Great Yarmouth Borough Council Portal
No.Condition Text
1.The development must be begun not later than three years beginning with the date of this permission. The reason for the condition is :- The time limit condition is imposed in order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.The development shall be carried out in accordance with the plans, revised plans and additional information referenced as follows: Public access & footpaths plan P2016 - 57 D5 A, Figure locations P2016 - 57 D6 B, Public access and footpaths report P2017-57 R2 received by the Local Planning Authority on the 25th July 2018. House Type A 15.032 HT01 Revision B House Type B 15.032 HT02 Revision B House Type C 15.032 HT03 Revision B House Type D 15.032 HT04 Revision B House Type E 15.032 HT05 Revision B House Type F 15.032 HT06 Revision B House Type G 15.032 HT07 Revision B House Type H 15.032 HT08 Revision B House Type A1 15.032 HT09 Revision B House Type B1 15.032 HT10 Revision B House Type C1 15.032 HT11 Revision B House Type D1 15.032 HT12 Revision C House Type H - Barn conversion Typical Section 15.032 HT13 Revision A House Type D2 15.032 HT14 Revision A Accommodation Schedule 15.032 Proposed Byway Plan 15.032 100 Revision F Proposed Movement Strategy 15.032 012 Revision H Proposed Open Space and Development Strategy 15.032 013 Revision H Proposed Master Plan 15.032 010 Revision T Proposed Mix of Use 15.032 011 Revision H Flood Risk and Drainage Strategy JJ/CC/P16-1156/01 Revision B Received on the 18th July 2018. All windows marked on the approved plans to be obscure glazed shall be obscure glazed prior to occupation of the dwelling and shall remain obscure glazed in perpetuity. Ecological Assessment 2016-57 R1 Addendum to Planning Statement December 2017 Certificate D Amended Application Form December 2017 Bat Roosting Areas and Activity Survey Summary P2016 - 57 D4 Revision A Habitat Survey P2016 - 57 D1 Ecological Assessment - Physical P2016 - 57 D2 Ecological Assessment - Physical P2016 - 57 D3 Topographical Survey Sheet 1 of 1 RS-1178-01 Measured Building Survey - Barn Ground Floor Plan RS-1178-02 Measured Building Survey - Elevations RS-1178-07 Elevation Layout - Sheet 1 of 1 RS-1178-08 Location Plan 15.032 001 Revision B The materials shown on the approved plan are marked as indicative; if materials other than those shown are proposed prior to use of such materials details shall be submitted to and approved by the Local Planning Authority. The reason for the condition is :- For the avoidance of doubt.
3.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. The reason for the condition is :- In accordance with National Planning Policy Framework paragraphs 188 and 199.
4.No development shall take place other than in accordance with the written scheme of investigation approved under condition 3 of this planning permission. The reason for the condition is:- In accordance with National Planning Policy Framework paragraphs 188 and 199.
5.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 3 of this planning permission 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 accordance with National Planning Policy Framework paragraphs 188 and 199.
6.Excluding approved demolition works 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.
7.Prior to the occupation of the final dwelling all works shall be carried out on roads, footways, street lighting, foul and surface water sewers in accordance with the approved specification to the satisfaction of the Local Planning 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.
8.Before any dwelling is first occupied the road(s) and footway(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. The reason for the condition is :- To ensure that surface water is drained satisfactorily from the site.
9.Prior to the first occupation of the development hereby permitted visibility splays measuring 2.4 x 59 metres shall be provided to each side of all vehicular accesses where they meet Somerton Road and White Street. The splay(s) shall thereafter be maintained at all times free from any obstruction exceeding 0.225 metres above the level of the adjacent highway carriageway. The reason for the condition is :- In the interests of highway safety and traffic movement.
10.Excluding approved demolition works, 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 parked vehicles do not adversely affecting highway users.
11.Excluding approved demolition works, no works shall commence on site until such time as the appropriate stopping Up / diversion Order to remove all highway rights subsisting in the highway land / Byway Open to All Traffic indicated on drawing 15.032-100 rev F has been granted and all highway rights have been successfully removed. The reason for the condition is :- To ensure a satisfactory form of development.
12.Excluding approved demolition works, prior to commencement of development, in accordance with the submitted (Create Consulting Engineers, Flood Risk Assessment and Drainage Strategy; Ref: JJ/CC/P16- 1156/01 Revision B, May 2017), detailed designs of a surface water drainage scheme incorporating the following measures shall be submitted to and agreed with the Local Planning Authority. The approved scheme will be implemented prior to the first occupation of the development. The scheme shall address the following matters: I. The location of the soakaways will be at the depths and locations at which infiltration testing is shown to be viable. These should be at least 1.2m above groundwater levels. II. 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% annual probability rainfall event including allowances for climate change. III. Detailed designs, modelling calculations and plans of the of the drainage conveyance network in the: · 3.33% annual probability critical rainfall event to show no above ground flooding on any part of the site. · 1% annual probability 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% annual probability rainfall event. V. Finished ground floor levels of properties are a minimum of 300mm and/or 600mm above expected flood levels of all sources of flooding as detailed within the revised FRA. 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 Manual (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. The reason for the condition is :- To prevent flooding in accordance with National Planning Policy Framework paragraph 163,165 and 170 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 SuDS proposed operates as designed for the lifetime of the development.
13.Excluding approved demolition works, prior to the commencement of the development details of the location of the fire hydrant to be erected on site shall be submitted to and approved by the Local Planning Authority in consultation with Norfolk County Council Fire Service. The reason for the condition is :- To ensure adequate fire protection measures are installed on site.
14.The fire hydrant shall be installed and connected in accordance with the approved details prior to the occupation of any of the dwellings hereby approved. The reason for the condition is :- To ensure adequate fire protection measures are installed on site.
15.Prior to the commencement of development, site clearance, demolition or any work to any trees a European Protected Species Licence shall be applied for and granted by Natural England. The reason for the condition is :- To ensure that the development hereby approved does not cause harm to species or habitat protected under Wildlife and Countryside Act (1981) (as amended) or Conservation of Habitats and Species Regulations (2017) (as amended).
16.Chemicals that are used to treat the timber within the thatched barn hereby approved to be converted to two dwellings shall be taken from Natural Englands approved list as submitted in support of the application at Appendix E of the Ecological Assessment. The treatment shall be applied by painting and not sprayed. The reason for the condition is :- To ensure that the development hereby approved does not cause harm to a species protected under Wildlife and Countryside Act (1981) (as amended)
17.Excluding approved demolition works, prior to the commencement of the development details of the siting of: 9 Kent Bat Boxes and 15no Schweglar bat tubes Shall be submitted to and approved by the Local Planning Authority. These shall be erected in accordance with the approved details prior to commencement of the development. The Schweglar bat tubes will be incorporated into the gable walls of the new houses. These boxes fit into the cavities wall with only a letter box type slot shown. The Kent Bat Boxes will be erected on three of the retained trees close to the site entrance, three to a tree, one facing north, one south-east and one south-west, at a height of 5-6 metres. These will be erected after any tree works to those particular trees but prior to any development works commencing. The boxes shall be retained in perpetuity and shall be replaced should they fail with an identical item in an identical location at as soon as practical or within 28 days of the failure unless otherwise agreed with the Local Planning Authority. For clarity failure includes removal by natural or other causes, destruction by natural or other causes or the box becoming unfit for purpose. The reason for the condition is :- To ensure adequate mitigation and protection is afforded protected species.
18.Prior to the occupation of any part of the development the 2 no. Schweglar 1FFh shall be erected, one on each gable elevation of the thatched barn. These shall be retained in perpetuity and shall be replaced should they fail with an identical item in an identical location at as soon as practical or within 28 days of the failure unless otherwise agreed with the Local Planning Authority. For clarity failure includes removal by natural or other causes, destruction by natural or other causes or the box becoming unfit for purpose. The reason for the condition is :- To ensure adequate mitigation and protection is afforded protected species.
19.Excluding approved demolition works, prior to the commencement of the development details of a pole mounted barn owl box along the eastern edge of the development shall be submitted to and approved by the Local Planning Authority. The box shall be erected in accordance with the approved details prior to the first occupation of the development. The box shall be retained in perpetuity and shall be replaced should they fail with an identical item in an identical location at as soon as practical or within 28 days of the failure unless otherwise agreed with the Local Planning Authority. For clarity failure includes removal by natural or other causes, destruction by natural or other causes or the box becoming unfit for purpose. The reason for the condition is :- To enhance the ecological offering of the site.
20.Prior to the commencement of works on site the site shall be investigated for the presence of Japanese Knotweed and the results shall be submitted to and approved by the Local Planning Authority. Should Japanese knotweed be found to be present on site details of remediation works and verification of remediation works shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development hereby approved. The reason for the condition is:- To ensure that Japanese knotweed which was present on the site previously has been eradicated. This must happen prior to the commencement of development to ensure that there is no spread of the plant.
21.Excluding approved demolition works, prior to the commencement of the development details of the type and siting of: 10 common swift boxes 10 house sparrow boxes 10 starling boxes And details of the type siting and number of Schweglar hole nesting bird boxes and artificial roosting site(s) for swallows , to be erected within retained trees in the public open space and within the development respectively. Shall be submitted to and agreed by the Local Planning Authority. The boxes shall be erected in accordance with the details submitted prior to the occupation of the development. The boxes shall be retained in perpetuity and shall be replaced should they fail with an identical item in an identical location at as soon as practical or within 28 days of the failure unless otherwise agreed with the Local Planning Authority. For clarity failure includes removal by natural or other causes, destruction by natural or other causes or the box becoming unfit for purpose. The reason for the condition is :- To enhance the ecological offering in accordance with the applicant submitted details.
22.Prior to the commencement of the development hereby approved details of the reptile habitat, to measure no less than 500m2 and reptile fencing shall be submitted to and approved by the Local Planning Authority. The habitat shall be provided and fenced in accordance with the approved details prior to the commencement of the development. The reason for the condition is :- To ensure that adequate habitat and protection is provided for reptiles with specific reference grass snakes.
23.Prior to the commencement of the development a scheme of trapping for grass snakes shall be submitted to and approved by the Local Planning Authority. All trapping shall be carried out in accordance with the approved details prior to the commencement of the development. Trapping is for grass snakes in particular but shall also remove any small mammals/amphibians for relocation to appropriate habitat. The reason for the condition is :- To ensure the adequate trapping in accordance with the submitted ecological assessment.
24.Prior to commencement of development the approved scheme for trapping grass snakes (which are protected from harm under the Wildlife and Countryside Act) shall be implemented. The reason for the condition is :- To ensure that they are provided with an adequate alternative habitat.
25.Following completion of the trapping, the habitat within the site will need to be carefully removed in the following manner. a. Any clearance of vegetation will be undertaken carefully, first cutting any woody vegetation down to a height of 150mm that should then be removed from the site. The site will then be searched before cutting vegetation down to 150mm. Any vegetation will be raked and removed from the site. After 3 days, the area will again be searched and cut vegetation removed from site. The site can then be cleared. Unless otherwise agreed, cutting should be undertaken in September when the reptiles are still active but outside the bird nesting season. At completion, the ecologist shall confirm that the site has been cleared and the works can continue. b. Any existing rubble and other potential places of rest shall be removed by hand so that animals can be re-located. Again, these should only be moved between September as above; c. All demolition waste relating to the bungalow will be placed either directly into a skip or lorry so that further rubble piles and therefore potential hibernation areas are not created - a strategy for the remainder of the site to be agreed with the ecologist and the Local Planning Authority before commencement.; d. No piles of loose sand or other granular materials into which amphibians could bury themselves should be left accessible around the site. All such materials should ideally be delivered in bags and kept in such bags until required for use. Bags should be stored on pallets. If it is essential to deliver loose materials, these should be only dug into by hand - alternatively, loose piles could be suitably fenced. e. No bonfires should be lit on site. If any bonfires are essential, they must be burnt on the same day that they are made; f. All trenches should be left covered at night. They must be checked in the morning before they are filled in. Trenches should be provided with a small mammal ladder to allow animals to escape. g. Any animals found should be moved onto into the new habitat associated with the proposed soakaway area. The reason for the condition is :- To ensure the adequate protection for animals that are resident on site.
26.Prior to the commencement of the conversion of the thatched barn the bat loft and openings, to the specifications and location of Appendix C of the Ecology Assessment, shall be erected in its entirety. The reason for the condition is :- To ensure adequate provision of bat roosting area is made available in accordance with the submitted details.
27.Only the trees identified within the Arboricultural Impact Assessment, Tree Protection Plan, Method Statement to be felled shall be felled. All tree protection measures as identified within the Arboricultural Impact Assessment, Tree Protection Plan, Method Statement and shown on plan reference 15.032 010 Rev.A (annotated with root protection areas) shall be implemented prior to the commencement of the development and shall remain in situ for the period defined within the above referenced submitted documents. The reason for the condition is:- The existing trees represent an important visual amenity which the Local Planning Authority consider should be substantially maintained.
28.Prior to the occupation of the 23rd dwelling the landscaping shall be carried out in accordance with the Landscaping Schedule and Landscape Management Plan and details shown on plan reference 15.032 010 Rev.A (referred to as Landscape Strategy Plan). For the avoidance of doubt the planting shall be in accordance with table 1 of the Landscaping Schedule and Landscape Management Plan which references, not exclusively, the planting of 126 trees of specified species. Any trees that die or become fatally diseased within five years of the final occupation of the site shall be replanted with a tree of similar maturity and of the same species. The reason for the condition is:- To ensure the planting that is proposed as part of the application is carried out.
29.Excluding approved demolition works, prior to the commencement of the development details of hard landscaping are to be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details. The reason for the condition is :- To ensure the provision of adequate hard landscaping.
30.Excluding approved demolition works, prior to commencement of the development a Phase 2 site investigation is to be carried out to the satisfaction of the Local Planning Authority in consultation with Environmental Services. If the Phase 2 site investigation determines that the ground contains contaminants at unacceptable levels then, prior to the commencement of the development, 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 satisfaction of Environmental Services. 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.
31.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 has been 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. 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.
32.Construction work shall not take place outside the following hours:- 07:30 to 18:00 Monday to Friday 08:30 to 13:30 Saturday and no work shall take place on Sundays or Bank Holidays. (These hours shall only apply to work generating noise that is audible at the boundary of the nearest noise sensitive property) The reason for the condition is :- In the interests of the residential amenities of the occupiers of nearby dwellings.
33.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting the order) no extensions shall be built or windows inserted into the walls or roof of the thatched barn (P45 and P45 as shown on plan reference 15.032 010 Rev T) other than those shown on the approved plan without the prior consent of the Local Planning Authority. Prior to the occupation of plots 24 and 25 as shown on plan reference 15.032 010 Rev T details of screening for the balconies at the western elevation shall be submitted to and approved by the Local Planning Authority. The screening shall be erected in accordance with the approved details prior to occupation and shall be retained in perpetuity. The reason for the condition is:- In the interests of the residential amenities of the occupiers of the adjacent property and to preserve the special character of the barn.
34.Prior to the occupation of any of the dwellings hereby approved the relocated foot path as shown on the approved plans, 15.032 010 Revision T, shall be made available for public use free from obstruction in perpetuity. The reason for the condition is :- To ensure the permeability is retained and that there is adequate re routing as opposed to loss of a public right of way.
35.Ground levels are to remain in accordance with the topographical survey received by the Local Planning Authority on the 15th June 2017. Excluding approved demolition works, prior to the commencement of the development slab levels shall be submitted to and approved by the Local Planning Authority. The development shall be built in accordance with the levels submitted. The reason for the condition is :- The pre commencement condition is required to ensure that the development is built in a way that is in keeping with the surrounding area and this is such an early stage requirement that the information submission cannot be delayed.
36.Notwithstanding the information submitted on the approved plans and within the design and access statement prior to the occupation of any of the dwellings hereby permitted details of all boundary treatments shall be submitted to and approved by the Local Planning Authority. The boundary treatments shall be erected in accordance with the submitted details prior to the occupation of the dwelling to which they relate or if they do not relate to a dwelling prior to the occupation of the 20th dwelling on site. The reason for the condition is :- To ensure adequate boundary treatments are provided for the new properties and to ensure that the height of boundary treatments provided adjacent to existing properties is sufficient to prevent loss of amenity. This is in relation to garden and public area boundary treatments.
37.Prior to the occupation of plots 24, 25 and 26 as shown on plan reference Proposed Master Plan 15.032 010 Revision T details of balcony screening to the western elevation shall be submitted to and approved by the Local Planning Authority. The screening shall be erected in accordance with the approved details prior to occupation of the dwellings and shall be retained in perpetuity. The reason for the condition is :- In the interest of the residential amenities of the nearby occupiers.
38.No dwelling shall be occupied until the noise insulation measures as identified within the acoustic report submitted in support of the application have been installed in accordance with the approved details. The reason for the condition is :- To ensure adequate noise protection measures are installed.
39.NOTES - Please read the following notes carefully:- This planning permission is subject to a s106 agreement dated the 15th February 2019.
40.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 applicant's expense.
41.The imposition of the above condition does not in any way infer that Norfolk County Council, as Local Highway Authority, will support a formal application for a Stopping Up Order to remove highway rights. In addition, statutory undertakers have a right to object to the granting of a Stopping Order, which may prevent this development from progressing in its current format.
42.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.
43.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. It is confirmed that this shadow HRA submitted by the applicant has been assessed as being suitable for the Borough Council as competent authority to use as the HRA record for the determination of the planning application, in accordance with the Conservation of Habitats and Species Regulations 2017. In this instance the Borough Council has considered there is no likely significant effect on protected habitats arising solely from the development itself; and the development would contribute to the overall in-combination significant adverse effect identified by the Habitats Regulations Assessment Report for the Local Plan Core Strategy, but this effect can be adequately mitigated by the Habitats Monitoring and Mitigation Strategy; and that Strategy requires a payment of £??? (£110 per each additional dwelling) towards the monitoring and mitigation provided through that Strategy.