®Planning appeal decision
West Coker Garage Ltd, High Street, West Coker, Yeovil, Somerset, BA229AN
conversion of the first floor of an existing building from a store room to a two bedroom flat
- Authority
- Somerset Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Rose C
Main issues, as the Inspector framed them
- whether the proposal would harm the living conditions of future occupiers with particular regard to noise and odour
- the effect of the proposal on highway safety with particular regard to the provision of car parking
- the effect of the proposal on protected species
- whether the proposal would be acceptable with regard to flood risk
What decided it
The failure to adequately demonstrate that future occupiers would be safe from flood risk, combined with unresolved harm to living conditions, highway safety and protected species, means the proposal conflicts with the development plan and the flood risk harm engages the exception in NPPF footnote 7.
The limited benefits of a single dwelling (housing supply, location, construction benefits) were significantly and demonstrably outweighed by the unresolved harms to living conditions of future occupiers, highway safety, protected species and flood risk.
Framework references: 11, 170, 173, 174, 175
Plan policies cited: Policy EQ2, Policy TA5, Policy TA6, Policy EQ4, Policy EQ1
Judgments cited: Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.