#EXEStThomas – Planning Application 14/4821/03

There is now a planning application lodged with Exeter City Council – 14/4821/03 – for a “change of use from existing public house and one first floor dwelling in to three dwellings plus an additional new build dwelling and associated ancillary facilites.”

Following a meeting with the Case Officer,  made the following comments as part of the public consultation:

I am pleased that the plan provides for 6 cycle spaces [2:03: Amount]

design-report-2-03

The Design Report document from architects Hilton Barnfield clearly acknowledges that the development site is in “a city centre location with good public transport connections” [1.02: Site Analysis].

design-report-1-02

And later in the report it states ‘the location is within walking distance of Exeter city centre and local amenities in the St Thomas district. Cycle routes connect the site with the city centre and routes out of the city” [4.00: Sustainability Statement].

design-report-4-00

However, one fact that is missing from the report is that the site is across the road from a bus stop that is, according to Stagecoach, the busiest in Exeter – there are 18 Stagecoach buses an hour timetabled to use this stop, along several out-of-town services throughout the day.

This alone, I would hope, would make this site a suitable candidate for a “car-free” development. And this would mean a restriction on residents applying fora permit in any Residential Parking Zones, as was the case of the old print works in Albion Street, St Thomas.

However, as we discovered when viewing the ground plan, I would question if there was enough space provided to enable 4 cars to manoeuvre into and out of the designated spaces.

So I would maintain, that as drawn, there is inadequate space to enable the provision of 4 car parking spaces. Yet again, to me, pointing towards a “car-free” development.

The junction at the First & Last is where 4 busy roads [Cowick Lane, Dunsford Road, Buddle Lane and Cowick Street] meet.

There is always chaos, confusion and congestion at rush hour – often resulting in the yellow box junction being illegally blocked. But I have spent many hours at this junction and I can confirm that this congestion isn’t always limited to rush hour – it can happen at any time of day.

The Design Report mentions that the site includes “a large used site to the rear with existing vehicular access’ [1,02: Site Analysis] but it latter mentions “the busy road intersection [2.02: Layout].

design-report-2-02

As it stands, the current courtyard has good visibility of the junction – the whole width is bounded by a low wall with a wide entrance provided.

I haven’t compared the planned width of the new entrance with the current one, but with a new building in place, the view of the junction to the right would be severely impaired and, in my view, would be extremely dangerous.

But my reservations don’t end there.

The entrance to this courtyard is immediately opposite the set-back white STOP line for traffic in Cowick Lane to turn right into Cowick Street – this is to enable the A bus [and other long long vehicles] to make the left turn from Cowick Street into Cowick Lane.

design-report-groundplan

I believe that this would make the vehicular entrance into the new parking courtyard hazardous.

The only way to reduce the danger would be to proscribe that exit could only be by LEFT turn into Cowick Lane, and that ingress would only be from vehicles coming from Buddle Lane.

As these conditions cannot be made, I would hope that Devon County Council as Local Highways Authority would come to a similar conclusion to me – that providing parking spaces for this development would not be appropriate.

So my only conclusion is that this development should be car-free.

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3 thoughts on “#EXEStThomas – Planning Application 14/4821/03

  1. Town and Country Planning Act 1990 and its orders
    FULL PLANNING PERMISSION GRANTED

    LOCATION: First And Last, Cowick Street, Exeter, EX4 1HL
    PROPOSAL: Change of use from existing public house and one first floor dwelling in to three dwellings plus an additional new build dwelling and associated ancillary facilities

    APPLICATION NUMBER: 14/4821/03

    The Local Planning Authority grants planning permission for the above development
    subject to the following conditions:-

    1 The development to which this permission relates must be begun not later than the
    expiration of three years beginning with the date on which this permission is
    granted.
    REASON: To ensure compliance with sections 91-92 of the Town and Country
    Planning Act 1990.

    2 The development hereby permitted shall not be carried out otherwise than in strict
    accordance with the submitted details received by the Local Planning Authority on
    16 December2014 (dwg. no’s 0084_FIR_PL_1.9; 2.0 (rev B); 2.1; 2.2; 3.0; 3.1; 3.2;
    4.0; 4.1), as modified by other conditions of this consent.
    REASON: In order to ensure compliance with the approved drawings.

    3 Notwithstanding condition 2, details of all external materials to be used in the
    proposed new dwelling shall be submitted to the Local Planning Authority and the
    development shall not be started before their approval is obtained in writing and the
    materials used in the construction of the development shall correspond with the
    approved details in all respects.
    REASON: To ensure that the materials conform with the visual amenity
    requirements of the area.

    4 No part of the development hereby approved shall be brought into its intended use
    until the access, on site unallocated parking facilities and turning area have been
    provided and maintained in accordance with Drawing 0084_FIR_PL_2.0 rev. B or
    similar arrangements as otherwise agreed with the Local Planning Authority, and
    retained for that purpose at all times
    REASON: To provide a safe and suitable access, in accordance with paragraph
    32 of the National Planning Policy Framework.

    5 No part of the development hereby approved shall be occupied until cycle parking
    facilities have been provided in accordance with details that shall previously have
    been submitted to agreed and approved in writing by the Local Planning Authority
    and maintained for that purpose at all times
    REASON; To ensure that adequate facilities are available for the traffic attracted to
    the site.

    6 No development shall take place on site until an air quality assessment has been
    carried out in accordance with a programme and methodology to be agreed in
    writing by the Local Planning Authority and the results, together with any mitigation
    measures necessary, have been agreed in writing by the Local Planning Authority.
    The development shall not be occupied until the approved mitigation measures
    have been implemented in full.
    REASON: To ensure the amenity of future residents

    7 No development shall take place on site until a noise assessment has been carried
    out in accordance with a programme and methodology to be agreed in writing by
    the Local Planning Authority and the results, together with any mitigation measures
    necessary, have been agreed in writing by the Local planning Authority. The
    development shall not be occupied until the approved mitigation measures have
    been implemented in full. The applicant should aim to achieve at least the standards for internal and external noise levels specified in BS8233:2014 Sound Insulation and Noise Reduction for
    Buildings.
    REASON: To ensure the amenity of neighbouring properties

    Notes to Applicant:
    In accordance with paragraphs 186 and 187 of the National Planning Policy Framework the
    Council has worked in a positive and pro-active way and has imposed planning conditions
    to enable the grant of planning permission.

    Notes to Applicant:
    The Party Wall Act 1996 contains requirements to serve notice on adjoining owners of
    property if planning to do work of any kind described in Sections 1, 2, or 6 of the Act.

    Please note that this is not a decision under the Building Regulations.

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