Great Yarmouth Borough Council Portal
No.Condition Text
1.The development must be begun not later than three years beginning with the date of this permission. The reason for the condition is :- The time limit condition is imposed in order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.The development shall be carried out in accordance with the following plans and drawings: Site Location Plan ref: (19-113) 0001, received by the Local Planning Authority on 22 January 2021. Site Layout Plan: (19-113) 0202 rev F, received 27 July 2021. Whole Site Elevations: (19-113) 0214 rev B, received 27 July 2021. Plot 1 - Plans: (19-113) 0205 rev B, received 12 July 2021. Plot 1 - Elevations: (19-113) 0206 rev D, received 12 July 2021. Plot 2 - Plans: (19-113) 0207 rev A, received 12 July 2021. Plot 2 - Elevations: (19-113) 0208, received 22 January 2021. Plot 3 - Plans: (19-113) 0209 rev A, received 12 July 2021. Plot 1 - Elevations: (19-113) 0210 rev B, received 27 July 2021. Plot 4 - Plans: (19-113) 0211, received 22 January 2021. Plot 4 - Elevations: (19-113) 0212 rev A, received 12 July 2021. Cartshed - Plans and Elevations: (19-113) 0213 rev D, received 27 July 2021 The reason for the condition is :- For the avoidance of doubt.
3.(A) With the exception of works to stabilise the existing buildings, there shall be no commencement of the development hereby permitted until an Arboricultural Impact Assessment comprising Tree Survey, Tree Constraints Plan, Tree Protection Plan and Method Statement, has first been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be constructed in strict accordance with the details as approved, which shall remain in place for the full duration of the development. (B) During the course of all demolition and construction works, there shall be no storage or materials, no fires, no vehicle movements or excavations within the tree root protection areas or beneath the canopies of the trees within or adjoining the site unless specifically accounted for within the Tree Protection Plan and Method Statement required to be approved under part (A) of this condition. The reason for the condition is:- To ensure the continued protection of all trees within and adjoining the site, in the interests of maintaining visual amenity and biodiversity value.
4.(a) There shall be no commencement of the development hereby permitted until a Phase 1 contamination report has first been carried out to assess whether the land is likely to be contaminated, and submitted to and approved in writing by the Local Planning Authority. The report shall also include details of known previous uses and possible contamination arising from those uses. (b) If contamination is suspected to exist, a Phase 2 site investigation is to be carried out. If the Phase 2 site investigation determines that the ground contains contaminants are at unacceptable levels then the applicant is to submit a written strategy detailing how the site is to be remediated to a standard suitable for its proposed end-use. The details of the investigation and the proposed mitigation and remediation shall both be submitted to and approved in writing by the Local Planning Authority, before any commencement of development. (c) No dwellings hereby permitted shall be occupied until the remediation works agreed within the scheme have first been carried out to the satisfaction of the Local Planning Authority. The reason for the condition is :- To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
5.In the event that contamination that was not previously identified is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority. All development shall cease and shall not recommence until: 1) a report has been submitted and agreed in writing by the Local Planning Authority which includes results of an investigation and risk assessment together with proposed remediation scheme to deal with the risk identified; and, 2) the agreed remediation scheme has been carried out and a validation report demonstrating its effectiveness has been approved in writing by the Local Planning Authority. The reason for the condition is :- To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
6.No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping, including all means of enclosure and boundary treatments, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development. The reason for the condition is:- In the interests of the visual amenities of the locality.
7.Before the development is commenced a scheme of planting and landscaping shall be submitted for the approval of the Local Planning Authority and the planting of trees and shrubs shall be carried out in accordance with the scheme as approved, within the first planting season following approval of those details. There shall be no occupation of any dwelling until the landscaping associated with that dwelling has first been planted, protected and managed and maintained. Any trees and shrubs so planted which dies within 5 years shall be replaced within one year by the applicants or their successors in title. The reason for the condition is:- To enhance the visual amenities of the locality
8.No development shall take place within the site until the applicant, or their agents or successors in title, has secured the implementation of a programme of historic building recording which has first been submitted by the applicant,and approved in writing by the Local Planning Authority, and the hard copies of the approved report deposited with the Norfolk Historic Environment Record. Note: In this instance the programme of historic building recording will comprise a photographic survey of the structures for which a Brief is available from the Norfolk County Council Historic Environment Team. The reason for the condition is:- To fully record the building and its setting and curtilage in its unconverted state.
9.There shall be no commencement of development until a Biodiversity Mitigation and Enhancement Plan has first been submitted to and approved in writing by the Local Planning Authority. The Biodiversity Mitigation and Enhancement Plan shall include the numbers and locations of proposed bird and bat boxes, and habitat enhancements as detailed in section 8.5, 8.6 and 8.8 of the submitted Ecological Assessment including Bat Surveys report by Hopkins Ecology, dated 13 November 2020. The plan shall also include detailed design(s) and/or working method(s) , timetable of implementation, details of initial aftercare of the proposed mitigation and enhancement features. The measures shall be carried out strictly in accordance with the approved scheme and shall be retained as such thereafter. The reason for the condition is :- In the interests of mitigation and enhancement of ecology and protection of designated species.
10.All original external and internal historic features, part of the special character of the heritage asset (including buttresses, brickwork, joinery of historic importance, etc) should be preserved and protected from any damage throughout the works. Any damaged fabric should be repaired in a like for like manner with relevant matching materials and techniques. The reason for the condition is:- To ensure that regard is paid to protecting the special architectural and historic interest and integrity of the building under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990
11.With the exception of works to stabilise the existing buildings and the demolition of the existing cart shed on the highway frontage (as shown in Existing Site Layout Plan 19/113 0002), there shall be no commencement of the development hereby permitted until full details of the proposed interventions to the Listed Building (Barn 3 / Plot 3 as shown on existing and proposed site layout plans 0002 and 0202 rev F) have first been submitted to and approved in writing by the Local Planning Authority. The details to be submitted shall be supported by detailed drawings which emphasise all areas of the works which propose direct interference with historic fabric. Particular regard and detailed technical drawings shall be provided in respect of the following items: - Details of the mezzanine structure indicating materials and showing connection points with the existing fabric; - Details of integrated glazing within the existing openings (ventilation slits); - Details of new openings and proposed timber joinery (including window to north elevation, fenestration to west and east elevations); - Specifications of any materials used internally to floors, walls, ceilings and roof structure; and, - Specifications of the proposed estate railings as a boundary treatment. The development shall thereafter be undertaken in strict accordance with the details approved, which shall be retained as such thereafter. The reason for the condition is:- To ensure that regard is paid to protecting the character and appearance of the Listed Building and its curtilage.
12.With the exception of the demolition of the existing cart shed on the highway frontage (as shown in Existing Site Layout Plan 19/113 0002), there shall be no commencement of the development hereby permitted until plans and details for the proposed position, type and method of installation of all new services and related fixtures to be fixed to any part of the Listed Building (including rainwater goods, communications and information technology servicing), have first been specified and submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be undertaken in strict accordance with the details approved, which shall be retained as such thereafter. The reason for the condition is:- To ensure that the integrity of the Listed Building is protected and to ensure that the proposal will avoid causing harm to the character and appearance of the Listed building and its curtilage.
13.With the exception of works to stabilise the existing buildings and the demolition of the existing cart shed on the highway frontage (as shown in Existing Site Layout Plan 19/113 0002), there shall be no commencement of the development hereby permitted until details of all new windows and doors proposed to be installed to the curtilage buildings (Plots 1, 2 and 4 within site layout plan 0202-F) have first been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be undertaken in strict accordance with the details approved, which shall be retained as such thereafter. The reason for the condition is:- To ensure that regard is paid to protecting the character and appearance of the Listed Building and its curtilage.
14.With the exception of the demolition of the existing cart shed on the highway frontage (as shown in Existing Site Layout Plan 19/113 0002), and the associated recovery of the brick materials thereof, there shall be no commencement of the development hereby permitted until a specification of the materials for the proposed cart shed have first been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be undertaken in strict accordance with the details approved, which shall be retained as such thereafter. The reason for the condition is:- To ensure that the used materials are appropriate for the setting of the Listed Building.
15.All the new external and internal repair works to the retained fabric shall match the existing adjacent historic work with regard to the methods, materials, colour, texture and profile. Newly added brickwork should match the quality of the existing and should be laid in lime mortar. Any re-pointing should also be carried out in matching lime mortar. The reason for the condition is:- To ensure that the used materials and finishes are appropriate for the character and appearance of the Listed building.
16.During the works, if hidden historic features or archaeology are revealed they should be retained in-situ. Works shall be halted in the relevant area of the building and the Local Planning Authority should be notified immediately. Development in the same area of the building shall only re-commence when the Local Planning Authority has confirmed in writing that suitable measures for recording and / or preserving the historic features have been completed. The reason for the condition is:- To ensure that historic features are recorded and preserved as part of the special character of the Listed Building.
17.No dwelling shall not be occupied until the conversion work for that dwelling has been carried out entirely in accordance with the approved plans. The reason for the condition is:- In order to ensure a satisfactory standard of accommodation.
18.No storage shall take place on the car parking and manoeuvring area indicated on the approved plan. The reason for the condition is:- In order to ensure the retention and availability of the approved car parking areas.
19.There shall be no occupation of the development hereby permitted until the vehicular access indicated for improvement on Drawing No. 19/113/0202 Rev. F has first been upgraded/widened to a minimum width of 5.5m metres in accordance with the Norfolk County Council residential access construction specification for the first 5.0 metres as measured back from the near channel edge of the adjacent carriageway. Arrangement shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway. The reason for the condtion is:- To ensure construction of a satisfactory access and to avoid carriage of extraneous material or surface water from or onto the highway in the interests of highway safety and traffic movement.
20.Notwithstanding the provision of the Town and Country Planning (General Permitted Development) (England) Order (2015), (or any Order revoking, amending or re-enacting that Order) no gates/bollard/chain/other means of obstruction shall be erected across the approved access unless details have first been submitted to and approved in writing by the Local Planning Authority. The reason for the condition is:- In the interests of highway safety.
21.There shall be no occupation of the development hereby permitted until visibility splays have first been provided in full accordance with the details indicated on the approved plan (Drg No. 19/113/0202 Rev. F). The splays shall thereafter be maintained at all times free from any obstruction exceeding 1.05 metres above the level of the adjacent highway carriageway. The reason for the condition is:- In the interests of highway safety in accordance with the principles of the NPPF.
22.There shall be no occupation of the development hereby permitted until the proposed access, on-site car parking and turning areas have first been laid out, demarcated, levelled, surfaced and drained in accordance with the approved plan and retained thereafter available for that specific use. The reason for the condition is:- To ensure the permanent availability of the parking/manoeuvring areas, in the interests of satisfactory development and highway safety.
23.Notwithstanding the details indicated on the submitted drawings, no works above slab level shall commence on site unless otherwise agreed in writing until detailed drawings for the off-site highway improvement works as indicated on Drawing No.19/113/0202 Rev. F. have first been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be undertaken in accordance with the details as approved. The reason for the condition is:- To ensure that the highway improvement works are designed to an appropriate standard in the interest of highway safety and to protect the environment of the local highway corridor.
24.There shall be no occupation of the development hereby permitted until the off-site highway improvement works (including Public Rights of Way works) referred to in Condition 23 of this permission have first been completed to the written satisfaction of the Local Planning Authority. The reason for the condition is:- To ensure that the highway network is adequate to cater for the development proposed.
25.The existing trees on the site shall not be felled or damaged in any way without the prior approval in writing of the Local Planning Authority. NOTE to the developer and applicant: The trees along the south-west corner and south east boundary are protected by Tree Preservation Order No.4.2021 and an application for permission for works to the trees is required for any alterations thereof. The reason for the condition is:- The existing trees represent an important visual amenity which the Local Planning Authority consider should be substantially maintained.
26.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any amendment revoking or re-enacting that Order) the dwellings hereby permitted shall not be further extended in any way without first obtaining the express written permission of the Local Planning Authority. No curtilage structure under Class E shall be erected without first obtaining the express written permission of the Local Planning Authority. The reason for the condition is:- To enable the Local Planning Authority to retain control over any further extensions to the dwelling in the interests of residential amenity and the appearance of the setting of the listed building.
27.No external lighting shall be installed without the prior written approval of the Local Planning Authority, and such proposals shall ensure that any lighting will be illuminated downwards and will not cause glare beyond the site boundaries. The reason for the condition is: - In the interests of highway safety and protection of biodiversity and ecology assets at the site.
28.NOTES - Please read the following carefully: Hedgehog gaps should also be included under close-boarded fenced/gates as appropriate. Protected Species - Occasionally protected species, such as great crested newts or bats, can be found during development even when the site appears unlikely to support them or after an ecological survey has found no previous evidence of them. If this occurs, it is advised that the developer stops work immediately and seeks the advice of a suitability qualified ecological consultant. Nesting birds - The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while the nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this act. Trees, scrub, and buildings should be assumed to be used by nesting birds between 1st March and 31st August inclusive, unless a recent survey has been undertaken by a competent ecologist to assess the nesting bird activity on site during this period and has shown it is absolutely certain that nesting birds are not present. Cut vegetation is to be either removed from site or chipped. Piles of brash are not to be stored on site as this provides potential nesting habitat for birds. If piles of brash are left on site during the main breeding bird season these will need to be inspected for active nests prior to removal. Lighting - All lighting should be designed to avoid light spill on to (a) boundary vegetation and (b) integrated bat boxes. Construction - Damp proof membranes are not shown in the existing walls. It is general wisdom that lime mortar walls do not wick up moisture to create rising damp where a wall is drained at its base. If subsequently any such intervention as damp proofing is deemed necessary this will require a further listed building consent in the case of the listed barn (Plat 3). Highway note: It is an OFFENCE to carry out any works within the Public Highway, which includes a Public Right of Way, without the permission of the Highway Authority. This development involves work to the public highway that can only be undertaken within the scope of a Legal Agreement between the Applicant and the County Council. Please note that it is the Applicant's responsibility to ensure that, in addition to planning permission, any necessary Agreements under the Highways Act 1980 are also obtained (typically this can take between 3 and 4 months). Advice on this matter can be obtained from the County Council's Highways Development Management Group based at County Hall in Norwich. Please contact Stuart French on 01603 638070. Public Utility apparatus may be affected by this proposal. Contact the appropriate utility service to reach agreement on any necessary alterations, which have to be carried out at the expense of the developer. If required, street furniture will need to be repositioned at the Applicants own expense. It is the Applicant's responsibility to clarify the boundary with the public highway. Private structures such as fences, or walls will not be permitted on highway land. The highway boundary may not match the applicant's title plan. For further details please contact the highway research team at highway.boundaries@norfolk.gov.uk
29.STATEMENT OF POSITIVE ENGAGEMENT: In dealing with this application Great Yarmouth Borough Council has actively sought to work with the applicant in a positive and proactive manner. It is confirmed that this shadow HRA submitted by the applicant has been assessed as being suitable for the Borough Council as competent authority to use as the HRA record for the determination of the planning application, in accordance with the Conservation of Habitats and Species Regulations 2017. In this instance the Borough Council has considered there is no likely significant effect on protected habitats arising solely from the development itself; and the development would contribute to the overall in-combination significant adverse effect identified by the Habitats Regulations Assessment Report for the Local Plan Core Strategy, but this effect can be adequately mitigated by the Habitats Monitoring and Mitigation Strategy; and that Strategy requires a payment of £110 per each additional dwelling towards the monitoring and mitigation provided through that Strategy.