Great Yarmouth Borough Council

No.	Condition Text
1.	Great Yarmouth Borough adopted Local Plan Policy CS16 "Improving Accessibility and Transport": seeks to make best use of existing transport infrastructure and promotion of sustainable forms of travel by directing development to locations towards the most sustainable locations. In part the policy seeks to ensure that that new development does not have an adverse impact on the safety and efficiency of the local road network for all users. In this case the proposal would lead to an intensification in the use of an access onto the A143 Beccles Road, which is a busy traffic main distributor route well used by pedestrians and cyclists traveling to schools and local services. Intensification would cause undue interference with the safety and free flow of traffic on this important traffic route. The intensified use of the access would increase the vehicular movements to and from the properties leading to conflict between vehicles and pedestrians and causing interference with the passage of through vehicles being detrimental to highway safety and contrary to Core Policy CS16
2.	Great Yarmouth Borough adopted Local Plan Policy CS1 - "Focusing on a sustainable future" seeks to create sustainable communities where growth is of a scale and in a location that complements the character and supports the function of individual settlements. This is a minor development within an established settlement. Bradwell is defined as a Key Service Centre where 30% of new borough wide development is anticipated to be provided in the development plan period to 2030. As a Key Service Centre, Bradwell is identified in the Core Strategy as a settlement with a range of services and opportunities for employment, retail and education. Centres serve a wider catchment area and contain good transport links. In this case the site is located on an A road having bus service and is within 500m of a range of shops and services including the Tesco Express supermarket and Lloyds Pharmacy. Amongst other facilities it is within walking distance of primary schools and the sixth form college. Policy CS3 - Addressing the borough's housing need states in subparagraph g) that the Council and partners will seek to promote design-led housing developments with layouts and densities that appropriately reflect the characteristics of the site and surrounding areas and make efficient use of land, in accordance with policy CS9 and CS12. Policy CS9 - "Encouraging well-designed, distinctive places": anticipates development that responds to the surroundings. In this case the proposal is for a group of single storey dwellings in a suburban context. Policy HOU17 of the Great Yarmouth South-West Area (Statutory) Local Plan states that new residential development generally comprising not more than 10 dwellings may be permitted within the settlement boundary of Bradwell where the following criteria should be met: (A) THE PROPOSAL WOULD NOT BE SIGNIFICANTLY DETRIMENTAL TO THE FORM, CHARACTER AND SETTING OF THE SETTLEMENT; (B) ALL PUBLIC UTILITIES ARE AVAILABLE INCLUDING FOUL OR SURFACE WATER DISPOSAL AND THERE ARE NO EXISTING CAPACITY CONSTRAINTS WHICH COULD PRECLUDE DEVELOPMENT OR IN THE CASE OF SURFACE WATER DRAINAGE, DISPOSAL CAN BE ACCEPTABLY ACHIEVED TO A WATERCOURSE OR BY MEANS OF SOAKAWAYS; (C) SUITABLE ACCESS ARRANGEMENTS CAN BE MADE; (D) AN ADEQUATE RANGE OF PUBLIC TRANSPORT, COMMUNITY, EDUCATION, OPEN SPACE/PLAY SPACE AND SOCIAL FACILITIES ARE AVAILABLE IN THE SETTLEMENT, OR WHERE SUCH FACILITIES ARE LACKING OR INADEQUATE, BUT ARE NECESSARILY REQUIRED TO BE PROVIDED OR IMPROVED AS A DIRECT CONSEQUENCE OF THE DEVELOPMENT, PROVISION OR IMPROVEMENT WILL BE AT A LEVEL DIRECTLY RELATED TO THE PROPOSAL AT THE DEVELOPER'S EXPENSE; AND, (E) THE PROPOSAL WOULD NOT BE SIGNIFICANTLY DETRIMENTAL TO THE RESIDENTIAL AMENITIES OF ADJOINING OCCUPIERS OR USERS OF LAND. In this case the proposal is considered to be contrary to policy CS3, CS9 and HOU7 as follows: The proposal is out of character by means of the higher density of the development in the context of adjoining residential property. Further while access arrangements can be made to the A143 Beccles Road, these are not considered to be suitable by means of the intensity of use and proliferation of accesses thereby increasing conflict with highway users in this location to the detriment of highway safety.
3.	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.