Planning – Application Comments

Consultation Date: Mon 17 Mar 2025

Comment Date: Thu 05 Jun 2025

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 25/00363/FUL
ADDRESS: 9 Lister Close, Plympton, Plymouth PL7 4BA
DESCRIPTION: Change of use to a flexible use class incorporating B2, B8 (with trade counter), E (g)i Offices, E (g) ii Research and development and E (g) iii industrial process

CASE OFFICER: Macauley Potter (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: 30th May 2025

ADDENDUM COMMENTS:
Further to the previous replies from the Local Highway Authority (LHA) dated the 3rd and 30th of April 2025, when the LHA were unable to support the proposal, revised details have been submitted.

The revised details are shown and notated on application drawing titled and numbered: - Proposed Parking Layout & Swept Path Analysis - 422.065523.00001-PD01. That demonstrates, by way of swept path vehicle wheel tracks for both a refuse lorry and a rigid lorry, that service lorries would be able to enter, leave, and maneuverer within the site. Which is further demonstrated by the site layout that shows a clear area at the front of the building outside of the car parking space of approximately 15.5 by 30 metres, along with an internal access route running up the side of the building having a clear width of 6 metres.

The drawing also shows and notates: - 29 car parking bays including 3 disability bays ' 8 cycle parking spaces provided by 4 Sheffield stands ' Electric vehicle parking to be provided in 25% of the total number of parking spaces, which would equate to seven (7) car parking spaces being provided with electric vehicle charging points. All to be provided in accordance with the details set out in the Councils Supplementary Planning Document.

SUMMARY:
The Local Highway Authority has no objections in principle to planning permission being granted in accordance with the approved plan titled and numbered 'Proposed Parking Layout & Swept Path Analysis - 422.065523.00001-PD01', with all provisions to be made and provided in accordance with the associated details set out in the Councils Supplementary Planning Document and the following planning conditions: -

APPROVED PLANS
() The development hereby permitted shall be carried out in accordance with the following approved plan titled and numbered : 'Proposed Parking Layout & Swept Path Analysis - 422.065523.00001-PD01' with all provisions made in accordance with the associated details set out in the Councils Supplementary Planning Document. To provide - 29 in number car parking bays including 3 disability bays ' 8 in number cycle parking spaces on 4 in number Sheffield stands ' 7 in number electric vehicle charging points - Thereafter the car parking areas shown on the plan shall not be used for any purpose other than the parking of cars.

Reason:
For the avoidance of doubt and in the interests of good planning, in accordance with policy CS34 of the Plymouth Local Development Framework Core Strategy (2006-2021) 2007. And Policy DEV31 of the emerging Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


LOADING AND UNLOADING PROVISION
() Before any change of use occurs or the development hereby permitted is first brought into use, adequate provision shall be made to enable lorries and other goods vehicles to to enter, leave, maneuverer, be loaded and unloaded, within the site as shown by the Swept Path analysis on the approved drawing titled and numbered - 'Proposed Parking Layout & Swept Path Analysis - 422.065523.00001-PD01', and that area shall not thereafter be used for any purpose other than the manoeuvring of vehicles.

Reason:
To enable such vehicles to be loaded and unloaded off the public highway so as to avoid:- (i) damage to amenity; (ii) prejudice to public safety and convenience; and (iii) interference with the free flow of traffic on the highway; in accordance Policy DEV29 of the adopted Plymouth & Southwest Devon Joint Local Plan 2014 - 2034.


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

Comment Date: Mon 28 Apr 2025

The Economic Development team welcomes the continued use of the site for primarily employment purposes.

Comment Date: Wed 09 Apr 2025

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 25/00363/FUL
ADDRESS: 9 Lister Close, Plympton, Plymouth PL7 4BA
DESCRIPTION: Change of use to a flexible use class incorporating B2, B8 (with trade counter), E (g)i Offices, E (g) ii Research and development and E (g) iii industrial process

CASE OFFICER: Macauley Potter (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: 3rd April 2025

COMMENTS:
The Local Highway Authority (LHA) would not support the proposed Change of Use to a flexible use classes by incorporating a range of six (5 additional) uses namely, B2, B8 (with trade counter), E (g)i Offices, E (g) ii Research and development, E (g) iii industrial process, and Sui Generis car sales.

The commercial application site is situated in an industrial setting at the far end of the Lister Close Cul-de-sac, in the Plympton area.

The application details give the overall site area as 2,000 sqm, with an existing gross internal floorspace 867.7 sqm. Which is currently in use as a tool and equipment hire business, with an associated Trade Counter.

The current planning consent for the premises allows the building and outside yard associated with the property to be used as a tool hire business, with associated trade counter. This application proposes and seeks to retain this apparently general B8 use with Trade Counter, along with seeking new consent for a wider range of business uses within the above stated six different use classes.

Although, there appears to be an anomaly or discrepancy in that the application form indicates, under the heading 'Industrial or Commercial Processes and Machinery', the proposed change of use would not involve or include carrying out any 'industrial or commercial activities and processes' at the site. However, apparently conversely, the proposed wider range of uses include allowing for 'industrial processes', under the proposed included use E (g) iii Industrial Process?

The application details state, under the heading Vehicle Parking, that the site does not have any cycle or vehicle parking spaces nor would the proposal result in the addition or removal of any parking spaces at the site. However, it seems the site occupier may have taken the original parking spaces (and likely any cycle parking) out of use. With large areas of the external operational and service yard apparently being used for storage of hire equipment. This apparent loss of parking and resultant intensification in the use of the site, is what is likely giving rise to the overspill parking of cars and light commercial vehicles that occurs on the footways around the vehicle turning head outside the site in Lister Close, which can be seen occurring on various dates on Google Street View. Where the current arrangements are clearly inadequate to properly and safely contain the operational use within the site. By comparison parking provision for the use B8 - warehouses of less than 2,500sqm is ' one (1) parking space per 70sqm of gross floorspace, with Lorry parking being assessed on merits of each case.

As part of the proposed significant change to include a wide range of uses, in accordance with Council policy DEV29.4 and the supporting Supplementary Planning Document (SPD), it is expected that adequate parking for vehicles and cycles would be provided within the application site, to prevent overspill vehicle parking on the road network and to support highway safety. The SPD in paragraph 8.16 and Table 31, sets out the expected indicative car parking provision for various use classes of non-residential development, with any deviations needing to be considered on a case-by-case basis.
Therefore, the current application would need to demonstrate how the proposed change of use application that includes a range of uses within the six use classes, would meet the cycle and vehicle parking, loading and unloading, and day-to-day operation requirements and demands of the proposed wide range of business uses. For comparison the SPD indicative parking provision for the apparently existing use that is given as B8 (Warehouses of less than 2,500sqm) is ' one (1) parking space per 70sqm of gross floorspace, with Lorry parking being assessed on merits of each case, where of course provision for car parking along with parking for company delivery trucks, as well as loading/unloading, and turning would also be required.

In respect of the proposal to allow new wide range of uses, cycle parking would need to be provided in accordance with the advice contained within paragraph 8.36 & 8.36 and Table 32 of the SPD for 'Minimum cycle parking provision for new development'. That requires cycle parking to be provided at a ratio of 25 per cent of the indicative car parking provision (before any discounting) or 1 space per 8 employees, whichever is greater.

Similarly, Electric Vehicle charging points would also be required to assist in the reduction of carbon emissions. In accordance with SPD, Table 33 Electric Vehicle (EV) Charging Point provision requires 'Staff parking provision for workplaces'; a scheme is required detailing how at least 25 per cent of parking bays will be provided with dedicated freestanding weatherproof standard EV Charging Points. With 50 per cent of all other spaces to be serviced with passive wiring to allow future charging point connection.

SUMMARY:
The LHA recommends that the application is refused as it fails to demonstrate the proposed change of use to allow additional new uses, which includes a range of uses within the six stated use classes, would meet the overall SPD indicative provision for, Cycle and Vehicle Parking, Electric Vehicle Charging Points, Loading and Unloading, to meet the day-to-day operation requirements of the proposed range of business uses. Provisions that are considered necessary to help reduce carbon omissions, encourage sustainable travel, prevent overspill parking and safeguard highway safety: -

Lack of Cycle and Vehicle Parking, Electric Vehicle Charging Points, Loading/Unloading, and turning Provision:
No adequate provision is been made for Cycle and Vehicle Parking, Electric Vehicle Charging Points, Loading/Unloading, and Turning of Vehicles within the site. Which fails to encourage a reduction in carbon omissions including in the form of cycling as a sustainable means of travel, with vehicles having to park indiscriminately on the adopted highway in Lister Close giving rise to conditions likely to cause: -
(a) An increase in carbon omissions
(b) Damage to amenity.
(c) Prejudice to public safety and convenience.
(d) Interference with the free flow of traffic on the highway.
Which is contrary to Policy DEV29 of the Plymouth & Southwest Devon Joint Local Plan 2014-2034; and the NPPF.


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

Comment Date: Wed 02 Apr 2025

Public Protection Service has reviewed the application and has no observations to make.

Kind Regards