Great Yarmouth Borough Council Portal
No.Condition Text
1.Application for approval of reserved matters must be made not later than the expiration of two years beginning with the date of this permission and the development 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.
2.No development whatsoever shall take place until full details of the design, layout, scale, 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 and the development shall be carried out strictly in accordance with such approved details. The reason for the condition is:- Such details have not been submitted as part of this application.
3.The residential development hereby granted planning permission shall be wholly located with and limited to the land outlined in red, totalling 6.2 hectares, in accordance with the site area plan received by the Local Planning Authority on the 8th July 2016 reference drawing no. 2016-153-001 Revision A site area plan and for a maximum of 144 dwellings. The reason for the condition is:- For the avoidance of doubt and in accordance with the application details.
4.No works shall commence on the site until such time as detailed plans of the roads, footways, cycleways and foul and surface water drainage strategy for the development hereby approved have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority and Anglian Water. All works shall be carried out in accordance with the approved plans in accordance with a phasing scheme to be agreed with the Local Planning Authority. 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, foul and surface water sewers otherwise than in accordance with the specifications agreed by the Local Planning Authority in consultation with the Highway Authority. The reason for the condition is:- To ensure satisfactory development of the site and to ensure estate roads are constructed to a standard suitable for adoption as public highway.
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 is:- To ensure satisfactory development of the site.
7.Prior to the commencement of any works on site a Construction Traffic Management Plan, to incorporate details of on-site parking for construction workers, access arrangements for delivery vehicles and temporary wheel washing facilities for the duration of the construction period shall be submitted to and approved in writing with the Local Planning Authority in consultation with Norfolk County Council Highway Authority. The temporary wheel washing facilities shall be utilised by all construction traffic prior to exiting the site. The reason for the condition is:- In the interests of maintaining highway efficiency and safety.
8.For the duration of the construction period all traffic associated with the construction of the development will comply with the Construction Traffic Management Plan unless otherwise approved in writing with 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.
9.Notwithstanding the details indicated on the submitted drawings no works shall commence on site unless otherwise agreed in writing until a detailed scheme for the off-site highway improvement works have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The off-site highway works will comprise: 1. The construction of a compact roundabout and associated footway/cycleway as indicated in drawing 1663-GA03-172-1. 2. 2 No. New bus stops and associated works on Repps Road The reason for the condition is:- To ensure that the highway improvement works are designed to an appropriate standard in the interest of highway safety and to protect the environment of the local highway corridor.
10.Prior to the first occupation of the development hereby permitted the off-site highway improvement works referred to in condition 9 of this permission shall be completed to the written satisfaction of the Local Planning Authority in consultation with the Highway Authority. The reason for the condition is:- To ensure that the highway network is adequate to cater for the development proposed.
11.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. and, B) No development shall take place other than in accordance with the written scheme of investigation approved under part A) of this condition. and, 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 part A) of this condition 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:- In order to comply with paragraph 141 of the National Planning Policy Framework.
12.No development shall occur outside of the following hours: 07:30 - 18:00 Monday to Friday 08:00 - 13:30 Saturdays No work on Sundays or Bank Holidays The reason for the condition is:- To protect the amenities of nearby residential dwellings and businesses.
13.A phase 2 site investigation report and risk assessment is to be conducted by a suitably qualified person to the satisfaction of the Local Planning Authority in consultation with the Environmental Services Group Manager. The site investigation shall assess the nature and extent of any contamination on the site, whether or not it originates on the site. The written reports shall include: (i) a survey of the extent, scale and nature of contamination (including asbestos); (ii) an assessment of the potential risks to: a) human health, b) property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, c) adjoining land, d) groundwaters and surface waters, e) ecological systems, (iii) an appraisal of remedial options if required, If the Phase 2 Site investigation report determines that the ground contains contaminants at unacceptable levels then the applicant is to submit a written strategy detailing how the site is to be remediated to a standard suitable for its proposed end use to the Local Planning Authority in consultation with Environmental Services. The remediation is to be carried out in accordance with the approved strategy prior to the occupation of the development hereby approved. The reason for the condition is:- 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.
14.No development shall take place until a surface water management strategy has been submitted to and approved in writing by the Local Planning Authority. The surface water strategy shall not increase surface water discharge rates from the site beyond the greenfield rates. The drainage shall be constructed in accordance with the approved details prior to the first occupation of the development hereby approved unless otherwise agreed in writing with the Local Planning Authority. The reason for the condition is:- To prevent environmental amenity problems arising from flooding.
15.Prior to the commencement of the development hereby approved site levels, including a cross section of the site showing land levels as existing and as proposed shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved plans. The reason for the condition is:- In order to retain control over any significant changes in levels within the site.
16.No works shall commence for the construction of the dwellings until such time as details of the slab levels of the dwellings in relation to the proposed ground levels on site and existing levels at the land immediately adjacent the site have been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved plans. The reason for the condition is:- In the interests of the residential amenities of the occupiers of the adjacent properties.
17.No work above ground level shall commence until the exact type and colour of the materials to be used in construction of the external surfaces of the dwellings and hard landscaping including private driveways and surfaces have been submitted to and approved by the Local Planning Authority and all works shall be carried out in accordance with such details as may be agreed. The reason for the condition is:- In the interests of the visual amenities of the area as precise details of the materials have not been submitted.
18.Prior to the importation of any soil to the site the amount and source of topsoil shall be submitted to and approved by the Local Planning Authority. The topsoil shall be demonstrably clean and from a certified source. Only topsoil approved by the Local Planning Authority shall be imported onto the site. The reason for the condition is:- To ensure an adequate form of development.
19.All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out within 9 months of the occupation of the dwelling on any plot to which the planting seeding or turfing relates. Any planting seeding or turfing comprised in the approved details of landscaping that do not relate to a dwelling shall be carried out prior to the occupation of the 100th dwelling hereby approved. Any trees or plants which, within a period of 5 years from the occupation of the final dwelling of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. The reason for the condition is:- In the interests of the visual amenities of the locality.
20.No work above ground level shall commence until the full details of the height and materials of all boundary treatments, including any means of enclosure between the dwellings and the highway/driveway onto which they front shall be submitted for the approval, in writing, of the Local Planning Authority and no dwelling shall be first occupied until that means of enclosure has been provided in accordance with the approved details. The reason for the condition is:- In the interests of the visual amenities of the area.
21.No more than 46 properties shall have access to or egress from the site from Rising Way. All other dwellings shall be accessed from the access point identified on the revised plan received by the Local Planning Authority on the 6th January 2017 reference drawing no. 2016-153-009 'Indicative overall masterplan' 'access layout'. No other vehicular accesses may be formed to the site without the written consent of the Local Planning Authority. The reason for the condition is:- To ensure that the accesses for the development are provided in the manner applied for.
22.No dwelling hereby approved shall be occupied until the roundabout approved under application 06/16/0811/F has been constructed to the satisfaction of the Local Planning Authority in consultation with the Highways Authority and this has been confirmed in writing. The reason for the condition is:- To ensure a satisfactory access to the site is provided.
23.No more than 98 dwellings shall be accessed from the new access at the western boundary of the site in accordance with the revised plan received by the Local Planning Authority on the 6th January 2017 reference drawing no. 2016-153-009 'Indicative overall masterplan' 'access layout'. The reason for the condition is:- For the avoidance of doubt.
24.The access shown to Merriman Road shall be a pedestrian access only and shall not be utilised as access or egress for vehicles in accordance with the revised plan received by the Local Planning Authority on the 6th January 2017 reference drawing no. 2016-153-009 'Indicative overall masterplan' 'access layout'. The reason for the condition is:- For the avoidance of doubt.
25.Prior to commencement of development, in accordance with the submitted Flood Risk Assessment (BLI Consulting Engineers Flood Risk Assessment Job no. BLI.2016.03 Date: June 2016 Version 2) 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 completed prior to the first occupation of the development. The scheme shall address the following matters: I. Provision of surface water attenuation storage, 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. II. Detailed designs, modelling calculations and plans 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. c) Event of a 1-year storm demonstrating that there is no surcharging of the network. III. Details of how all surface water management features to be designed in accordance with The SuDS Manual (CIRIA C697, 2007), or the updated SuDS Manual (CIRIA C753, 2015), including appropriate treatment stages for water quality prior to discharge. IV. A maintenance and management plan detailing the activities required and details of who will adopt and maintain all the surface water drainage features for the lifetime of the development. V. The run off rate shall not increase the surface water discharge rate or volume from the site beyond the greenfield rates in accordance with submitted details (BLI Consulting Engineers Flood Risk Assessment Job no. BLI.2016.03 Date: June 2016 Version 2 at 6.21). The reason for the condition is:- To ensure the satisfactory management of 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.
26.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. Street lighting is a concurrent power of the County, District and Parish Councils. However, it is the County Council after consultation with the Local Lighting Authority (District or Parish Council) who decides whether street lighting is required on proposed public highways. Norfolk County Council will challenge any automatic assumption that street lighting needs to be provided on part or all of the new development. In this case the programme of archaeological mitigatory work will commence with informative trial trenching to determine the scope and extent of any further mitigatory work that may be required (e.g. preservation by design, archaeological excavation or monitoring of groundworks during construction). A brief for the archaeological work can be obtained from Norfolk County Council Historic Environment Service. We advise that the trial trenching is carried out at an early stage in the preparation of the reserved matters details so that the results can be fully considered in the design process.
27.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.
28.REASON FOR APPROVAL OF THE APPLICATION :- The proposal meets the criteria set out in Policy CS2 of the Great Yarmouth Core Strategy.
29.NOTES - Please read the following notes carefully:- THIS PERMISSION IS SUBJECT TO AND SHOULD BE READ IN CONJUNCTION WITH AN AGREEMENT DATED THE 19th FEBRUARY 2018 MADE PURSUANT TO SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT.