Great Yarmouth Borough Council

No.	Condition Text
1.	The application site is within an area that has been identified by the Environment Agency as falling within Flood Zone 3 which is land that is at high risk from flooding. Government advice regarding development in flood areas is contained within Planning Policy Statement 25 (PPS25). Table D1 of PPS25 states that "more vulnerable" uses (which includes new dwellings) should only be permitted in Flood Zone 3 if the Sequential and Exception Tests are passed. The aim of the Sequential Test is to steer new development to areas at the lowest probability of flooding and advises that Local Planning Authorities should only consider the suitability of sites within Flood Zone 3 where there are no reasonably available sites in Flood Zones 1 or 2. If an application is submitted for development within Flood Zone 3 it must be accompanied by a Flood Risk Assessment that is to the standard required by the Environment Agency. The proposal does not pass the Sequential Test because there are other properties outside Flood Zone 3 that could be converted to flats. Even if the proposal could be deemed to pass the Sequential Test it would fail the Exception Test in that the intensification of occupation of the existing dwelling would place a greater number of households at risk from flooding. The occupants of the ground floor flat will be particularly at risk as there is no means of escape from this flat to a higher level in the event of the occupants being trapped by a flood. The Environment Agency have reviewed the Flood Risk Assessment submitted with the application and are of the opinion that it does not fully consider all of the potential flood risks and does not contain sufficient information to determine whether the proposed mitigation measures will be sufficient to keep people and property safe from flooding. For the above reasons, the proposal is considered to be contrary to the aims of Planning Policy Statement 25.
2.	In addition to this, it is felt that the intensification of use of this semi-detached house would result in increased noise and disturbance to the occupiers of the adjoining dwelling which would have an adverse effect on the residential amenities of that dwelling. For this reason, the proposal is considered to be contrary to the aims of Policy HOU15 of the Great Yarmouth Borough-Wide Local Plan.

No.

Condition Text

The application site is within an area that has been identified by the Environment Agency as falling within Flood Zone 3 which is land that is at high risk from flooding. Government advice regarding development in flood areas is contained within Planning Policy Statement 25 (PPS25). Table D1 of PPS25 states that "more vulnerable" uses (which includes new dwellings) should only be permitted in Flood Zone 3 if the Sequential and Exception Tests are passed. The aim of the Sequential Test is to steer new development to areas at the lowest probability of flooding and advises that Local Planning Authorities should only consider the suitability of sites within Flood Zone 3 where there are no reasonably available sites in Flood Zones 1 or 2. If an application is submitted for development within Flood Zone 3 it must be accompanied by a Flood Risk Assessment that is to the standard required by the Environment Agency. The proposal does not pass the Sequential Test because there are other properties outside Flood Zone 3 that could be converted to flats. Even if the proposal could be deemed to pass the Sequential Test it would fail the Exception Test in that the intensification of occupation of the existing dwelling would place a greater number of households at risk from flooding. The occupants of the ground floor flat will be particularly at risk as there is no means of escape from this flat to a higher level in the event of the occupants being trapped by a flood. The Environment Agency have reviewed the Flood Risk Assessment submitted with the application and are of the opinion that it does not fully consider all of the potential flood risks and does not contain sufficient information to determine whether the proposed mitigation measures will be sufficient to keep people and property safe from flooding. For the above reasons, the proposal is considered to be contrary to the aims of Planning Policy Statement 25.

In addition to this, it is felt that the intensification of use of this semi-detached house would result in increased noise and disturbance to the occupiers of the adjoining dwelling which would have an adverse effect on the residential amenities of that dwelling. For this reason, the proposal is considered to be contrary to the aims of Policy HOU15 of the Great Yarmouth Borough-Wide Local Plan.