OUTLINE planning permission has been granted for the construction of a property in Bude after it was able to overcome initial objections from the Environment Agency over concerns of flooding due to the proximity of the property to the Berries Stream.

The application concerns garages and workshops at Agnes Close in Bude, with the application seeking to demolish the existing buildings and develop up to one dwelling.

With it being an outline planning application, before the building can be constructed it is required to obtain planning permission for any matters not considered in the first part of the application, known as a ‘reserved matters’ application.

The applicant’s planning agent told Cornwall Council: “Although detailed design is reserved, the applicant intends that the future development will be guided by several key principles. The dwelling will be designed to complement the established character of Agnes Close whilst making efficient use of this previously developed site.

“The scale of development will remain appropriate to its surroundings and will respect neighbouring residential amenity. The layout will maximise natural surveillance, provide appropriate private amenity space and ensure safe vehicular access and parking.

“Landscape planting will be incorporated where appropriate to soften the development and reinforce the site's relationship with the adjacent watercourse. The proposal will incorporate sustainable drainage principles from the outset and will be designed to ensure that flood risk is not increased either on the site or elsewhere.”

The Environment Agency initially objected to the plans, however after an additional flood risk assessment was provided by EDS Engineering and Development Solutions, it amended its position and stipulated a condition. It said: “The development shall be carried out in accordance with the submitted flood risk assessment and the following mitigation measures. The finished floor levels shall be set no lower than 29.24 metres above ordnance datum (sea level).”

Bude-Stratton Town Council initially also objected to the application, citing the concerns raised about flooding and the proximity to the stream to the rear of the site.

However, when given the opportunity to consider the additional information, the council resolved to agree with the planning officer’s recommendation to approve the application.

Cornwall Council approved the application subject to a number of conditions.

Among these was that an application for approval of reserved matters must be made within no later than three years from the date of the decision with the development then approved to commence within two years from the obtaining of full approval.

The applicant is also required to provide details of a scheme for the provision of foul and surface water management, which would include timetables, how it will be managed during the construction phase and who will maintain the drainage systems and its future management. This is to alleviate the council’s requirement for ensuring a satisfactory foul and surface water drainage provision and to prevent an increase in the flood risk in addition to resilience to climate change.

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It added: “Should the development proceed without adequate drainage provision, this will be at the developers own risk.”