Planning – Application Comments

Consultation Date: Wed 19 Mar 2025

Comment Date: Fri 11 Apr 2025

The proposals seek to change the use of the former Seventrees clinic to provide 12x self-contained apartments. The Local Highway Authority (LHA) would not wish to raise any in-principle objections to the proposed development.

Car Parking:
The site is benefitted with an existing parking area which will be utilised to satisfy the parking demand associated with the proposed development. The proposed change of use to 12x self-contained flats, comprising of 10x, 1-beds and 2x, 2-beds, would require the provision of 14x off-street parking spaces in accordance with the indicative parking standards within the SPD.

Whilst the parking spaces are not marked out on the plans provided, through the use of Google aerial view, it is noted that there are spaces in excess of 14 in number on site. Although existing, there is insufficient reversing space afforded to a number of these spaces (which was incidentally highlighted in a previous consultation response for a former planning application at the site 23/00211/FUL) and therefore, these spaces are less likely to be used and to some extent, could be discounted from the overall parking supply at the site. With these spaces omitted, there would continue to be enough parking spaces to satisfy the demand associated with the flats plus some additional visitor parking. It will be the responsibility of the applicant to ensure that 14x parking spaces are made available and reserved for use by the occupants of the proposed apartments within the parking area at all times.

EV charge points should be provided in accordance with the levels and standards as set out within section 8 of the SPD, therefore 4x parking spaces should be served with an EV charge point from the outset and a further 5x spaces serviced with passive wiring to allow future charge point connections.

Cycle Parking:
In terms of cycle parking, 14x cycle spaces would be required to serve the development. The proposal includes the use of an existing store area located in the undercroft of the building for secure cycle parking. While this would meet the requirements for resident cycle parking as set out in DEV29.5 paragraph 8.31 in terms of being covered and secure, there is no information provided on the form the cycle parking will take or the number of spaces to be provided. In addition, a level of cycle parking for visitors to the development should be provided in accordance with paragraphs 8.34 and 8.36 of the SPD. The visitor parking could be provided for by way of Sheffield stands located close to the building entrances to allow for adequate surveillance and convenience.

Therefore, further details will be required relating to the specification of the resident cycle storage and additional visitor cycle parking to ensure that the minimum cycle parking requirements detailed within the SPD can be met.

Access:
The LHA requested clarification from the applicant with regard to the proposed access/egress arrangements to ensure that the one-way route through the site (access from Baring Street and egress out onto Gascoyne Place) was to be retained following the proposed development. Such clarification was provided and the Site Location Plan updated to include the full access road and junction with Gascoyne Place within a blue line to evidence that residents will have access rights over this section of the access road and the junction.

Residents Sustainable Travel Information Pack:
Due to the limited number of flats at the proposed development and the limited number of residents, there is no requirement for a Residential Travel Plan for this site. However, there is still a need for residents to be provided with information on sustainable travel options for journeys to and from the site. Provision of a pack setting out options for journeys by non-car-based modes when someone moves to a new property can encourage the use of sustainable modes of transport as people are more open to adopting new behaviours. Therefore, the developer should arrange for Resident Sustainable Travel Information Packs to be produced and provided for each of the flats.

The packs should include sustainable and active travel information such as maps, bus information, local walking and cycling information including the availability of cycle hire facilities which can enable people without access to a bicycle to make use of this mode of transport.

The packs should also identify routes from the site to nearby services and amenities which can encourage journeys to be made by non-car modes if the practicality of these journeys by other modes is obvious from when residents move into a new home. When identifying these routes details of journey times by foot, bicycle and public transport (where appropriate) should be provided. A key route to identify will be via the exit from the wider site on to Gascoyne Place which will provide for a more direct and convenient route via Ebrington Street or Regent Street to the city centre.

The sustainable travel information can be provided in a digital form rather than as a printed document. A copy of the information pack will need to be reviewed by the Council's Travel Plans Officer to ensure that the content is accurate and covers all possible sustainable travel options.

In conclusion, the LHA would not wish to raise any in-principle objections to the proposed development subject to conditions relating to cycle parking, EV charging provision and a Sustainable Travel Information Pack for residents.

Recommendations:

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


Planning conditions:
CAR PARKING PROVISION
The building shall not be occupied until the car parking area shown on the approved plans has been drained and surfaced and until 14x spaces are made available and reserved for use by the occupants of the apartments hereby approved in accordance with the approved details. That area shall not thereafter be used for any purpose other than the parking of vehicles.

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 Plymouth and South West Devon JLP 2019.

ELECTRICAL VEHICLE CHARGING PROVISION
The building shall not be occupied until a scheme is produced detailing how at least 25 per cent of parking bays (4) will be provided with dedicated freestanding weatherproof standard charging points and how 50 per cent of all other spaces (5) are to be serviced with passive wiring to allow for future charging point connection. The electrical vehicle charging point 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 sustainable modes of transport in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.

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 14 bicycles to be securely parked alongside additional visitor parking. The secure 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.

RESIDENTIAL TRAVEL PLAN
The development hereby permitted shall not be occupied until a Sustainable Travel Information Pack has been submitted to and approved in writing by the Local Planning Authority. The said Sustainable Travel Information Pack shall provide sustainable and active travel information such as maps, bus information, local walking and cycling information, including the availability of cycle hire facilities. The packs should also identify routes from the site to nearby services and amenities which can encourage journeys to be made by non-car modes. The approved packs should be supplied to residents prior to occupation.

Reason:
The Local Planning Authority considers that such measures need to be taken in order to reduce reliance on the use of private cars (particularly single occupancy journeys) and to assist in the promotion of more sustainable travel choices in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 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

10/04/2025

Comment Date: Thu 03 Apr 2025

955418 Consultation Response 2.pdf

Comment Date: Tue 01 Apr 2025

LLFA consultation response 25.00400.GPD.pdf