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 :- Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.
2.The development shall be carried out in accordance with the revised plans Drawing Nos 1569/1 Rev A and 1569/2 Rev A received by the Local Planning Authority on 2nd August 2021. The reason for the condition is :- For the avoidance of doubt.
3.Notwithstanding the provisions of the Town and Country Planning Use Classes Order 1987 (as amended) and the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Orders revoking or re-enacting those Orders) the ground floor premises of the former police station building hereby approved shall only be used for purposes of: Use Class E(a) - for the display or retail sale of goods, other than hot food, principally to visiting members of the public, Use Class E(b) - for the sale of food and drink principally to visiting members of the public where consumption of that food and drink is mostly undertaken on the premises, or, Use Class E(c) - for the provision of the following kinds of services principally to visiting members of the public: (i) financial services, (ii) professional services (other than health or medical services), or (iii) any other services which it is appropriate to provide in a commercial, business or service locality, as defined within Class E (Commercial, business and service uses) of the Use Classes Order (amended 2020). The reason for the condition is:- To ensure there are controls in place over the use of the premises in the interests of amenity and highways safety, given that the application did not provide supporting information in respect of any more intensive forms of development / use which would otherwise be found within Class E.
4.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 been submitted by the applicant and approved in writing by the local planning authority. The reason for this condition is :- To enable investigation and recording of this site of archaeological interest to take place during the period of building or engineering works.
5.There shall be no commencement of any development, including conversion works or demolition, until a PRA (Preliminary Roost Assessment) has first been undertaken and the results submitted to and approved in writing by the Local Planning Authority. In the event that any roosting is found within the existing buildings or trees within the site, the PRA report to be submitted shall demonstrate the proposed protection and mitigation methods, and propose mitigation for any roosting and provide a timetable for its implementation. There shall be no demolition or conversion works undertaken other than in accordance with the timetable for undertaking those mitigation measures, and no occupation of the development shall occur until the measures have been provided in accordance with the details as approved. The reason for the condition is :- To avoid harmful impacts on biodiversity, priority habitats and species, and take measures to create biodiversity features.
6.There shall be no occupation of the development hereby permitted until 5 no. swift boxes and 4 no. sparrow terraces have first been installed in accordance with the manufacturers instructions and the bird boxes shall remain in perpetuity. These shall be distributed abot the site in accordance with recommendations within the submitted ecology report. The reason for the condition is :- To secure biodiversity enhancements in line with the National Planning Policy Framework.
7.The development hereby permitted shall not commence until an investigation and risk assessment has first been completed in accordance with a scheme to be first agreed in writing by the Local Planning Authority, to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The written report(s) shall include: (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: · human health, · property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, · adjoining land, · groundwaters and surface waters, · ecological systems, (iii) an appraisal of remedial options if required, (iv) A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. Reason for the condition: - 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. Note This must be conducted in accordance with the Environment Agency's 'Land contamination risk management (LCRM)' guidance.
8.The development hereby permitted shall not commence until: 1) the approved contamination remediation scheme has been carried out in full, 2) a validation report that demonstrates the effectiveness of the remediation carried out has been submitted to and approved in writing by the Local Planning Authority. Reason for the condition: - 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.
9.With the exception of demolition, there shall be no commencement of development until sustainable drainage scheme details have first been submitted to and approved in writing by the Local Planning Authority. Sustainable drainage systems measures shall be provided and maintained in perpetuity on site to manage and detain surface water drainage from the development within the site, including but not limited to soakaways and permeable parking. The development shall be constructed in accordance with those details, which shall be made operational and maintained upon the first occupation of the development. The reason for the condition is :- To ensure that mitigation measures are undertaken to detain surface water drainage.
10.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.
11.There shall be no occupation/use of the development hereby permitted until a 2.4 metre wide parallel visibility splay (as measured back from the near edge of the adjacent highway carriageway) has first been provided across the whole of the site's roadside frontage (West Road). The splay shall thereafter be maintained at all times free from any obstruction exceeding 0.225 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.
12.Notwithstanding the provision of the Town and Country Planning (General Permitted Development) 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.
13.Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order (2015), or any amendments thereto, garage accommodation on the site shall be provided with minimum internal dimensions measuring 3 metres x 7 metres. The reason for the condition is: - To minimise the likelihood for on-street parking and thereby safeguard the interest of safety and convenience of road users.
14.Prior to the first occupation of the development hereby permitted the proposed access,on-site car parking and turning/waiting area shall be 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.
15.The development hereby permitted shall be carried out incorporating the measures to mitigate the risk from flooding set out in the flood risk assessment submitted with the application and received by the Local Planning Authority 3rd March, 2021. The development shall be constructed in accordance with those details, which shall be made operational and maintained upon the first occupation of the development. The reason for the condition is :- To ensure that mitigation measures are undertaken as the property is located within an area at risk of flooding.
16.Construction work shall not take place outside the following hours:- 07:30 to 18:30 Mondays to Fridays 08:30 to 13:30 Saturdays and no work shall take place on Sundays or Bank Holidays. (These hours shall only apply to work generating noise that is audible at the boundary of the nearest noise sensitive property) The reason for the condition is :- In the interests of the residential amenities of the occupiers of nearby dwellings.
17.The non-residential premises shall not be open to customers outside the hours of:- 07:00 to 21:00 on any day. The reason for the condition is :- In the interests of the residential amenities of the occupiers of nearby dwellings.
18.All trading, customer access, deliveries and servicing of the commercial use of the premises shall occur from the front (High Street) entrance of the units unless otherwise agreed in writing with the Local Planning Authority. The reason for the condition is :- In the interests of the residential amenities of the occupiers of nearby dwellings.
19.No deliveries to the commercial premises hereby permitted shall be taken at or dispatched from the site outside the hours of 07:00 and 21:00 on the same day on Mondays - Fridays, nor outside 08:00 - 18:00 on Saturdays and Sundays and public / bank holidays. The reason for the condition is: In the interests of the residential amenities of the occupiers of nearby and adjoining dwellings.
20.No generator, compressor, chilling unit or cooling fan shall be installed on the site without precise details of the equipment being submitted to and approved in writing by the local planning authority, and such details shall include noise level emission and mitigation / noise reduction proposals. The development shall be carried out in accordance with the details as approved. The reason for the condition is :- In the interests of the residential amenities of the occupiers of nearby dwellings.
21.The use of audible reversing alarms by service delivery vehicles on the site shall be prohibited and means of reverse warning shall be by other methods after 19:00 hours and before 08:00 hours on any day. The reason for the condition is :- In the interests of the residential amenities of the occupiers of nearby dwellings.
22.REASON FOR APPROVAL OF THE APPLICATION :- The proposal meets the criteria of saved policies HOU7 and HOU17 of the Borough Wide Local Plan, policies CS2, CS3, CS9, CS10, CS13 and CS16 of the adopted Core Strategy and emerging policy A1 of the draft local plan part 2.
23.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.
24.NOTES - Please read the following notes carefully:- Occasionally European protected species, such as bats, can be found during the course of the development. In the event that this occurs, it is advised that the developer stops work immediately and seeks the advice of a suitably qualified ecological consultant.
25.NOTES - Please read the following notes carefully:- The applicant is strongly recommended to advise neighbouring businesses and residential occupiers of the proposals, including any periods of potentially significant disturbance e.g. demolition or piling, together with contact details in the event of problems. Disclaimer re contamination NOTE: The responsibility for the safe development and secure occupancy of the site rests with the developer. The local planning authority has determined the application on the basis of the information available to it, but this does not mean that the land is free from contamination, or that the land could not be declared Contaminated Land in future. The site will potentially generate a significant amount of dust during the conversion process; therefore, the following measures should be employed: - - An adequate supply of water shall be available for suppressing dust; - Mechanical cutting equipment with integral dust suppression should be used; - There shall be no burning of any materials on site.
26.NOTES - Please read the following notes carefully:- Great Yarmouth Borough Council has a duty to ensure that roads and streets within the Borough are properly named and that the properties fronting onto them are appropriately numbered. Therefore it is essential that once planning permission has been granted, and prior to the completion of development, the developer/owner applies for an official address. This Authority has adopted the legislation set out in sections 17, 18 and 19 of The Public Health Act 1925. In common with most neighbouring local authorities, Great Yarmouth Borough Council is introducing charging for the street naming and numbering of new developments from the 1st January 2020. Charges and more information can be seen on the Council's website here: https://www.great-yarmouth.gov.uk/street-naming-numbering In relation to the archaeology recording condition the NCC Historic advice service advise in this instance the programme of historic building recording will comprise a photographic survey of the structure, for which a brief can be obtained from our office. This type of work has been designed to be done by the applicant or their agents. Please contact Steve Hickling, Historic Environment Officer Community and Environment Services Tel: 01362 869285 | Dept: 01362 869278 Union House, Gressenhall Anglian Water Planning & Capacity team advise the applicant to check for any Anglian Water assets which cross or are within close proximity of the site. They can do so by accessing its infrastructure maps: https;//www.anglianwater.co.uk/developers/development-services/locating-our-assets/ Permission will be required for the diverting or crossing over of any assets. Norfolk Police Designing Out Crime Officer made the following observations, comments and recommendations in line with SBD home 19 and Co Commercial units: · It is recommended for the glazing within the commercial units to be laminated glass · Any fire doors are recommended to have dual certification for both fire and security · There should be a restriction of pedestrian access around the building from the commercial units to the residential areas to ensure residents security and safety to allow both aspects to exist in cohesion Residential Development: · It is my recommendation that both pedestrian and vehicle access to the residential part of this development (leading to the rear of the former police station and rear gardens of the dwellings ) is access controlled to prevent unwanted intrusion and congregation. · Methods could include, barriers, bollards, alley gates etc. · The rear boundaries of the properties should demonstrate robust boundary treatment such as 1.8m closed board fencing / brick wall as a minimum recommendation. Your attention is drawn to the letter received from the occupants of 2 West Road dated 27th March, 2021 in respect of concerns regarding the potential of this development to undermine the shared boundary to the west.