Land North East Of 7 Redmoor Lane, Wisbech, PE14 0RN

Authority: Fenland
Appeal type: minor · Planning
Procedure: Written
Development: residential
Postcode: PE14 0RN

Main issues, as the Inspector framed them

whether a suitable location for development having regard to local and national planning policies
the effect of the proposal on character and appearance
whether future occupiers of the proposed development would be safe from flooding and whether the proposal would comply with national and local planning policies which seek to steer new development away from areas at the highest risk of flooding

What decided it

The proposal fails the Sequential Test for flood risk under Framework policy F5 because there is no essential need for the dwelling to be located on this particular site in Flood Zone 3a, and sites with extant permissions exist in lower-risk flood zones.

The proposal does not satisfy NDMP S5 of the revised Framework as it fails the Sequential Test for flood risk, which provides a strong reason for refusal, and no exceptional circumstances exist to outweigh the adverse effects of the proposal.

Framework references: S3, S5, F5

Plan policies cited: Policy LP1, Policy LP3, Policy LP12, Policy LP14, Policy LP16

Judgments cited: Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWCH 2823 (Admin)

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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