®Planning appeal decision
The Garage Between 22 Banks Road and 1 Panorama Road, Poole, BH13 7QE
Planning appeal 3305774 at The Garage Between 22 Banks Road and 1 Panorama Road, Poole, BH13 7QE (Bournemouth, Christchurch and Poole) was dismissed on 6 April 2023 by Inspector Evans J, by written representations. The main issue, as the Inspector framed it: Whether the proposal would comply with national and local planning policy which seeks to steer new development away from areas at the highest risk of flooding, and to ensure that the development is flood resilient for its lifetime.
to add an additional 2 storeys to the existing garage, and other works to create a pair of semi-detached houses
- Authority
- Bournemouth, Christchurch and Poole
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Evans J
- Postcode
- BH13 7QE
Main issues, as the Inspector framed them
- Whether the proposal would comply with national and local planning policy which seeks to steer new development away from areas at the highest risk of flooding, and to ensure that the development is flood resilient for its lifetime
- The effect of the proposed development upon the character and appearance of the area
- The impact of the proposal upon the integrity of the Dorset Heathlands habitat sites and upon the Poole Harbour habitat sites
What decided it
The failure to satisfy the Sequential Test for flood risk, combined with the significant harm to character and appearance and the absence of binding mitigation for habitat sites, meant the adverse impacts substantially and demonstrably outweighed the housing benefits.
The benefits of providing two additional high-quality dwellings on a brownfield site and small economic benefits from construction were substantially and demonstrably outweighed by the cumulative significant harms from future flood risk, substantial harm to character and appearance, and the absence of conclusive mechanisms to protect habitat site integrity.
What the Inspector cited
- Development plan policies
- Policy PP38Policy PP27Policy PP28Policy PP32Policy PP39
- National Planning Policy Framework
- Paragraph 11
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.