Great Yarmouth Borough Council Portal
No.Condition Text
1.Policy CS1 of the Core Strategy, in accordance with paragraph 78 of the National Planning Policy Framework, 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 stops are approximately 0.8km in Hopton having to cross the Dual Carriageway A47, or 1.9 Kilometres to the North at Sidegate Road and the A47 Roundabout, there are no footpaths on this section of Hall 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 and paragraph 78 of the National Planning Policy Framework in that it would be an unsustainable form of development that would not provide easy access to jobs, shops and community facilities.
2.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 78 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, and paragraph 79 seeks to avoid isolated houses in the countryside. The site is remote from the main village of Hopton (Approximately 1.0km) and is separated from this settlement by the A47 Trunk Road, and is even further to the edge of Gorleston (Approximately 1.8km), 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. The proposal is not considered to meet any of the other criteria of paragraph 79 of the NPPF that could otherwise justify this development. No evidence has been put forward in support of the application that will satisfy the requirements of the above noted local and national planning policy, the objective of which is to prevent unjustified development in the countryside. The proposed erection of a dwelling in this location is contrary to saved Policy HOU10 of the Borough-Wide Local Plan and paragraphs 78 and 79 of the NPPF.
3.The erection of a dwelling with associated curtilage in this location would unacceptably urbanise the character of the area which would be significantly detrimental to the open countryside and the setting of the nearby listed building. The setting of the listed building would be harmed by the erection of a dwelling which, contrary to paragraph 124 of the National Planning Policy Framework, is of poor design with no effort made to reflect the character of the area by design or location. The proposed dwelling would, by virtue of location and excessive curtilage, detract from the open setting of the area and with specific reference the setting of the listed building. By developing to the west of the listed building the character would be irreversibly changed which is compounded by the access to the south which would enclose the setting of the listed building on three sides. This assessment is made taking not that the access is existing but is part of the listed building setting and not a subdivision of the land.
4.No assessment has been submitted assessing the potential impact of the development on designated Natura 2000 sites as required under the Habitat Regulations 2017. Screening the application as the Competent Authority it is assessed that in the absence of this information a direct and/or cumulative significant effect on Natura 2000 sites cannot be ruled out and as such the application cannot be approved.
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.