Great Yarmouth Borough Council Portal
No.Condition Text
1.FULL PLANNING PERMISSION FOR PHASE 1 OF RESIDENTIAL DEVELOPMENT COMPRISING 56 RESIDENTIAL UNITS AND ASSOCIATED INFRASTRUCTURE INCLUDING PUMPING STATION AND ELECTRICITY SUB-STATION, AND LANDSCAPING
2.The development must be begun not later than three years beginning with the date of this permission. The reason for the condition is :- Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004
3.The development shall be carried out in accordance with the details contained in the planning application forms, Design and Access Statement received 12 July 2016 and the issued Document Register and drawings thereon dated June 24 2016 with the application except where superseded by the following revised plans, Drawing Numbers:31394-IW-01-ZZ-DR-A-1012-P07, 31394-IW-00-ZZ-DR-A-0111-P03,31394-IW-00-ZZ-DR-A-0112-P03,31394-IW-00-ZZ-DR-A-0121-P03,31394-IW-00-ZZ-DR-A-0122-P03 received by the Local Planning Authority on 13 September 2016 or as updated in Drawing Document Register dated 19 December 2017 and received by the Local planning Authority on 21 December 2017. The reason for the condition is:- For the avoidance of doubt and to ensure the development is carried out in accordance with the correct documentation.
4.No works shall commence on the site until such time as detailed plans of the roads, footways, cycleways, foul and surface water drainage have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. All construction works shall be carried out in accordance with the approved plans. The reason for the condition is :- To ensure satisfactory development of the site and a satisfactory standard of highway design and construction.
5.No works shall be carried out on roads, footways, cycleways, foul and surface water sewers otherwise than in accordance with the specifications of the Local Planning Authority in consultation with the Highway Authority. The reason for the condition is :-To ensure satisfactory development of the site.
6.Before any dwelling is first occupied the road(s), footway(s) and cycleway(s) shall be constructed to binder course surfacing level from the dwelling to the adjoining County road in accordance with the details to be approved in writing by the Local Planning Authority in consultation with the Highway Authority. The reason for the condition:To ensure satisfactory development of the site.
7.Development shall not commence until a scheme detailing provision for on-site parking for construction workers for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period The reason for the condition is :-To ensure adequate off-street parking during construction in the interests of highway safety
8.Prior to the first occupation of the development hereby permitted the off-site highway improvement works to widen Wood Farm Lane and provide a continuous cyclepath between the site and Carrel Road shall be completed to the written satisfaction of the Local Planning Authority in consultation with the Highway Authority The reason for the condition is :- In the interests of maintaining highway efficiency and safety and to prevent extraneous material being deposited on the highway
9.Prior to the first occupation of the development hereby permitted the Traffic Regulation Order for the prohibition of vehicular traffic has been secured and implemented by the Highway Authority. The reason for the condition is :- In the interest of highway safety.
10.Prior to the commencement of the construction of the first dwelling hereby permitted an Interim Travel Plan shall be submitted, approved and signed off by the Local Planning Authority in consultation with the Highway Authority, such a Travel Plan shall accord with Norfolk County Council document 'Guidance Notes for the Submission of a Travel Plan'. The reason for the condition is :-To ensure that the development offers a wide range of travel choices to reduce the impact of travel and transport on the environment.
11.Prior to any work commencing on any phase of the development precise details of the location of any site compound to serve the contractors/developers during the course of development of the site shall be submitted for the approval of the Local Planning Authority and all works carried out in accordance with such details as may be agreed, such details shall include details of the height of any buildings and associated lighting. The reason for the condition is:- In the interests of the amenities of the occupiers of the nearby residential property and as no details of such a provision has formed part of the submission
12.Prior to commencement of each phase of the development, in accordance with the submitted (Rossi Long Consulting Ltd, June 2016), corresponding letter (Aug 2016),Calculations (MicroDrainage Aug 2016), and drawing 151165/CL-100 P2 (May 2016), detailed designs of a surface water drainage scheme incorporating the following measures shall be submitted to and agreed with the Local Planning Authority in consultation with the Lead Local Flood Authority. The approved scheme will be implemented prior to the first occupation of the development. The scheme shall address the following matters: I. Detailed infiltration testing results across each phase to be provided in accordance with BRE365 at representative locations and depths of proposed surface water drainage features. II. Provision of surface water attenuation storage within the highway soakaways to be sized and designed to accommodate the volume of water generated in all rainfall events up to and including the critical storm duration for the 1 in 100 year return period, including allowances for climate change, flood event. A sufficient storage volume will be provided in line with section 7 of the submitted FRA. The design of the attenuation soakaways will incorporate appropriate half-drain times in accordance with the CIRIA SuDS Manual (C753). Where these cannot be achieved, additional mitigation, e.g. additional freeboard should be included within a design III. Detailed designs, modelling calculations and plans of the of the drainage conveyance network in the: a) 1 in 30 year critical rainfall event to show no above ground flooding on any part of the site. b) 1 in 100 year critical rainfall plus climate change event to show, if any, the depth, volume and storage location of any above ground flooding from the drainage network ensuring that flooding does not occur in any part of a building or any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development. IV. Plans to be submitted showing the routes for the management of exceedance surface water flow routes that minimise the risk to people and property during rainfall events in excess of 1 in 100 year return period. This will include surface water which may enter the site from elsewhere or from alternative development phases. V. Finished ground floor levels of properties are a minimum of 300mm above expected flood levels of all sources of flooding (including water levels within the drainage network). VI. Details of how all surface water management features to be designed in accordance with The SuDS Manual (CIRIA C697, 2007), or the updated The SuDS The reason for the condition: To prevent flooding in accordance with National Planning Policy Framework paragraph 103 and 109 by ensuring the satisfactory management of local sources of flooding surface water flow paths, storage and disposal of surface water from the site in a range of rainfall events and ensuring the surface water drainage system operates as designed for the lifetime of the development.
13.Foul Water drainage from the development shall connect to the existing manhole Anglian Water Manhole 7400 in via the new on-site pumping station in accordance with the details in the Drainage Strategy submitted with the application RLC Ref 151165 Addendix H unless otherwise agreed in writing by the local planning authority. The reason for the condition is :-In accordance with the agreed details.
14.No dwellings/buildings hereby permitted shall be occupied until the acoustic design and protection for dwellings and gardens proposed in the Adrian James Acoustics Memo No. MOOI (dated 23 May 2016), and Technical Report 11175/1 & Project 11175 (dated 23 June 2015), or an alternative scheme submitted and approved in writing by the Local Planning Authority, have been carried out to the satisfaction of the Local Planning Authority Reason for the condition In the interests of the amenities of the locality.
15.No external lighting in public areas shall be erected unless full details of its design, location, orientation and level of illuminance (in Lux) provided have first been submitted to and agreed in writing with the local planning authority. Such lighting shall be kept to the minimum necessary for the purposes of security and site safety and shall prevent upward and outward light radiation. The lighting shall thereafter be implemented in accordance with the approved details and shall be retained as such thereafter. Reason for the condition In the interests of the amenities of local residents and to minimise light pollution.
16.Prior to the commencement of the development and to the satisfaction of the Environmental Services Manager, a site investigation shall be carried out to assess whether the land is contaminated. The investigation shall include a full asbestos survey including sampling for asbestos in soil. The investigation shall also include details of known previous uses and possible contamination arising from those uses. If contamination is found or suspected to exist, a strategy to remediate the site to a standard suitable for its proposed end-use shall be forwarded to and approved by the Environmental Services Group Manager. No dwellings/buildings hereby permitted shall be occupied until the remediation works agreed within the scheme have been carried out to the satisfaction of the Local Planning Authority. Reason for the condition To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
17.In the event that contamination that was not previously identified is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority. All development shall cease and shall not recommence until: 1) a report shall be submitted and agreed in writing by the Local Planning Authority which includes results of an investigation and risk assessment together with proposed remediation scheme to deal with the risk identified and 2) the agreed remediation scheme has been carried out and a validation report demonstrating its effectiveness has been approved in writing by the Local Planning Authority. Reason for the condition To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
18.Construction work shall not take place outside the following hours 0800 hours to 1800 hours Monday to Friday 0830 hours to 1330 hours Saturdays No work on Sundays or Bank Holidays. The reason for the condition is :- To protect the residential amenity of the nearby residential properties.
19.Prior to any work commencing on the site precise details of the location of any site compound to serve the contractors/developers during the course of development of the site shall be submitted for the approval of the Local Planning Authority and all works carried out in accordance with such details as may be agreed, such details shall include details of the height of any buildings and associated lighting. The reason for the condition is:- In the interests of the amenities of the occupiers of the nearby residential property and as no details of such a provision has formed part of the submission.
20.No works shall commence on site until such time as details of the slab levels of the dwellings in relation to existing ground levels and dwelling have been submitted to and approved by the Local Planning Authority. The reason for the condition is:- To ensure that the development takes place in the manner contemplated by the Local Planning Authority and to retain control over any significant changes in levels within the site.
21.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any order superceeding that order, no overhead electricity or service lines shall be erected or placed above ground on the site without the prior written consent of the local planning authority. The reason for the condition is:- To protect the amenities of the area
22.The means of enclosure shown on the approved drawings shown to be installed on the residential dwellings shall be completed in accordance with the agreed details, or an alternative scheme to be agreed in writing with the Local Planning Authority, before the first occupation of each dwelling on the respective plot and the fencing or wall shall thereafter be maintained in its approved form. The reason for the condition is:- In accordance with the approved details and in the interests of the visual amenities of the area and in order to protect the privacy and amenity of the future occupiers of the development.
23.The construction of the external surfaces of the dwellings shall accord with the materials and parking areas with the materials schedule shown on the approved drawings referred to in Condition 3 of this grant of planning permission, unless otherwise agreed In writing with the Local Planning Authority. The reason for the condition is :- In accordance with the submitted aand agreed details and in the interest of the visual amenity of the development.
24.Prior to the first occupation of any dwelling the scheme of planting and landscaping shown on the approved plans, or an alternative scheme submitted and approved in writing by the Local Planning Authority, shall be carried out as approved. Any trees and shrubs so planted which dies within 5 years shall be replaced within one year by the applicants or their successors in title. The reason for the condition is:- To enhance the visual amenities of the locality.
25.One fire hydrant per 50 dwellings rounded to the nearest 50th dwelling served by the mains supply (min 90mm main) shall be provided in the residential development during the course of construction to the satisfaction of the Local Planning Authority in consultation with Norfolk Fire Service. The developer will incur the full cost of the hydrant/s and its installation by the Water company. The reason for the condition is:- In the interest of public safety.
26.The details of the pedestrian and cycleway link shown Drawing A-1012 PO6 shall be submitted to and approved by the local plannning authority in consultation with the Highway Authority. The link shall be provided prior to the completion of the development in accordance with the approved details unless otherewise agreed in writing by the local planning authority The reason for the condition is :-In the interest of the sustainability of the site.
27.No works shall commence on site until the details of wheel cleaning facilities for construction vehicles have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority and for the duration of the construction period all traffic associated with the construction of the development permitted will use the approved wheel cleaning facilities. The reason for the condition is :- To prevent extraneous material being deposited on the highway
28.OUTLINE - To PROVIDE UP TO 231 RESIDENTIAL UNITS (CLASS C3) and ASSOCIATED INFRASTRUCTURE
29.Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission. The development hereby permitted must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. The reason for this condition:- The time limit condition is imposed in order to comply with the requirements of Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
30.No development whatsoever shall take place until full details of the siting, design, external appearance and landscaping of the development (herein after referred to as the reserved matters) have been submitted to and approved by the Local Planning Authority, taking full account of the details contained in the following documents relating to the development of the site:- IW-00-ZZ-DR-A-1001,PO1, 1021 PO2 (Application Site Location Plan)Phasing Plans IW-00-ZZ-DR-A-1024 - PO1,1025-PO1,1023-PO1, The reason for the condition is:- Such details, excepting the plans referred too above, have not been submitted as part of this application
31.Prior to the commencement of the development hereby permitted full details (in the form of scaled plans and / or written specifications) shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority to illustrate the following: - i) Roads, footways, cycleways, foul and on-site water drainage. ii) Visibility splays. iii) Parking provision in accordance with adopted standard. iv) Turning areas. The reason for the condition is :-In the interests of Highway safety.
32.Development shall not commence until a scheme detailing provision for on-site parking for construction workers for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period The reason for the condition is :- In the interests of maintaining highway efficiency and safety
33.Prior to the first occupation of the development hereby permitted the off-site highway improvement works to provide a new link road between Wood Farm Lane and Beaufort Way shall be completed to the written satisfaction of the Local Planning Authority in consultation with the Highway Authority The reason for the condition is :- In the interest of highway safety.
34.The outline development unless otherwise agreed in writing by the Local Planning Authority in consultation with Norfolk County Council, as the Local Highway Authority shall be limited to a maximum of 231 dwellings. The reason for the condition is:- In accordance with the terms of the application and to ensure that the impact upon local infrastructure is adequately managed.
35.A)Prior to the commencement of the construction of the first dwelling hereby permitted an Interim Travel Plan shall be submitted, approved and signed off by the Local Planning Authority in consultation with the Highway Authority, such a Travel Plan shall accord with Norfolk County Council document 'Guidance Notes for the Submission of a Travel Plan'. B) No part of the development hereby permitted shall be occupied prior to implementation of the Interim Travel Plan referred to in Part A of this condition above. During the first year of occupation an approved Full Travel Plan based on the Interim Travel Plan referred to in Part A of this condition shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The approved Full Travel Plan shall be implemented in accordance with the timetable and targets contained therein and shall continue to be implemented as long as any part of the development is occupied subject to approved modifications agreed by the Local Planning Authority in consultation with the Highway Authority as part of the annual review. The reason for the condition is :-To ensure that the development offers a wide range of travel choices to reduce the impact of travel and transport on the environment.
36.Prior to any work commencing on any phase of the development precise details of the location of any site compound to serve the contractors/developers during the course of development of the site shall be submitted for the approval of the Local Planning Authority and all works carried out in accordance with such details as may be agreed, such details shall include details of the height of any buildings and associated lighting. The reason for the condition is:- In the interests of the amenities of the occupiers of the nearby residential property and as no details of such a provision has formed part of the submission
37.A)As part of reserved matters for the Phase 2 development, in accordance with the submitted Flood Risk Assessment (Rossi Long Consulting Ltd, June 2016) corresponding letter (Aug 2016), additional calculations (MicroDrainage Aug 2016), and drawing 151165/CL-100 P2 (May 2016), an outline drainage strategy for the Phase 2 development is to be submitted to demonstrate that sufficient space has been allocated within the development layout for surface water drainage infrastructure. This information shall include preliminary sizing calculations. B) Prior to commencement of each phase of the development, in accordance with the submitted (Rossi Long Consulting Ltd, June 2016), corresponding letter (Aug 2016), Calculations (MicroDrainage Aug 2016), and drawing 151165/CL-100 P2 (May 2016), detailed designs of a surface water drainage scheme incorporating the following measures shall be submitted to and agreed with the Local Planning Authority in consultation with the Lead Local Flood Authority. The approved scheme will be implemented prior to the first occupation of the development. The scheme shall address the following matters: I. Detailed infiltration testing results across each phase to be provided in accordance with BRE365 at representative locations and depths of proposed surface water drainage features. II. Provision of surface water attenuation storage within the highway soakaways to be sized and designed to accommodate the volume of water generated in all rainfall events up to and including the critical storm duration for the 1 in 100 year return period, including allowances for climate change, flood event. A sufficient storage volume will be provided in line with section 7 of the submitted FRA. The design of the attenuation so soakaways will incorporate appropriate half-drain times in accordance with the CIRIA SuDS Manual (C753). Where these cannot be achieved, additional mitigation, e.g. additional freeboard should be included within a design III. Detailed designs, modelling calculations and plans of the of the drainage conveyance network in the: a) 1 in 30 year critical rainfall event to show no above ground flooding on any part of the site. b) 1 in 100 year critical rainfall plus climate change event to show, if any, the depth, volume and storage location of any above ground flooding from the drainage network ensuring that flooding does not occur in any part of a building or any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development. IV. Plans to be submitted showing the routes for the management of exceedance surface water flow routes that minimise the risk to people and property during rainfall events in excess of 1 in 100 year return period. This will include surface water which may enter the site from elsewhere or from alternative development phases. V. Finished ground floorlevels of properties are a minimum of 300mm above expected flood levels of all sources of flooding (including water levels within the drainage network). VI. Details of how all surface water management features to be designed in accordance with The SuDS Manual (CIRIA C697, 2007), or the updated The SuDSManual (CIRIA C753, 2015), including appropriate treatment stages for water quality prior to discharge. VII. A maintenance and management plan detailing the activities required and details of who will adopt and maintain the all the surface water drainage features for the lifetime of the development quality prior to discharge. VII. A maintenance and management plan detailing the activities required and details of who will adopt and maintain the all the surface water drainage features for the lifetime of the development The reason for the condition: To prevent flooding in accordance with National Planning Policy Framework paragraph 103 and 109 by ensuring the satisfactory management of local sources of flooding surface water flow paths, storage and disposal of surface water from the site in a range of rainfall events and ensuring the surface water drainage system operates as designed for the lifetime of the development.
38.Foul Water drainage from the development shall connect to the existing manhole Anglian Water Manhole 7400 in via the new on-site pumping station in accordance with the details in the Drainage Strategy submitted with the application RLC Ref 151165 Addendix H unless otherwise agreed in writing by the local planning authority. The reason for the condition is :-In accordance with the agreed details.
39.A) No development shall take place until an archaeological written scheme of investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and 1) The programme and methodology of site investigation and recording, 2) The programme for post investigation assessment, 3) Provision to be made for analysis of the site investigation and recording, 4) Provision to be made for publication and dissemination of the analysis and records of the site investigation, 5) Provision to be made for archive deposition of the analysis and records of the site investigation and 6) Nomination of a competent person or persons/organization to undertake the works set out within the written scheme of investigation. B) No development shall take place other than in accordance with the written scheme of investigation approved under condition (A). C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the archaeological written scheme of investigation approved under condition (A) and the provision to be made for analysis, publication and dissemination of results and archive deposition has been secured. The reason for the condition is :-Required in accordance with National Planning Policy Framework para. 135.
40.No dwellings/buildings hereby permitted in outline shall be occupied until an acoustic report with an acoustic design and protection scheme for dwellings and gardens, has been approved in writing and implemented to the satisfaction of the Local Planning Authority. Reason for the condition In the interests of the amenities of the locality
41.Construction work shall not take place outside the following hours 0800 hours to 1800 hours Monday to Friday 0830 hours to 1330 hours Saturdays No work on Sundays or Bank Holidays. The reason for the condition is :- To protect the residential amenity of the nearby residential properties.
42.No works shall commence on site until such time as details of the slab levels of the dwellings in relation to existing ground levels and dwelling have been submitted to and approved by the Local Planning Authority. The reason for the condition is:- To ensure that the development takes place in the manner contemplated by the Local Planning Authority and to retain control over any significant changes in levels within the site.
43.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any order superceeding that order, no overhead electricity or service lines shall be erected or placed above ground on the site without the prior written consent of the local planning authority. The reason for the condition is:- To protect the visual amenity of the area.
44.No development shall commence until details of the proposed arrangements for future management and maintenance of the proposed streets within the development have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority.(The streets shall thereafter be maintained in accordance with the approved management and maintenance details until such time as an agreement has been entered into under Section 38 of the Highways Act 1980 or a Private Management and Maintenance Company) The reason for the condition is :- To ensure satisfactory development of the site and to ensure estate roads are managed and maintained thereafter to a suitable and safe standard.
45.Prior to the first occupation of any dwelling a scheme of planting and landscaping shall be submitted for the approval of the Local Planning Authority and the planting of trees and shrubs shall be carried out in accordance with the scheme as approved within one year of the approval. Any trees and shrubs so planted which dies within 5 years shall be replaced within one year by the applicants or their successors in title. The reason for the condition is:- To enhance the visual amenities of the locality.
46.STATEMENT OF POSITIVE ENGAGEMENT: In dealing with this application Great Yarmouth Borough Council has actively sought to work with the applicant in a positive and proactive manner, in accordance with paragraphs 186 and 187 of the NPPF.
47.NOTES - Please read the following notes carefully:- ¿Anglian Water has assets close to or crossing this site or there are assets subject to an adoption agreement. Therefore the site layout should take this into account and accommodate those assets within either prospectively adoptable highways or public open space. If this is not practicable then the sewers will need to be diverted at the developers cost under Section 185 of the Water Industry Act 1991. or, in the case of apparatus under an adoption agreement, liaise with the owners of the apparatus. It should be noted that the diversion works should normally be completed before development can commence.¿ Inf. 1 It is an OFFENCE to carry out any works within the Public Highway, which includes a Public Right of Way, without the permission of the Highway Authority. This development involves work to the public highway that can only be undertaken within the scope of a Legal Agreement between the Applicant and the County Council. Please note that it is the Applicant¿s responsibility to ensure that, in addition to planning permission, any necessary Agreements under the Highways Act 1980 are also obtained. Advice on this matter can be obtained from the County Council¿s Highways Development Management Group based at County Hall in Norwich. Public Utility apparatus may be affected by this proposal. Contact the appropriate utility service to reach agreement on any necessary alterations, which have to be carried out at the expense of the developer. If required, street furniture will need to be repositioned at the Applicants own expense. Inf. 6 This development involves a Travel Plan to be implemented within the scope of a Legal Agreement between the Applicant and the County Council. Please note that it is the Applicants¿ responsibility to ensure that, in addition to planning permission, any necessary Agreements under the Town and Country Planning Act 1990 or Highways Act 1980 are also obtained. Advice on this matter can be obtained from the County Council¿s Highways Development Management Group based at County Hall in Norwich. Commuted Sum for Travel Plans The Highways Authority levies a charge to cover the on-going costs of reviewing and monitoring a Travel Plan annually. The Highways Authority also requires a Bond to ensure that the Travel Plan targets are met. Both the Bond and the monitoring charge are secured by a Section 106 Legal Agreement. This is in addition to the sum payable for Planning Obligations covering infrastructure, services and amenities requirements. For residential development, Norfolk County Council offers a fully inclusive package covering the writing, implementation, on-going management and annual monitoring of a Travel Plan for 5 years post completion of the development. Up to date costs can be obtained by contacting AtoBetter@norfolk.gov.uk. Developers are expected to enter into a Section 106 Agreement to secure the necessary funding before planning permission is granted.