| No. | Condition Text |
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| 1. | The proposed development would form an isolated spike of urban intrusion into an area defined within the Core Strategy as a strategic gap which is contrary to policy CS11 of the adopted Core Strategy. The coalescence of Hopton and Gorleston should be avoided in accordance with the Core Strategy as this land forms a strategic gap between settlement and therefore the development is contrary to the aims of policy CS11 i). |
| 2. | Policy CS9 of the adopted Core Strategy states that the amenities of future residents of a proposed development should be protected from adverse impact such as noise. The inability to mitigate the noise levels at the proposed development from the adjoining road would have significantly detrimental impacts on the living conditions of future occupants and as such the development is contrary to policy CS9 f) of the adopted Core Strategy. One of the core principles of the National Planning Policy Framework is to seek to secure a good standard or amenity for all future occupants of land and buildings, by being unable to adequately mitigate the noise levels to the acceptable standard the development is contrary to paragraph 17 of the National Planning Policy Framework. |
| 3. | The instillation of an acoustic fence would, in this location, have a significant adverse impact on the character of the area and is contrary to policy CS9 of the Core Strategy. The loss of a considerable number of trees from the site would harm the character of the area diminishing the distinctive natural environment contrary to policy CS9 a) of the Core Strategy. The loss of trees and the erection of an acoustic fence in this location, which is exacerbated by the increase in land levels in relation to the public highway erodes the distinctive character of the area contrary to policy CS9 of the adopted Core Strategy and paragraph 58 of the National Planning Policy Framework. |
| 4. | While it is accepted that the development would provide housing in a sustainable location the benefits of housing are significantly and demonstrably outweighed when assessed against the current Core Strategy and the National Planning Policy Framework by the significant adverse impacts upon the character of the area, the weight applied from the preferred site allocations and the substandard living conditions of potential future occupants. |
| 5. | STATEMENT OF POSITIVE ENGAGEMENT: 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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