Great Yarmouth Borough Council

No.	Condition Text
1.	The application site is located within Flood Zone 3. The proposed change of use from a C3 dwelling to a C4 House in Multiple Occupation (HMO) for 6 persons (single person occupancy across 6 bedrooms as confirmed by the applicant's agent) includes two bedrooms located at ground floor level. As an HMO, these bedrooms would be an occupant's sole living space, and will contain all their belongings. This contrasts to the lawful use of a dwelling house, whereby conventionally sleeping accommodation would have been mostly confined to the first floor or above, and/or safe escape access and refuge provision would have been available at first floor level outside the flood risk level. The use of the property as an HMO with sleeping accommodation on the ground floor is considered by the Local Planning Authority to result in an unacceptable 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. This level of flood risk is not considered acceptable. The mitigation outlined in the Flood Risk Assessment of a water entry strategy and implementation of a flood warning and evacuation strategy is not sufficient to mitigate this increased risk. The proposal is therefore contrary to Core Strategy (2015) Policy CS13 and Paragraphs 170 and 181 of the National Planning Policy Framework (December 2024) and Emerging Local Plan Policy CLC2.
2.	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.

No.

Condition Text

The application site is located within Flood Zone 3. The proposed change of use from a C3 dwelling to a C4 House in Multiple Occupation (HMO) for 6 persons (single person occupancy across 6 bedrooms as confirmed by the applicant's agent) includes two bedrooms located at ground floor level. As an HMO, these bedrooms would be an occupant's sole living space, and will contain all their belongings. This contrasts to the lawful use of a dwelling house, whereby conventionally sleeping accommodation would have been mostly confined to the first floor or above, and/or safe escape access and refuge provision would have been available at first floor level outside the flood risk level. The use of the property as an HMO with sleeping accommodation on the ground floor is considered by the Local Planning Authority to result in an unacceptable 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. This level of flood risk is not considered acceptable. The mitigation outlined in the Flood Risk Assessment of a water entry strategy and implementation of a flood warning and evacuation strategy is not sufficient to mitigate this increased risk. The proposal is therefore contrary to Core Strategy (2015) Policy CS13 and Paragraphs 170 and 181 of the National Planning Policy Framework (December 2024) and Emerging Local Plan Policy CLC2.

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.