| No. | Condition Text |
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| 1. | Policy HOU23 of the Borough Wide Local Plan seeks to ensure that houses in multiple occupation do not have an adverse effect on the amenity of the nearby properties or area. A house in multiple occupation of this size constitutes an over intense use of the site which would have an adverse effect on the amenities and character of the area. The adverse effect on the amenities and character of the area would also be contrary to policy HOU7 (E) of the adopted Borough Wide Local Plan. The over intense use would cause an adverse effect by the potential for noise generation and nature of use. |
| 2. | The adjoining properties are flats and as such already in an intense use, the character of the area would therefore be adversely affected by a house in multiple occupation in this location which is further exacerbated by the size and the potential level of occupancy. Policy HOU23 (D) of the Borough Wide Local Plan states that multiple occupied units should not cause clustering which is defined as three such properties in a row. The application site is adjacent flats on either side with a further set of flats adjacent to the east which would result in a row of four units being occupied in an intense manner contrary to current policy. |
| 3. | The site lies within a flood zone, permanent sleeping accommodation on the ground floor would be using the site as a more vulnerable use contrary to the National Planning Policy Framework with specific reference paragraph 100. The main communal areas are proposed to be located within the basement and would not provide safe haven for the persons whose only private space is on the ground floor in the event of a flood. |
| 4. | At least 21 persons residing in a single dwelling would not provide acceptable living standards for the occupiers being an over intense use of the land and as such would be contrary to the core planning principles contained in the National Planning Policy Framework, and in particular paragraph 17 and 9 in that it fails to ensure a good standard of amenity for all existing and future occupants of the land and buildings. |
| 5. | STATEMENT OF POSITIVE ENGAGEMENT: In accordance with the NPPF, in determining this application for planning permission, the Borough Council has approached it in a positive and proactive way and where possible has sought solutions to problems to achieve the aim of approving sustainable development. Unfortunately, despite this, in this particular case the development is not considered to represent sustainable or an acceptable form of development and has been refused for the reasons set out above.
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