Planning Online - Application Details

Planning Online last updated:19/02/2019

Planning Application Number: 11/14/00084

Parish/Town Council: Burnham & Highbridge

Application Progress:

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Application Received
29/07/2014
Application Registered
04/09/2014
Comments Welcome By
06/10/2014
Application is Under Consideration
Application Decided
09/10/2014
Appeal Received
Appeal Decided
Type:
Full Planning Permission
Location:
Monkton House, Walrow Road, Highbridge, TA9 4QY
Proposal:
Demolition of workshops, erection of detached granny annex
Case Officer:
Liam Evans
Registered Date:
04/09/2014
Applicant:
Mr T Callaghan
Applicant Address:
Monkton House Walrow Road Highbridge TA9 4QY
Agent:
Shattock Associates
Agent Address:
1 Friarn Lawn Bridgwater Somerset TA6 3LL
Consultation Start Date:
12/09/2014
Earliest Decision Date:
07/10/2014
Committee or Delegated:
Delegated
Committee Date:
Not Applicable
Decision:
Refuse Planning Permission
Decision Date:
09/10/2014
 Conditions and Reasons
1
The site is within the open countryside, outside of any recognised settlement boundary and where residential development is strictly controlled and only permitted where a countryside location is essential. By virtue of its size, scale and level of accommodation the proposed annexe would be entirely self contained to the point that it is deemed to be tantamount to a new dwelling. There is no overriding need or justification for the building to be sited in its proposed location, which is considered to be unsustainable and would result in the occupants relying on private vehicular movements due to the site's remoteness from existing shops and services. The proposal is contrary to Policies S1, D5 and P6 of the Sedgemoor District Core Strategy.
2
The application site is located within Flood Zone 3, which is land at high risk from flooding. This zone comprises land, which has a 1% or greater annual probability of flooding from rivers or a 0.5% or greater annual probability of flooding from the sea. It has to be demonstrated that there are no suitable alternative sites within lower risk flood zones available that would be less suitable in planning terms. This is known as the Sequential Test. It has not been robustly demonstrated within the flood risk assessment, submitted as part of the application, that there is no alternative land reasonably available in a lower flood zone. As a result the Local Planning Authority (LPA) considers that there is sufficient land available within Sedgemoor in lower flood risk zones or on allocated/identified sites, that are more suitable in planning terms, to deliver an adequate supply of housing of the scale proposed and therefore it is not essential for the proposed development to be located in this high flood risk area, where the risk to people and property will be too great. The proposal therefore fails the Sequential Test as set out in the National Planning Policy Framework and Policy D1 of the Sedgemoor District Core Strategy. The Local Planning Authority (LPA) also considers that the development does not provide sufficient safeguarding measures to ensure that potential occupiers would be safe during a flooding event as the application proposes a single storey building with no areas of safe refuge. The development also fails to provide any wider sustainability benefits to the local area that would outweigh the flood risk. The proposal therefore fails the Exceptions Test as set out in the National Planning Policy Framework and reinforced by Policy D1 of the Sedgemoor District Core Strategy.