25B Uley Road Dursley Gloucestershire GL11 4NJ

1. 1.The existing dwelling on site is within Flood Zone 1 but the northern end of the site, which includes the parking spaces proposed to serve the replacement house, are within flood zone 3. This application fails to apply the sequential test in designing the layout of the proposal with the location of a 'more vulnerable' use within Flood Zone 3. The proposal does not, therefore, pass the sequential test as set out in paragraphs 173-175 of the National Planning Policy Framework which seeks to steer 'more vulnerable' development to areas with a lower risk of flooding, and would be contrary to Local Plan Policy ES4.
2. 2.The built development of the new property would over its lifetime result in a small loss of flood plain storage. The application fails to provide adequate mitigation for the potential loss of flood plain storage over the lifetime of the development. The proposal therefore fails to pass the exception test as set out in paragraphs 178 and 179 of the National Planning Policy Framework and would be contrary to Local Plan Policy ES4.
3. 3.The proposed replacement dwelling in terms of its design, scale and siting, would fail to respect its surroundings by introducing development inconsistent with the locality and out of keeping with the prevailing form and cause harm to the overall character and appearance of this part of the settlement, contrary to Policies HC1(1), CP8 (1)(3) and CP14 (5)(9) of the Stroud District Local Plan 2015, and Policies H1 and D1 of the Dursley Neighbourhood Development Plan.
4. 4.There is insufficient information to be able to adequately assess the impacts on biodiversity in accordance with Policy ES6 or demonstrate that the proposed development will be able to deliver mandatory Biodiversity Net Gain (BNG) and address the requirements of the Environment Act 2021 Schedule 14, Schedule 7A of the Town and Country Planning Act 1990.
5. 5.The bats surveys carried out on the property to be demolished were carried out just over a year ago and therefore now out of date. New bat surveys are required. Without the results of the new surveys, there is insufficient information to be able to adequately assess the impacts on biodiversity in accordance with policy ES6. In addition, the above information needs to be sought from the applicant in order to comply with the council's duty to discharge its statutory obligations under The Conservation of Habitats and Species Regulations 2017 (as amended) with regards to European protected species.

From the council's decision notice.

Postcode

GL11 4NJ

Application type

Full Planning Application

Scale / size

Medium

Parish

Dursley Town Council

Date validated

4 November 2024

Consultation expiry

19 December 2024

Consultation end

19 December 2024

Target decision date

28 February 2025

Agent address

R R Rimmer Chartered Architect 24 Whitecourt Uley Dursley GL11 5TG

Statutory period

116 days

Documents

11