| No. | Condition Text |
|---|
| 1. | The application site is located within Flood Zone 2. The proposed change of use includes 2 no. bedrooms located at ground floor level. As an HMO these bedroom's will be two of the occupants sole living space, and will contain all their belongings. This contrasts to the previous use of a dwelling house, as conventionally, sleeping accommodation would have been mostly confined to the first floor or above.
The use of the property as an HMO is considered by the Local Planning Authority to result in an increase in flood risk to occupants due to the provision of sleeping accommodation on the ground floor and a lack of communal safe refuge area at first floor or above. As the proposal includes sleeping accommodation on the ground floor there would be a potential danger of loss of life during a flood event . The mitigation outlined in the submitted Flood Risk Assessment of allowing water entry on the ground floor, adaptations to services and fittings, and relying entirely on Family Flood Plan is not sufficient to mitigate this increased risk.
The proposal is therefore contrary to Core Strategy (2015) Policy CS13 and Paragraph 181 of the National Planning Policy Framework (December 2024). |
| 2. | The use of the property as an HMO for 6 people is considered to represent an over intense use of the property and means that insufficient amenity is provided for future occupants. In particular, the small, cramped bedrooms and lack of communal living room would result in an oppressive living environment. The outdoor yard would provide outdoor space of limited quality and this would not be sufficient to outweigh the over-intense use of the internal space and cramped living environment.
The proposal is contrary to Core Strategy (2015) Policy, CS9, Local Plan Part 2 (2021) Policies H12 and A1 and paragraph 135 of the National Planning Policy Framework (December 2024). |
| 3. | Policy H12 expects that all HMO proposals to provide adequate and practical bin storage, proportionate to the number of occupants. The bin storage should also be out of sight from street at the rear or in covered bin storage to the front of the property. Section BD7 of the Design Code expects that development proposals provide refuse storage areas that are enclosed, secure and visually attractive, and user-friendly, integrated with the site and building design.
The application proposes to store the bins to side of the property, adjacent the low brick wall which runs parallel to Nelson Road Centre. No indication has been provided that this would be covered. This bin storage area would be particularly visible and would result in clutter which would be harmful to the street scene and character and appearance of the area and would not be in accordance with the expectations that bin storage is in a discrete location.
The proposal is therefore considered contrary to Core Strategy (2015) CS9, Local Plan Part 2 (2021) Policy H12 and Section BD7 of the Great Yarmouth Design Code (2024). |
| 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. |
