The garage between 22 banks road and 1 panorama Road, Banks road, Poole, Dorset, BH13 7QE

Main issues, as the Inspector framed them

• whether the location of the development is suitable having regard to flood risk
• the effect of the proposal on the availability of employment space locally, having regard to local development plan policies
• the effect of the proposal on the character and appearance of the area
• whether the proposal would result in acceptable living conditions for future occupiers of the proposed development with particular regard to privacy, internal space and light and for the occupiers of 1 Panorama Road with particular regard to privacy
• whether the proposal would secure appropriate Biodiversity Net Gain

What decided it

The location is unsuitable having regard to flood risk because the proposal would increase vulnerability to flooding, safe escape routes cannot be assured, and residual risks cannot be safely managed.

The moderate positive weight given to housing supply benefits and brownfield reuse does not outweigh the significant weight attached to flood risk harm.