Planning – Application Comments

Consultation Date: Fri 12 Dec 2025

Consultation Date: Fri 12 Dec 2025

Consultation Date: Fri 12 Dec 2025

Consultation Date: Fri 12 Dec 2025

Consultation Date: Fri 12 Dec 2025

Consultation Date: Fri 12 Dec 2025

Consultation Date: Fri 12 Dec 2025

Comment Date: Thu 15 Jan 2026

The proposals seek to construct 3x new dwellings with associated vehicular access and car parking at the above-mentioned site.

The scheme was subject to a pre-application enquiry in response to which the Local Highway Authority (LHA) advised that the proposed access arrangement was unacceptable due to the resultant impacts on permit-controlled, on-street parking along Commercial Place. To overcome this, the applicant now proposes access from the north of the site on Parsonage Way.

Access:
The section of Parsonage Way from which access is to be taken comprises a block paved carriageway which widens out from 4.7m to 4.8m, a 1.8m wide footway on the northern side and a 1.3m wide footway on the southern side.

There is a tactile pedestrian crossing located to the east of the granite rumble strip (a traffic calming feature which indicates the end of the shared-surface street) that provides connectivity to the northern footway, on which the gated pedestrian entrance to the private residential estate is located. There is currently a small stone wall that extends over the footway adjacent to the pedestrian crossing on the southern side which somewhat limits pedestrian access along the southern route and acts as an indicator for pedestrians to cross the road. In addition, there is a Controlled Parking Zone in operation to the south of the site along Commercial Place which restricts parking to permit holders only Monday-Sunday, 24 hours a day. The new dwellings would be excluded from obtaining permits for use within this CPZ if planning permission were granted.

The access is proposed at 3.5m wide and will be provided by way of a commercial vehicle crossing. There is a minimum of 6m clearance between the access point and the northern kerb line on Parsonage Way (minimum 4.7m wide carriageway and 1.3m footway, to become part of the vehicle crossing) which would allow sufficient space for vehicles to manoeuvre into and out of the site.

In order to safeguard both pedestrian and vehicular movements, sufficient levels of visibility will be required at the new access.

As the southern footway would now be required to provide pedestrian access, it will be necessary to remove the small return wall that currently sits across the footway to prevent residents from having to step into the carriageway to continue along the southern route and into the site. The removal of this wall will also provide visibility between emerging vehicles and any pedestrians/other motor traffic travelling along Parsonage Way from the west.

Furthermore, the northern boundary wall will need to be reduced in height to no higher than 600mm for its entire length to the west of the new access and for the 2.6m to the east (ending in line with the private gated entrance) so that an adequate visibility splay can be provided in the interests of highway safety.

The applicant will need to apply to Network Management for separate consent to facilitate the new crossing and dropped kerb. Network Management have not raised any in-principle objections to the creation of a crossing in this location subject to the provision of the required sight lines as detailed above.

Car Parking:
Each of the 3-bed properties will be served with 2x off-street parking spaces which accords with the indicative parking requirements as detailed within the SPD. In addition, each space meets the minimum dimensions (4.8m long and 2.4m wide) for an off-street parking bay.

Cycle and Bin Storage:
Units 1 and 2 are provided with an integral garage which provides secure and covered bin and cycle storage, alongside an EV charging point.

Unit 3 is provided with an external bin and cycle store located to the rear of the parking space allocated to the dwelling. However, the proposed bin store is considered impractical as any car parked within said space would obstruct access to the store. Furthermore, residents would be required to bring bins to the kerbside on collection days and the route between the store and the footway on Parsonage Way would be obstructed by parked cars. Therefore, the location of the proposed bin/cycle store is not acceptable.

Site Layout:
Whilst Parsonage Way is not a classified road, therefore meaning there is no policy requirement for on-site turning to be provided, the LHA consider that amendments to the site layout could be undertaken to improve access and remove the need for vehicles to reverse out of the site.

As detailed above, the proposed location of the bin/cycle store serving unit 3 is impractical and therefore, unacceptable. If the applicant were to relocate the store away from the front of the dwelling and then provide 2x parking spaces in a tandem arrangement to the front, it would free up the space in which the 2nd parking space for unit 3 is currently located. This space could then be suitably lined and signed to protect the area for turning only for all residents.

Any amendments would need to ensure that unobstructed pedestrian access is provided to Unit 3 and that residents would be able to sufficiently access the new bin/cycle store, especially for collection days when bins will need to be wheeled to the kerbside.

Until such a time that further details surrounding the provision of adequate visibility at the site access and the relocation of the bin/cycle store and parking spaces for Unit 3 (to enable the provision of an on-site turning area and an accessible bin store) have been provided, the LHA are unable to recommend in support of this application.


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

15/01/2026

Comment Date: Wed 24 Dec 2025

960222 Consultation Response 2.pdf