related to an Agreement in Principle (AIP). This concerned the wall at the rear of the development. The design for 11/00575/FUL meant the house was bordering the retaining wall owned by Plymouth City Council. However, this new design is over 3 metres away from the retaining wall and abuts the applicants wall. Plymouth City engineers have been consulted and confirm if the new dwelling is a minimum of 3 metres away from their structure an AIP is not needed."

However, the development which was accepted under this application proposed a 2x storey dwelling and this pre-application now proposes a 3x storey dwelling.

As the scale of development has increased and will now necessitate an excavation between 5-6m deep with a 3m offset, is it unclear what support is provided or required to the edge of the footway from the 2nd lower ground floor level. Therefore, further details over the retainment between the building and public highway to the north and west will need to be provided.

Such details would include detailed sections along the north/west of the site and the provision of an AIP document which has been completed by a qualified structural engineer.

Guidance is available on the PCC website in relation to the Technical Approval of proposals for Highway Structures which may prove useful to the applicant for these elements of the application:

Technical Approval of proposals for Highway Structures

In conclusion, the LHA would not wish to raise any in-principle objections to the proposed development, however further details will be required to ensure that the adjacent public highway is sufficiently retained and not compromised by the 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

19/02/2025

Comment Date: Thu 13 Feb 2025

LLFA consultation response 25.00115.MOR.pdf

Comment Date: Thu 13 Feb 2025

Standing advice for single property developments 2025.pdf