Planning – Application Comments

Consultation Date: Tue 22 Jul 2025

Consultation Date: Mon 28 Jul 2025

Consultation Date: Tue 22 Jul 2025

Consultation Date: Tue 22 Jul 2025

Comment Date: Tue 26 Aug 2025

Whiteford House is a good example of a well proportioned 19th century villa. Constructed from limestone with sandstone detailing beneath prominent gabled rooves, the building was originally constructed as a Vicarage. Set back in gardens behind a limestone wall with mature trees, the property holds a lot of character on a prominent street corner within Greenbank. The property could be seen as a non-designated heritage asset.

We would expect the massing, proportions and materials palettes of any proposals to respect the significance of nearby heritage assets. We would therefore encourage any application that comes forward to submit a heritage statement that fully assesses the significance of the property and the impact of the proposals upon that significance. This would allow the application to be compliant with NPPF Ch.16 para 207 and JLP Policy DEV21.

Comment Date: Tue 26 Aug 2025

PLYMOUTH CITY COUNCIL CONSULTEE COMMENTS FOR A PLANNING APPLICATION.

APPLICATION SUMMARY
PLANNING APPLICATION: 25/00968/MOR
ADDRESS: Whitefield House, Whitefield Terrace, Greenbank Road Plymouth PL4 8NH
DESCRIPTION: Pre-application for the erection of a residential building comprising 6no. 1-bed units, with associated access, landscaping and cycle storage

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: 21st August 2025

PRE-APPLICATION COMMENTS:
The Local Highway Authority (LHA) would make the following comments to this pre-application proposal that would intensify the use of the site by the erection of a detached apartment block, comprising of six 1-bedroom apartments, within the plot of the donor property Whitefield House. The proposed development plot is a hard-paved area along the south side that the application suggests is currently in use for informal and underutilised car parking.

Referring to the Design Statement Section 4.2.4 informs that: -
'Refuse and secure cycle storage will be provided at ground level. Given the site's highly accessible location, the need for on-site parking is at a minimum. The current HMO use of Whitefield House negates the need for all spaces. The proposal will maintain 4 spaces for use by Whitefield House residents as drop-off parking, 6 car parking spaces will be reserved for the proposed residential development':

The re-arranged Proposed Site Plan (following development) shows thirteen in number car parking spaces. With the Design Statement (DS) stating that six of the parking spaces would be reserved/allocated for use by the proposed new apartments; whilst four parking spaces would continue to be available to the residents of Whitfield House for short term drop-off parking, again suggesting it is in use as a HMO; leaving three remaining car parking spaces unattributed to any particular use?

Although the application details state that Whitfield House is currently in use as an HMO (with Fifteen bedrooms), it is understood the consented planning use (under application 12/01141/FUL) is as five 3 -bedroom flats. But regardless, a HMO use would not necessarily (as stated in the DS) negate the need for all car parking spaces, neither in itself does being in a sustainable location, with each development being assessed on its own merits in accordance with the Council indicative car parking standards given in Table 30 of the SPD. The Council parking standards are in accordance with the current national guidance including the, NPPG, the NPPF, and the associated National Model Design Code, that states, car parking standards for all uses, and cycle parking, will be set in the local plan.

Referring to the below extracts from the Council SPD car parking standards, the proposed development would result in the loss of car parking at the donor property Whitefield House and create a car parking shortfall there, where currently there is sufficient available space to provide adequate parking for the five 3-bed flats: -

Policy DEV29.3 ' Parking Provision: Residential:
8.6 Car parking standards for new residential development are important to avoid adverse impacts of inadequate parking such as excessive on-street parking or illegal parking and to protect the amenity of surrounding residential areas and ensure safety of the highway network.
8.7 The below Table 30 shows indicative car parking provision to be provided within any new residential development, including residential conversions. Any application that proposes a lower or higher level of parking will be required to provide evidence to justify this proposal...
Extract from Table 30.
One-bedroom dwellings requires - 1 space per dwelling:
Two-bedroom & Three-bedroom dwellings require - 2 spaces per dwelling:
[Incidentally, although inapplicable; HMOs require -1 space per 2 bed spaces]:

Section 4.2.4 of the DS informs that, Refuse, and secure Cycle Storage, will be provided at ground level. Going forward, further details are needed to show how both would be provided in accordance with the Councils SPD standards. Cycle Storage for dwellings should be provided at a ratio of one cycle storage/parking spaces per bedroom, where any deviation from the criteria and standards needs to be explicitly justified.

It should be noted that on-street car parking in the area is at a premium, with the application site, along with Whitefield House, falling just outside of the Controlled Parking Zone's operating in the area, so would therefore be excluded and ineligible for on-street parking permits within the zone.

SUMMARY:
The LHA is currently unable to support the proposed development for which further consideration is needed, including regarding the associated car parking demand and the proposed inadequate car parking provision.

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

Comment Date: Fri 08 Aug 2025

LLFA consultation response 25.00968.MOR.pdf

Comment Date: Fri 08 Aug 2025

Standing advice for single property developments 2025.pdf

Comment Date: Fri 01 Aug 2025

2500968MOR Whitefield House Whitefield Terrace Greenbank Road.pdf

Comment Date: Thu 31 Jul 2025

The Housing Delivery Team raises no objections to the principle of this development proposal. The scheme should meet NDSS - nationally described space standards.
Accessible Housing policy requirements would apply - with a min of one unit required to fully comply with Building Regs part M level 2 accessible housing criteria. An accessible housing statement should be submitted with the planning application demonstrating capability to comply - a checklist will be supplied to the case officer to assist assessment/design. Ideally - given the format of the proposals both ground floor units could be designed as accessible to offer an enhanced level of accommodation for future residents.
The Housing Delivery Team recommends a review of the design to incorporate some private amenity space alongside the communal amenity proposals.