| No. | Condition Text |
|---|
| 1. | By virtue of its scale in respect of the floor area proposed as an annex, and the detachment from the donor dwelling and likely provision of independent garden and parking areas, the proposal is not considered to offer an ancillary form of accommodation to the main dwelling. Due to the scale and siting of the proposal the use of the building as an annex would fail to be subordinate to the main dwelling, and the proposed unit of accommodation would be tantamount to creating an independent dwelling within the site, evidenced by the fact that the accommodation would provide its own kitchen/living facilities. As such, the annexe would be capable of providing independent accommodation separate to the main dwelling, there is no demonstrable operational or functional shared dependency on the main dwelling, and therefore the annex would not be ancillary in use, character or function to the donor dwelling. The proposal would therefore be considered to be contrary to policy H10 of the Local Plan Part 2 (2021). |
| 2. | Due to the detachment from the existing dwelling and lack of reliance or dependence on the the donor dwelling in order to function as an annex, the proposal is considered to be tantamount to an independent dwelling in the countryside. The site is located within an area considered unsuitable for market housing, being located outside of the development limits, in an area distant from services and with no lit footpaths to the limited range of village facilities. The site is therefore considered to be located in an unsustainable location remote from schooling, day to day shopping, health provision and other services, and has restricted employment opportunities with limited scope for access by foot and cycling, precluding any realistic opportunity of encouraging a modal shift away from the private car. Therefore, the site is not located to minimise the need to travel and is not in a sustainable location for new development. As a result, the proposed development conflicts with the aims of sustainable development and does not satisfy the requirements of Policies CS01 and CS02 of the Great Yarmouth Local Plan Core Strategy (2015) and Policy GSP1 of the Great Yarmouth Local Plan Part 2 (2021). |
| 3. | When viewed as a proposal for new tourist accommodation, the unsustainable location of the site causes the proposed use to be inappropriate. The site is remote to tourist facilities and is not easily accessible by means other than the private car. It has not been demonstrated as part of this application that the the subject building is redundant or that the use of this building for tourist accommodation would provide any social or economic benefits which would outweigh the disbenefits of being in this inaccessible unsustainable location. The proposal therefore does not comply with the requirements of Policies CS01 and CS08 from the Great Yarmouth Core Strategy (2015). |
| 4. | The application site is located within the 'Red: within 400 metres' Indicative Habitat Impact Zone and the application is not supported by a bespoke Habitats Regulations Assessment nor the full required £210.84 per dwelling-equivalent GIRAMS contribution, which are 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. |
| 5. | 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. |
