| No. | Condition Text |
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| 1. | The application site is outside any area defined in the adopted Great Yarmouth Borough-Wide Local Plan where residential development might be permitted. Outside these defined areas, Policy HOU10 of the Local Plan only permits the erection of new dwellings if they are required in connection with either agriculture, forestry, organised recreation or the expansion of an existing institution. In such cases it must be demonstrated that the new dwellings are essential in the interests of agriculture or good management and the proposal must have the unequivocal support of a suitably qualified independent appraisor.
No evidence has been put forward in support of the application that will satisfy the requirements of the policy and national planning policy guidance, the objective of which is to prevent unjustified development in the countryside. The proposed erection of five dwellings on this site is therefore contrary to Policy HOU10 of the Borough-Wide Local Plan.
Paragraph 55 of the National Planning Policy Framework says that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities and new, isolated houses in the countryside should be avoided. It is considered that whilst the site adjoins the existing village the houses will be unacceptably isolated from the range of services and facilities that could reasonably be expected to be required by the future occupiers of the dwellings and the development is contrary to the aims of paragraph 55 of the NPPF.
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| 2. | The site is shown on the Proposals Map of the Great Yarmouth Borough-Wide Local Plan as being within an area where Policies NNV2 and NNV5 apply. Policy NNV2 identifies the area as landscape important to the broadland scene where the Council will only permit development that would not have a significant adverse impact on the landscape character and traditional built form of the area. Policy NNV5 identifies the area as landscape important to the setting of settlements where the Council will only permit development provided a developer can demonstrate essential need.
In this instance the proposal would extend the existing development into open countryside to the detriment of the character and appearance of the area and where no essential need for the dwellings has been demonstrated. The proposal would therefore be contrary to Policies NNV2 and NNV5 of the Borough-Wide Local Plan. |
| 3. | Part of Policy HOU15 states that housing development proposals will be assessed according to their effect on residential amenity and the character of the environment. It is considered that, due to the difference in ground levels between the application site and the existing dwelling to the south (Eden House), the proposed house on plot 1 of the development will have an overbearing and dominating effect on that property contrary to the aims of Policy HOU15. |
| 4. | The Interim Housing Land Supply Policy 2014 (IHLSP) states that new housing development may be deemed acceptable outside but adjacent to existing urban areas or village development limits subject to various criteria. Criterion i) states that the landscape character of the surrounding area should be conserved and enhanced, especially where the development is close to an important landscape area such as the Broads, criterion j) says that the development should create a safe and accessible environment that offers convenient access to key facilities and public transport.
The development of this open site with housing will have a significant impact on the visual appearance of the area contrary to criterion i) of the IHLSP.
Runham is a small village that has no amenities and limited public transport the development is therefore contrary to the aims of criterion j) of the IHLSP in that it would be an unsustainable form of development that would not provide easy access to community facilities and public transport. |
| 5. | The proposal is remote from local service centre provision conflicting with the aims of sustainable development, the need to minimise travel and the ability to reduce the reliance on the private car as represented in national and local policy. The proposal is contrary to the National Planning Policy Framework and Policy 5 of Norfolk's 3rd Local Transport Plan entitled Connecting Norfolk. |
| 6. | 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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