| No. | Condition Text |
|---|
| 1. | Amenity and detriment to residents and businesses.
The development has the potential to generate a harmful level of noise impacts on neighbouring properties and no Noise Impact Assessment has been submitted to support the application so the impacts on neighbouring properties cannot be fully assessed no has mitigation been proposed. However, it is likely that the noise generated from the proposed use would be above the existing noise levels and could lead to conditions significantly detrimental to neighbouring amenity and continued operations of the retained commercial uses either side in the same building which is contrary to Local Plan Core Strategy Policy CS09 (f) and Local Plan Part 2 Policy A1. |
| 2. | Highways Safety
Riverside Road is a narrow road with no on-street parking available. The application site does not currently have off-street parking, nor is any proposed. It is considered that it is likely that drop-off and pick-ups will occur with much greater frequency and within a concentrated period of time with many of the clientele accessing the business using personal vehicles, rather than walk or bus due to the site location and no footpaths being available along this section of Riverside Road, which has the potential to have an unacceptable impact on highway safety. There have been no proposed measures to mitigate the impacts of the proposal on the highway network, however, any proposed mitigations would likely be unacceptable due to not being able to be monitored and therefore be unenforceable by planning condition. There is also a risk to users of the site that travel by foot, due to no footpaths being available along this section of Riverside Road, requiring them to walk directly in the road. Therefore, the proposal would be contrary to Local Plan Core Strategy Policy CS16 and Paragraphs 114b, 115 and 116 of the National Planning Policy Framework.
It is recognised the proposed use would be useful to be located close to residential users, however, the current location is not within an area with suitable safe pedestrian access or sustainable transport. |
| 3. | Flood Risk
As a use which depends on an external space and a site where the only ability to create an external space to undertake engineering works and operational development, this proposal is considered to be more than a change of use which is therefore, not exempt from the need for a Flood Risk Sequential Test as is otherwise possible under National Planning Policy Framework footnote 60.
The development site is within Flood Risk Zone 3 and is considered a less venerable use and as such requires a Flood Risk Assessment and a Sequential Test. Other sites within reasonable travel distance could serve the same attachment with less risk.
No Sequential Test has been supplied with the application which is contrary Local Plan Core Strategy Policy CS13 and Local Plan Part 2 Policy E1.
It is recognised the Dog daycare centre would be useful if it is located close to residential users, but it considered that the current proposed location is an unsuitable location. |
| 4. | Excavation
The application proposes to level out a section of the rear outside space and erect a 2.4m high close boarded fence around to create an outside space for dogs using the daycare facility. This would require cutting into the existing bank to create this area. No engineering details have been submitted in support of this application to ensure this is done safely and to ensure the integrity of the bank and the adjacent public highway and residential properties on High Street. |
| 5. | 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. |
