Great Yarmouth Borough Council

No.	Condition Text
1.	Notwithstanding the fact that the site has an existing retail use and the bulky goods only conditions proposed, the size of units to be created along with the range of goods to be sold and no identified retailers, have the potential to attract existing and would be town centre retailers to this out of town location. It is considered by the local planning authority that the proposal would be counterproductive to the promotion of competitive town centres (a key aim of the National Planning Policy Framework) and it has not been demonstrated to the satisfaction of the local planning authority that significant harm to the town centre would not occur. As such it is considered that the proposal would have a significant adverse impact upon the vitality and viability of Great Yarmouth including planned investment and investor confidence and draw trade away from the existing town centre of Great Yarmouth at a time when Great Yarmouth Town centre has been weakened by relocations to out-of-centre sites and is considered by the local planning authority to be in a fragile condition. Where the impact test has not been satisfied, the National Planning Framework in Paragraph 27 states that applications should be refused and the application is hereby refused in accordance with the National Planning Policy Framework
2.	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.

No.

Condition Text

Notwithstanding the fact that the site has an existing retail use and the bulky goods only conditions proposed, the size of units to be created along with the range of goods to be sold and no identified retailers, have the potential to attract existing and would be town centre retailers to this out of town location. It is considered by the local planning authority that the proposal would be counterproductive to the promotion of competitive town centres (a key aim of the National Planning Policy Framework) and it has not been demonstrated to the satisfaction of the local planning authority that significant harm to the town centre would not occur. As such it is considered that the proposal would have a significant adverse impact upon the vitality and viability of Great Yarmouth including planned investment and investor confidence and draw trade away from the existing town centre of Great Yarmouth at a time when Great Yarmouth Town centre has been weakened by relocations to out-of-centre sites and is considered by the local planning authority to be in a fragile condition. Where the impact test has not been satisfied, the National Planning Framework in Paragraph 27 states that applications should be refused and the application is hereby refused in accordance with the National Planning Policy Framework

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.