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 drawing numbers 8274-P03 and P04 and the the revised layout plan drawing number 8274-P02 Rev A received by the Local Planning Authority on 28th July 2021. The exterior material finishes shall be (walls) cream coloured facing bricks and white render, (roof) flat roof membrane with parapet wall detail, (windows and doors) grey uPVC. The reason for the condition is :- For the avoidance of doubt.
3.Part A: The development hereby permitted shall be carried out incorporating the measures to mitigate the risk from flooding set out in the applicant's flood risk assessment received by the Local Planning Authority on 30th June, 2021 Report Ref: 2683/RE/04-21/01 Revision A , with particular regard to the requirement for Finished Floor Levels to be set at specific levels AOD. In particular: Ground Floor Finished Floor Levels shall be no less than 2.05m AOD, and First Floor Finished Floor Levels shall be set at 4.70m AOD, and the water entry strategy shall be adopted. The works shall be constructed and completed in accordance with Communities and Local Government "Improving the Performance of New Buildings - Flood Resilient Construction" available for download for free at http;//www.planningportal.gov.uk/uploads/br/flood performance.pdf Part B: There shall be no occupation of any dwelling hereby permitted until the Flood Warning Systems and Flood Evacuation Plans have first been implemented, made available for use, and provided to all future residents upon their occupation. All new residents shall be enrolled into the Environment Agency's Flood Warnings Direct system, and shall be provided with a Family Flood Plan as described within the Flood Risk Assessment approved as part of this permission, upon first occupation of the dwellings hereby permitted. The reason for the condition is :- To ensure that appropriate mitigation measures are undertaken as the property is located within an area at risk of flooding.
4.There shall be no commencement of development until a scheme for sustainable surface water drainage for the development has first been submitted to and approved in writing by the Local Planning Authority. Unless there are demonstrable reasons and evidence to suggest this is not feasible or practicable, the scheme shall provide infiltration or discharge of water at a rate of no more than the existing infiltration rates or greenfield run off rate, whichever is the quickest rate, and shall include details of proposed maintenance and management regimes. The development shall thereafter be constructed in accordance with the details as approved, and shall be retained and managed in accordance with the approved details thereafter. The reason for the condition is :- To minimise the risk of surface water flooding and to improve attenuation rates of floodwaters at the site and adjoining areas, in accordance with the expectations of the NPPF and Core Strategy policy CS 13, and emerging policy E1 of the Local Plan Part 2.
5.No development (including any construction, demolition, site clearance or removal of underground tanks and relic structures) approved by this planning permission, shall take place until a site investigation consisting of the following components has been submitted to, and approved in writing by, the local planning authority: 1) A desk study and site reconnaissance, including: · a detailed appraisal of the history of the site; · an inspection and assessment of current site conditions; · an assessment of the potential types, quantities and locations of hazardous materials and contaminants considered to potentially exist on site; · a conceptual site model indicating sources, pathways and receptors; and · a preliminary assessment of the risks posed from contamination at the site to relevant receptors, including: human health, ground waters, surface waters, ecological systems and property (both existing and proposed). 2) Where deemed necessary following the desk study and site reconnaissance an intrusive investigation(s), including: · the locations and nature of sampling points (including logs with descriptions of the materials encountered) and justification for the sampling strategy; · explanation and justification for the analytical strategy; · a revised conceptual site model; and · a revised assessment of the risks posed from contamination at the site to relevant receptors, including: human health, ground waters, surface waters, ecological systems and property (both existing and proposed). All site investigations must be undertaken by a competent person and conform to current guidance and best practice, including BS8485:2015+A1:2019, BS10175:2011+A2:2017 and CLR11. 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.There shall be no commencement of the use hereby permitted until the vehicular access indicated for improvement on Drawing No. 8274 P02 Rev.A has first been upgraded/widened as indicated on the approved plan in accordance with the Norfolk County Council residential access construction specification for the first 5 metres as measured back from the near channel edge of the adjacent carriageway/constructed in accordance with the details of a plan to be first submitted to and approved in writing by the Local Planning Authority in consultation with the local highway authority. 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 condition is: - To ensure construction of a satisfactory access and to avoid carriage of extraneous material or surface water from or onto the highway interests of highway safety and traffic movements.
7.Notwithstanding the submitted details, the proposed private drive shall be maintained in perpetuity at a minimum width of 5.5 metres for its complete length and shall be constructed perpendicular (±10degrees) to the highway carriageway for a minimum length of 10 metres as measured from the near edge of the highway carriageway. The reason for the condition is: - In the interests of highway safety and traffic movement.
8.The driveway length in front of the garage(s) shall be at least 6 metres as measured from the garage doors to the near edge of the highway carriageway. The reason for the condition is: - To ensure parked vehicles do not overhang the adjoining public highway, thereby adversely affecting highway users.
9.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order (2015), or any amendments thereto: (a) the garage and ground floor accommodation to be provided within the development hereby permitted shall be used only for the parking of vehicles and ancillary residential purposes, and not for any other purpose whatsoever including the use of habitable accommodation; and, (b) the garages hereby permitted shall be provided with minimum internal dimensions measuring 3 metres x 7 metres, which shall be maintained at all times; and, (c) the garages hereby permitted shall be provided with a minimal external opening access measuring no less than 2.5 metres width and 2.1 metres height, or as per the dimensions on the approved plan whichever is the larger unless otherwise first agreed in writing by the Local Planning Authority in consultation with the local highway authority. 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, to provide design coherency and a suitable appearance of development, and to ensure there is no use of the ground floor for habitable accommodation in the interests of protecting the safety of residents given the flood risk sensitivity of the site.
10.There shall be no occupation of the development hereby permitted until the proposed accesses and on-site car parking 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.
11.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.
12.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 12 months of the approval. The planting shall include areas within both the red line location plan and land within the applicants control as defined by a blue line (see plan ref P01), and shall have specific regard to the principles set out in the proposed site plan, drawing ref. P02 revision A hereby approved. Any trees and shrubs so planted which dies within 3 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
13.The existing trees adjoining the site at its eastern boundary shall not be lopped or damaged in any way without the prior consent in writing of the Local Planning Authority. The reason for the condition is:- The existing trees represent an important visual amenity which the Local Planning Authority consider should be substantially maintained.
14.There shall be no digging within the spread of tree roots to trees within the highway for a distance of 5m as measured from the eastern boundary of the site without prior agreement of the local planning authority in consultation with the borough tree officer. There shall be no materials storage within the same specified area. Details of the root protection area and measures to protect the trees along the eastern boundary of the site, shall be submitted to and agreed in writing prior to the commencement of the proposed adjoining residential development. The reason for the condition is :- The existing trees represent an important visual amenity which the Local Planning Authority consider should be substantially maintained.
15.There shall be no occupation of the development hereby permitted until details of fenced boundary treatments have first been submitted to and approved by the Local Planning Authority. The boundary treatments shall be erected in accordance with the approved details prior to occupation of the dwelling to which they relate. The boundary treatments shall have a minimum of two access holes at each boundary measuring 13cmx13cm to allow for the free movement of small mammals such as hedgehogs. These holes shall remain in perpetuity. The reason for the condition is :- To mitigate against any adverse impact of urbanisation on the existing wildlife.
16.There shall be no occupation of the development hereby permitted until 9 bird boxes have first been installed in accordance with the manufacturers instructions and the bird boxes shall remain in perpetuity. The reason for the condition is :- To secure biodiversity enhancements in line with the National Planning Policy Framework and core policy CS11.
17.REASON FOR APPROVAL OF THE APPLICATION :- The proposals meet the criteria for new housing development set out in saved Policy HOU7 of the Great Yarmouth Borough-Wide Local Plan and as set out in Policy A1 of the emerging Draft Local Plan Part 2. The proposals complies with the criteria of policy CS13 of the adopted Great Yarmouth Borough Core Strategy Protecting areas at risk of flooding or coastal changes.
18.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.
19.NOTES - Please read the following notes carefully:- 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, or burial of asbestos, which should instead be removed by an EA licenced waste carrier, and the waste transfer notes retained as evidence.
20.NOTES - This development involves work to the public highway. 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. Please note that it is the Applicant's responsibility to ensure that, in addition to planning permission, any necessary agreements/approvals under the Highways Act 1980 and the New Roads and Street Works Act 1991 are also obtained . 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.
21.NOTES - Please read the following notes carefully:- Your attention is drawn to the letter dated 13th July from Norfolk Fire and Rescue that the development will need to comply with the Building Regulations 2010 in particular the access arrangements to the existing care building will need to be maintained in accordance with Building Regulations Document B5. More detail will be required on the security gate and cap park layout at the front of the care building to enable sufficient and appropriate fire brigade access. Your attention is drawn to the advice provide by Anglian Water and Cadent to check with them for any assets in the vicinity of the site. In respect of the biodiversity enhancements required, hedgehog holes may include a gap under each garden gate. Bird boxes can be any combination of swift boxes and sparrow terraces. To satisfy compliance with the condition a' statement of good practice' should be signed upon completion by the competent ecologist, confirming that the specified enhancement measures have been implemented in accordance with good practice upon which the planning consent was granted'