Planning – Application Comments

Consultation Date: Tue 01 Apr 2025

Consultation Date: Tue 06 May 2025

Comment Date: Tue 15 Apr 2025

LLFA consultation response 25.00520.FUL.pdf

Comment Date: Fri 11 Apr 2025

Thank you for consulting Historic Environment about the above change of use GPD application.

Midland House is an unlisted building within the City Centre Conservation Area (adopted 2022). The building is identified as making a positive contribution to the conservation area streetscape but it is not an NDHA or a designated heritage asset. We have no objection to the proposed change of use and the information provided suggests that the residential conversion will not affect the external elevations or overall external building aesthetic. As such we consider the proposal acceptable with no harm to the significance of the City Centre Conservation Area.

Comment Date: Mon 14 Apr 2025

The proposals include the change of use of the above-mentioned site from offices to 34x apartments, comprising 21x 1-beds and 13x 2-beds. The Local Highway Authority (LHA) would not wish to raise any in-principle objections to the proposed development.

The site lies within a sustainable and accessible location within walking distance to the city centre which provides good public transport links and access to a range of amenities, therefore providing a variety of opportunities for travel to and from the site via sustainable modes of transport. A Controlled Parking Zone (CPZ) is operated within the streets to the south of the site (Zone H) for 24 hours a day, Monday-Sunday. As the site is not located within the CPZ, occupants of the apartments would not be eligible to apply for permits or visitor tickets for use within the CPZ. However, there is time limited, pay & display parking is available along Princess Street and Princess Street OPE which could be utilised by visitors wishing to travel to the site via private car.

Due to the location of the site and the controls in place to prevent overspill parking, the development is considered eligible for car-free development.

The site is benefitted with an existing car park, accessed from Princess Street, which provides 18x parking spaces however there are no details provided with regard to the allocation of said spaces. It is acknowledged that the ground floor is to remain in commercial use as an office, therefore a level of this parking could be retained for this use. However, as stated above, the proposed development can be considered as car-free and therefore the responsibility for the allocation and management of the parking spaces will lie with the landowner.

Whilst the car park is existing, EV charge points should be provided in accordance with the levels and standards as set out within section 8 of the SPD to support the use of sustainable transport measures. Therefore, 5x parking spaces should be served with an EV charge point from the outset and a further 7x spaces serviced with passive wiring to allow future charge point connections.

Cycle parking provided at 1x space per bedroom will be required to serve the development. The submitted Planning Statement informs that there is adequate room within the basement of the building for cycle storage, however the drawings provided do not include any details relating to the proposed cycle storage including the specific location, number of spaces or type of storage.

Paragraphs 8.31 and 8.33 of the SPD state that for developments of flats, secure communal stores which are well lit, fully covered, conveniently located and close to the main point of access should be provided.

The provision of cycle storage within the basement, where residents would have to navigate steps and exit through the bin store, is considered contrary to these SPD requirements and would therefore not be acceptable to the LHA.

Therefore, further details relating to the provision of adequate cycle storage will be required and such details should be secured via planning condition prior to the commencement of works on-site. The cycle storage should conform to the standards as detailed within the SPD in order to encourage sustainable modes of transport.

Due to the sustainable location of the site and as the new proposed use would not give rise to any additional vehicle movements over and above that previously established by the former use as offices, 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. When identifying these routes details of journey times by foot, bicycle and public transport (where appropriate) should be provided.

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 subject to the submission of further satisfactory details relating to cycle storage provision.

Recommendations:

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


Planning conditions:
FURTHER DETAILS
No development shall take place until further details regarding the level and standard of cycle storage proposed to serve the development have been submitted to and approved in writing by the Local Planning Authority. The cycle storage should be provided at 1x space per bedroom (47x spaces) and be well lit, fully covered and conveniently located.

Reason:
To ensure that these further details are acceptable to the Local Planning Authority and that they are in keeping with the standards of the vicinity in accordance with 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 (5) will be provided with dedicated freestanding weatherproof standard charging points and how 50 per cent of all other spaces (7) 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.

SUSTAINABLE TRAVEL INFORMATION PACK
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.

CONSTRUCTION TRAFFIC MANAGEMENT PLAN
The development works hereby proposed shall not commence until there has been submitted to and approved in writing by the Local Planning Authority a Construction Traffic Management Plan (CTMP). The said CTMP shall be submitted prior to the commencement of the development works and shall include details relating to the detailed programme of works, details of construction vehicle movements including number, type and size of vehicles; construction operation hours; routes being used by construction vehicles and contractors parking arrangements. The development works hereby proposed shall be carried out strictly in accordance with the approved CTMP.

Reason:
To ensure that the traffic impacts associated with the construction phase of the works does not lead to adverse impacts upon the operation of the Local Road Network in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019

HIGHWAY DILAPIDATION SURVEY
No works shall commence on-site until the applicant has undertaken a highway dilapidation survey in consultation with the Local Highway Authority which shall have been submitted to and been approved in writing by the Local Planning Authority. The survey shall assess the existing condition of all highway infrastructure which will be impacted upon through the construction activities associated with the development hereby approved. This shall include routes to and from the site being used by construction traffic.

Reason: To ensure that any damage to the existing highway infrastructure arising from the construction of the proposed development is properly recorded and addressed by the developer on completion of the works in the interests of the safety of all users of the highway in accordance with Policy DEV29 of the Plymouth & South West Devon Joint Local Plan 2014-2034.


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

11/04/2025

Comment Date: Fri 11 Apr 2025

955653 Consultation Response 2.pdf