®Planning appeal decision
The Garage Between 22 Banks Road and 1 Panorama Road, Banks Road, Poole, BH13 7QE
Planning appeal 6008394 at The Garage Between 22 Banks Road and 1 Panorama Road, Banks Road, Poole, BH13 7QE (Bournemouth Christchurch and Poole) was dismissed on 5 August 2026 by Inspector S Leonard, by written representations. The main issue, as the Inspector framed it: Whether the location of the development is suitable having regard to flood risk.
change of use to dwellinghouse
- Authority
- Bournemouth Christchurch and Poole
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- S Leonard
- Postcode
- BH13 7QE
Main issues, as the Inspector framed them
- Whether the location of the development is suitable having regard to flood risk
- Whether the proposal provides adequate mitigation for the Dorset Heathlands Special Protection Area (SPA) and Ramsar site and Dorset Heath Special Area of Conservation (SAC), and the Poole Harbour SPA and Site of Special Scientific Interest (SSSI) and Ramsar Site
What decided it
The location of the development is not suitable having regard to flood risk, as the proposal would introduce a more vulnerable use into an area at high future flood risk without demonstrating safe evacuation routes or adequate drainage, contrary to Framework paragraphs 170 and 181.
The modest benefits of housing delivery and brownfield reuse (afforded moderate positive weight) were significantly and demonstrably outweighed by the substantial harm arising from flood risk and the failure to achieve the Framework's environmental objective of mitigating and adapting to climate change; the presumption in favour of sustainable development was not engaged because paragraph 11d)i of the Framework applies to areas at risk of flooding.
What the Inspector cited
- Development plan policies
- Policy PP38 of the Poole Local Plan (2018)
- National Planning Policy Framework
- Paragraph 8Paragraph 11Paragraph 61Paragraph 73Paragraph 170Paragraph 176Paragraph 181Paragraph 182
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.