The proposed development is in a countryside location and inadequate specific locational justification has been provided as the proposal does not seek to replace a lawful dwelling that has not been abandoned or demolished. It is therefore considered that the application is contrary to policies CO1 and D11 of the Sedgemoor Local Plan 2011-2032.

The proposed development has the potential to adversely affect the integrity of the Somerset Levels and Moors Ramsar site by adding to the concentration of phosphates in an area where they are already excessive. In the absence of sufficient technical information evidencing the level of phosphates generated by the development, and sufficient mitigation measures, if any, to demonstrate that phosphate neutrality can be achieved, the Local Planning Authority, through an appropriate assessment, is unable to conclude beyond all reasonable scientific doubt that the proposed development would not have an adverse effect on the integrity of the Ramsar site. Regulation 63 (5) of the Conservation of Habitats and Species Regulations 2017 states that a competent authority may agree to a plan or project only after having ascertained that it will not adversely affect the integrity of the Ramsar site, and as the exception tests in Regulation 64 do not apply, the Local Planning Authority cannot permit the proposal. The proposal is therefore not in accordance with policy D20 of the Local Plan and paras 175-177 of the NPPF as there is the potential for the proposed development to result in adverse effects on the Somerset Levels and Moors Ramsar site.

The application site is in the Countryside and it has not been demonstrated that the Sequential Test for the purposes of flood risk has been passed. Additionally the application proposes a use that is not compatible with Flood Zone 3b. The application therefore is contrary to policy D1 of the Sedgemoor Local Plan 2011-2032, NPPF Annex 3 and PPG Table 2.

Insufficient information has been provided to demonstrate how surface water run off will be managed on site and that the viewed rhyne to the west of the site would not be detrimentally impacted by the proposed development. As such, the proposal is contrary to policy D1 of the Sedgemoor Local Plan 2011-2032.