Planning – Application Comments

Consultation Date: Wed 18 Jun 2025

Consultation Date: Wed 18 Jun 2025

Comment Date: Wed 09 Jul 2025

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 25/00482/FUL
ADDRESS: 1 Lonsdale Villas, Plymouth PL4 7AS
DESCRIPTION: Change of Use of existing rear garage block ( four garages as existing, two to be used for this development ) and area above into a 2-bedroom residential unit

CASE OFFICER: Cody Beavan (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: 9th July 2025

COMMENTS:
The Local Highway Authority (LHA) is unable to support the proposed development in its current form, recommending the application is refused on grounds of highway safety.

The proposal is for a partial change of use with alterations and extensions to the garage block comprising of four lock-up garages at the rear of the application property, with access from Pearson Avenue. To including the construction of an additional new storey above the garages, to create a two-bedroom first floor flat. With two of the existing four garages to be used as part of the proposed development, one being incorporated into the dwelling space to provide access to the upper storey, and the second garage to be used as parking for the new dwelling.

The proposal would hypothetically result in the loss of two off-street parking spaces however in this case the donor property apparently has adequate off-street parking, with the whole property having previously been excluded from the entitlement of on-street parking permits, which would continue to be the case following any development.

The proposal would extend upwards and forward, extending out (over both storeys) at the front of the garages by 1530mm over the existing concrete apron (margin) between the back of the public footway, and garage doors. The concrete apron at the front of the garages provides clearance for the garage doors to open within the private land (the loss of which is proposed to be compensated for by using roller-shutter doors), as well as inter-visibility between a car emerging from the garages, and a pedestrian walking along the street. The proposed repositioning of the three remaining garage doors adjacent to the footway would result in the unacceptable loss of the necessary intervisibility, giving rise to issues of highway safety during use.

Had the proposal retained the existing setback and intervisibility splays on both sides on the ground floor in front of the garages as per the existing, then the LHA would have been able to support the proposed development.

SUMMARY:
Whilst the LHA would not object to the proposed development of the garage block in itself and the loss of one garage parking space, it would degrade the existing satisfactory layout and use. Therefore, for reasons of highway safety the LHA objects to the development in its current form that would result in the loss of intervisibility between a car exiting the garages, and a pedestrian waking along the public footway; and fail to give first priority to pedestrian movements, and minimise the scope for conflicts between pedestrians and vehicles: -

Sub Standard access:
The proposed access arrangement that would result in the loss of intervisibility between a car exiting the garages, and a pedestrian waking along the public footway, is unsuitable for its intended use and likely to give rise to issues of highway safety. Vehicular movements arising from the proposed development would give rise to conditions likely to cause: -
(a) Prejudice to public safety and convenience;
(b) unwarranted hazard to pedestrian movements;
which is contrary to Policy DEV29 of the Plymouth & Southwest Devon Joint Local Plan 2014-2034. Also, contrary to the National Planning Policy Framework (Dec 2024) paragraphs 115,116 & 117, that includes the requirements to give priority first to pedestrian and cycle movements, and to minimise the scope for conflicts between pedestrians. cyclists and vehicles.


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

Comment Date: Tue 08 Jul 2025

LLFA consultation response 25.00482.FUL.pdf

Comment Date: Mon 23 Jun 2025

The Natural Infrastructure Planning Team hold no objections to this development.

Please use the new Plymouth and South West Devon Joint Local Plan Supplementary Planning Document, Adopted July 2020 or if you require further guidance please contact niplanning@plymouth.gov.uk to arrange an NI planning surgery slot.

If this application involves additional bedrooms, please complete a HRA02 Assessment. If the application may have a direct impact to the European Marine Site (a full assessment HRA01), please consult the team through an HRA consultation.

Kind regards

Natural Infrastructure Planning Team

Comment Date: Mon 23 Jun 2025

956942 Consultation Response 2.pdf

Comment Date: Wed 18 Jun 2025

Please provide a plan that shows residential waste management