Great Yarmouth Borough Council

No.	Condition Text
1.	The application site is situated within Flood Zone 2, the 'Medium Risk' zone. The proposals include a basement flat which is considered to be a highly vulnerable land use. Paragraph D5 of Planning Policy Statement 25 (PPS25) requires new development to be situated in areas of the lowest probability of flooding. The submitted Flood Risk Assessment (FRA) does not comply with the requirements set out in Annex E, ParagraphE3 of PPS25 and does not form a suitable basis for assessment to be made of the flood risks arising from the proposed development. In particular the submitted FRA has failed to consider the effect of a range of flooding events, including extreme events on people and property and it has not taken the impact of climate change into account. The building has permission for use as short term holiday lets and the proposals would result in permanent occupancy of the flats and it is considered that the use of the building as permanent homes would result in a greater flood risk to people and their possessions. The flood risks to people can be managed for the holiday lets by closing the business in the event of a flood warning being issued. This is not practicable in the case of a permanent residence. Therefore for these reasons the proposed scheme fails when assessed against National Planning Policy Statement 25 'Development and Flood Risk'.
2.	Notwithstanding the above it is considered that the smaller units to the rear of the property are not suitable for permanent residential occupation because they have a limited outlook, with a single, north-faing living room window, which would create an unacceptable environment for occupants of the flats by virtue of a limited outlook and dark rooms. For the reasons given above the development is considered to be contrary to policies HOU15 and HOU22 of the Great Yarmouth Borough Wide Local Plan.

No.

Condition Text

The application site is situated within Flood Zone 2, the 'Medium Risk' zone. The proposals include a basement flat which is considered to be a highly vulnerable land use. Paragraph D5 of Planning Policy Statement 25 (PPS25) requires new development to be situated in areas of the lowest probability of flooding. The submitted Flood Risk Assessment (FRA) does not comply with the requirements set out in Annex E, ParagraphE3 of PPS25 and does not form a suitable basis for assessment to be made of the flood risks arising from the proposed development. In particular the submitted FRA has failed to consider the effect of a range of flooding events, including extreme events on people and property and it has not taken the impact of climate change into account. The building has permission for use as short term holiday lets and the proposals would result in permanent occupancy of the flats and it is considered that the use of the building as permanent homes would result in a greater flood risk to people and their possessions. The flood risks to people can be managed for the holiday lets by closing the business in the event of a flood warning being issued. This is not practicable in the case of a permanent residence. Therefore for these reasons the proposed scheme fails when assessed against National Planning Policy Statement 25 'Development and Flood Risk'.

Notwithstanding the above it is considered that the smaller units to the rear of the property are not suitable for permanent residential occupation because they have a limited outlook, with a single, north-faing living room window, which would create an unacceptable environment for occupants of the flats by virtue of a limited outlook and dark rooms. For the reasons given above the development is considered to be contrary to policies HOU15 and HOU22 of the Great Yarmouth Borough Wide Local Plan.