Great Yarmouth Borough Council Portal
No.Condition Text
1.Policy HOU15 of the adopted Great Yarmouth borough Wide Local Plan states that all housing development, including replacement dwellings and changes of use will be assessed according to their effect on residential amenity, the character of the environment, traffic generation and services, they will also be assessed according to the quality of the environment to be createds, including car parking and servicing provision. All new development is required to be of a high standard of design in terms of siting, scale, massing, form & character and be in keeping with its surroundings in terms of urban townscape, local traditions and materials and therefore given the above it is considered by the Local Planning Authority that whilst the redevelopment of the site may be acceptable in principle, the dwelling proposed for plot 1 of the scheme would have an unacceptable impact on the amenities of adjacent occupants by virtue of its overbearing and dominant relationship and the overall impact on the streetscene and would not, ultimately, enhance the form and character of the settlement as it would create an unacceptable obtrusive and incompatible form of development that does not respect the character and appearance of the area as a whole.
2.Policy HOU7 of the adopted Great Yarmouth Borough Wide Local Plan allows development subject to the following criteria (A)THE PROPOSAL WOULD NOT BE SIGNIFICANTLY DETRIMENTAL TO THE FORM, CHARACTER AND SETTING OF THE SETTLEMENT; (B)ALL PUBLIC UTILITIES ARE AVAILABLE INCLUDING FOUL OR SURFACE WATER DISPOSAL AND THERE ARE NO EXISTING CAPACITY CONSTRAINTS WHICH COULD PRECLUDE DEVELOPMENT OR IN THE CASE OF SURFACE WATER DRAINAGE, DISPOSAL CAN BE ACCEPTABLY ACHIEVED TO A WATERCOURSE OR BY MEANS OF SOAKAWAYS; (C)SUITABLE ACCESS ARRANGEMENTS CAN BE MADE; (D)AN ADEQUATE RANGE OF PUBLIC TRANSPORT, COMMUNITY, EDUCATION, OPEN SPACE/PLAY SPACE AND SOCIAL FACILITIES ARE AVAILABLE IN THE SETTLEMENT, OR WHERE SUCH FACILITIES ARE LACKING OR INADEQUATE, BUT ARE NECESSARILY REQUIRED TO BE PROVIDED OR IMPROVED AS A DIRECT CONSEQUENCE OF THE DEVELOPMENT, PROVISION OR IMPROVEMENT WILL BE AT A LEVEL DIRECTLY RELATED TO THE PROPOSAL AT THE DEVELOPER¿S EXPENSE; AND, (E)THE PROPOSAL WOULD NOT BE SIGNIFICANTLY DETRIMENTAL TO THE RESIDENTIAL AMENITIES OF ADJOINING OCCUPIERS OR USERS OF LAND. It is considered by the local planning authority that the development does not comply with criterion A & E as it would have a significant and detrimental impact on the overall streetscene and the amenties of adjacent occupants by virtue of loss of light and overshadowing and the overbearing nature of the development with particular reference to plot 1.
3.Notwithstanding the above it has not been sufficiently demonstrated that the development would not be at risk from flooding and that the risk of pollution to water resource receptors (ground water) is acceptable and the Environment Agency have objected to the proposal due to insufficient information and does not comply with the requirements set out in paragraph 9 of the technical guide to the National Planning Policy Framework. The submitted flood risk assessment does not provide a suitable basis for assessment to be made of the flood risks arising from the proposed development which is located within Flood Zone 3. In particular the flood risk assessment failed to:- - Consider the effect of a range of flooding events including extreme events on people and property; - Consider how people will be kept safe from flooding hazards idnetified; - Consider the flood risks to the building will be reduced - Consider the requirements for flood emergency planning including flood warning and evacuation of people for a range of flooding events up to and including the extreme event.
4.Therefore for the reasons given above the proposed development is considered to be contrary to policies HOU7, HOU15 & BNV16 of the adopted Great Yarmouth Borough Wide Local Plan and the provisions for development taking account of flooding within the National Planning Policy Framework.