| 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, saved 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.
Paragraph 55 of the National Planning Policy Framework (NPPF) 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. The site is remote from the main village of Hopton (Approximately 1.5km) and is separated from this settlement by the A47 Trunk Road, and is closer to the edge of Gorleston (Approximately 800m), however there are no footpaths or bus routes linking the site to either village. It is therefore considered that a new house in this location 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.
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 this dwelling within the curtilage of an existing dwelling in the countryside is therefore contrary to saved Policy HOU10 of the Borough-Wide Local Plan and the aims of paragraph 55 of the NPPF. |
| 2. | Policy CS1 of the Core Strategy states that the Council will look favourably towards new development that succesfully contributes to sustainable growth, criterion a) seeks to ensure that new development is of a scale and location that complements the character and supports the function of individual settlements, criterion e) of the Policy states that new development should provide safe accessible places that promote healthy lifestyles and provide easy access for all to jobs, shops and community facilities by walking, cycling and public transport. Policy CS2 of the Core Strategy states that growth within the Borough must be delivered in a sustainable manner by balancing the delivery of new homes with new jobs and service provision creating resilient self-contained communities and reducing the need to travel.
There are no bus services running past the site and the nearest regular bus stop is approximately 1.1 Kilometres to the North at Sidegate Road and the A47 Roundabout, there are no footpaths on this section of Sidegate Road and there are no suitable pedestrian or cycle links to schools or the nearest facilities from this site. It is therefore considered that the proposal is contrary to the aims of Policies CS1 and CS2 in that it would be an unsustainable form of development that would not provide easy access to jobs, shops and community facilities. |
| 3. | As far as can be determined from the submitted plans, the Applicant does not appear to control sufficient land to provide adequate visibility at the site access. The proposed development would therefore be detrimental to highway safety. Contrary to Adopted policy CS16 of Great Yarmouth Local Plan - Core Strategy (2015). |
| 4. | Insufficient information has been submitted within the application to fully determine the proposed scale of the dwelling as no elevation drawings have been submitted. However considering the layout has shown a building with a footprint of more than double that of the host dwelling, and the juxtaposed nature of a large bungalow alongside a tall block of terraced houses in an otherwise open rural setting would be to the detriment of the streetscene and wider landscape setting. As such the proposal is considered to be contrary to adopted Policy CS9 (parts A and G) and CS11 (part E) of the Great Yarmouth Core Strategy (2015). |
| 5. | 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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