| No. | Condition Text |
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| 1. | The local planning authority having considered both the original and revised submission considers that the proposals, in this out of town centre location, would have a significant adverse impact upon the Great Yarmouth and Gorleston town centres and is contrary to one of the primary objectives of the National Planning Policy Framework and emerging local plan policy which is to maintain and enhance the overall vitality and viability of existing centres principally through new investment and development.
Furthermore the independent Retail Planning Appraisal including the retail impact assessment of the proposal along with the Retail Capacity Refresh commissioned by the Borough Council to inform local plan policy demonstrates that the proposal would be counterproductive to the promotion of competitive town centres (a key aim of the National Planning Policy Framework) particulary in light of updated evidence which has significantly reduced the amount of retail floorspace capacity required until 2030 and over the plan period within the Borough. As such it is considered that the proposal would have a significant adverse impact upon the vitality and viability of Great Yarmouth including planning investment and would necessarily draw trade away from the existing centre, particularly at a time when Great Yarmouth Town Centre has been weakened by further relocations to out-of-centre sites. It is also concluded that the level of trade diversion and cumulative impact upon Gorleston Town Centre would have an adverse impact. The overall adverse impact upon each centres overall turnover, shopping trips, linked trips and footfall will be significant and represent a serious threat to their overall vitality and viability as important shopping destinations in the retail hierarchy as identified by the Council's development plan and where the such a imapact and harm would occur, the National Planning Framework in Paragraph 27 that the application should be refused. |
| 2. | The proposal is considered by the local planning authority to significantly undermine the strategic ambitions of the Great Yarmouth Waterfront Area Action Plan (AAP) which over the short to medium term in The Conge and North Quay would present the most appropriate locations for new mixed use development including retail, commercial and leisure uses as evidenced by the Councils commissioned Retail Studies to reinforce Great Yarmouth Town Centre and its linkages and which forms the key thrust of the emerging Local Plan Core Strategy regeneration ambitions. |
| 3. | STATEMENT OF POSITIVE ENGAGEMENT (REFUSALS): In accordance with the NPPF, in determining this application for planning permission, the Borough Council has approached it in a positive and proactive way and where possible has sought solutions to problems to achieve the aim of approving sustainable development. Unfortunately, despite this, in this particular case the development is not considered to represent sustainable or an acceptable form of development and has been refused for the reasons set out above.
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