Great Yarmouth Borough Council Portal
No.Condition Text
1.The site is located within an area safeguarded for employment and proposes the change of use away from an employment use to a non employment, residential use (Class C3). No marketing evidence has been provided to demonstrate that the change of use is commercially justified, insofar as the site being marketed at an appropriate price for at least 18 months or that the employment use of the unit is not sequentially viable. The application is therefore contrary to adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS06.
2.The application is not supported by sufficient detail to determine what the areas indicated on the plan at 'storage' and 'private storage' will be used for and what flats they would relate to. There is a concern that storage unrelated to the flats could give rise to additional levels of noise and disturbances which would be detrimental to the amenity of residents. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policy A1. These are consistent with paragraph 135 of the NPPF which seeks to ensure development will function well and have a high standard of amenity for future users.
3.The compromised layout, along with the lack of any private outdoor amenity space would create an oppressive and unwelcoming living environment for future residents. The proposal therefore would fail to provide sufficient amenity for future occupants. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policy A1. These are consistent with paragraph 135 of the NPPF which seeks to ensure development will function well and have a high standard of amenity for future users.
4.The application site is located within a safeguarded employment area and is in close proximity to a number of industrial and noise generating uses. There has been no information submitted to evidence that the required noise standards could be achieved or if any mitigation measures are required to achieve this in order to provide suitable living conditions without harm to residential amenity. In the absence of a Noise Impact Assessment, the proposal fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policies A1 and E6.
5.The application site is located within a safeguarded employment area and the application site is adjacent to present/historic works and a garage, opposite other works, and the building and site itself may have had possible historic contaminative uses. No information has been submitted in support of this application to demonstrate that the site is free from contamination and suitable for residential use. In the absence of a Phase 1 Contamination Report, the proposal fails to comply with the d Great Yarmouth Local Plan Part 2 (2021) Policy E6.
6.The application site is located within the Orange 400m to 2.5km Indicative Habitat Impact Zone and the application is not supported by an up-to-date shadow template Habitats Regulations Assessment nor the required £210.84 per dwelling GIRAMS contribution, which are both necessary for the purposes of satisfying the Council's duty to avoid impacts on internationally protected site through the use of the Green Infrastructure Recreational Avoidance Mitigation Strategy (GIRAMS). As such the Local Planning Authority and the Council as Competent Authority under the Habitats Regulations cannot fully assess the additional impact, in terms of indirect and direct impacts upon the internationally-designated sites within the Borough, without satisfaction that the required mitigation would be provided. As a result, the application is contrary to the adopted Great Yarmouth Core Strategy (2015) Policy CS11 and the adopted Great Yarmouth Local Plan Part 2 Policies GSP5 and GSP8 (2021) which seek to avoid or mitigate the cumulative potential adverse impacts to designated sites arising from development.
7.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.