| No. | Condition Text |
|---|
| 1. | Paragraph 160 of the National Planning Policy Framework outlines the exemption test which states that a site-specific flood risk assessment should demonstrate that the development will be safe for its lifetime taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall. The application is located within Flood Zone 3 and the Flood Risk Assessment does not demonstrate that the site will be safe for its lifetime. In addition to this, the provided mitigation measures are not sufficient; as such, the proposal would provide an unacceptable risk to the health and safety of the occupants. Furthermore, the proposed first floor level is at the same height as the extreme 0.1% (1 in 1000 year with climate change) flood level and consequently there would not be any higher level refuge provided in an extreme flooding event. Therefore, the proposal fails the exemption test and does not comply with Core Policy CS13 nor with paragraph 161 of the National Planning Policy Framework. |
| 2. | The application site is located within the 400 m to 2.5 km Indicative Habitat Impact Zone but there has not been a Habitat Regulations Assessment or HMMS payment provided as part of this application. As such, it has not been demonstrated that the proposal will not adversely affect the integrity of the habitats site and therefore does not comply with Core Policy CS11 from the adopted Core Strategy and paragraph 177 from the National Planning Policy Framework. |
| 3. | The flats do not comply with the 'Technical housing standards - nationally described space standard' and it is considered that flat 2 in particular would not lead to an adequate level of amenity space for the occupants. Consequently, the proposal does not comply with paragraph 127 (f) from the National Planning Policy Framework and Core Policy CS9 from the adopted Core Strategy. |
| 4. | STATEMENT OF POSITIVE ENGAGEMENT (REFUSALS): 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. |
