Great Yarmouth Borough Council

No.	Condition Text
1.	The application is for an increase in the number of residents at an existing care home. From the information submitted the element of care is being withdrawn from the property meaning the use is no longer a residential care home. Accordingly the variation in condition would result in a change of use. No room layout has been provided that would show the provision of communal facilities, however by the evidence available the use would constitute a small HMO albeit for the housing of those needing care. The proposal is contrary to policy HOU23 of the Borough Wide Local Plan criterion E in that the proposal is adjacent to a single residential property. Additionally the removal of care and an increase in the intensity of use has the potential to create significant levels of disturbance contrary to the aims of criterion B of policy HOU23. The lack of clarity for the application also means that the application cannot be determined. The site is within a flood zone and with the increase in the intensity of use particularly if the residents are vulnerable a Flood Risk Assessment would be required. The proposal is contrary to Paragraph 102 of the National Planning Policy Framework which states a site specific flood risk assessment must demonstrate that the development will be safe for its lifetime taking account of the vulnerability of its users. In addition it is contrary to policy CS13 of the adopted Core Strategy. Consequently, the Borough Council, as Local Planning Authority, considers that the proposal is contrary to paragraph 102 of the National Planning Policy Framework and policy CS13 of the adopted Core Strategy. In addition the proposal is considered contrary to policy HOU23 of the Borough Wide Local Plan and it is considered that insufficient information has been provided.
2.	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.

No.

Condition Text

The application is for an increase in the number of residents at an existing care home. From the information submitted the element of care is being withdrawn from the property meaning the use is no longer a residential care home. Accordingly the variation in condition would result in a change of use. No room layout has been provided that would show the provision of communal facilities, however by the evidence available the use would constitute a small HMO albeit for the housing of those needing care. The proposal is contrary to policy HOU23 of the Borough Wide Local Plan criterion E in that the proposal is adjacent to a single residential property. Additionally the removal of care and an increase in the intensity of use has the potential to create significant levels of disturbance contrary to the aims of criterion B of policy HOU23. The lack of clarity for the application also means that the application cannot be determined. The site is within a flood zone and with the increase in the intensity of use particularly if the residents are vulnerable a Flood Risk Assessment would be required. The proposal is contrary to Paragraph 102 of the National Planning Policy Framework which states a site specific flood risk assessment must demonstrate that the development will be safe for its lifetime taking account of the vulnerability of its users. In addition it is contrary to policy CS13 of the adopted Core Strategy. Consequently, the Borough Council, as Local Planning Authority, considers that the proposal is contrary to paragraph 102 of the National Planning Policy Framework and policy CS13 of the adopted Core Strategy. In addition the proposal is considered contrary to policy HOU23 of the Borough Wide Local Plan and it is considered that insufficient information has been provided.

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.