6a, Florence Avenue, Maidenhead, SL6 8SJ

demolition of existing garage and construction of a new one - bedroom two-person, two-storey Passivhaus standard residential dwelling

Authority: Royal Borough of Windsor and Maidenhead
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: SL6 8SJ

Main issues, as the Inspector framed them

Whether or not the proposal would be appropriately located, with particular regard to the flood zone location of the appeal site and the safety of the intended occupiers

What decided it

The proposal fails the sequential test required by the Framework and policy NR1, and the flood risk assessment fails to demonstrate the development would be safe for its lifetime or that floodplain storage loss would not increase flood risk elsewhere, constituting a strong reason for refusal under paragraph 11d(i) of the Framework.

The benefits of delivering a new dwelling and supporting the local economy during construction, together with Passivhaus energy and carbon performance, are not sufficient to outweigh the conflict with the development plan in respect of flood risk and the strong reason for refusal provided by the site's location in a flood risk area

Framework references: 175, 176, 180, 11

Plan policies cited: Policy NR1

Read the decision letter on the Inspectorate’s site

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.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

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