Great Yarmouth Borough Council Portal
No.Condition Text
1.The unclassified road serving the site is inadequate to serve the development proposed, by reason of its restricted width and lack of passing provision. The proposal would, therefore, give rise to conditions detrimental to highway safety contrary to the adopted Great Yarmouth Core Strategy (2015) Policy CS16.
2.The proposed dwellings would be located adjacent to an active farm yard. Whilst the submission states that some of the agricultural activities would move to another site, no details or mechanism to secure this has been proposed. There has been no supporting information submitted, through noise impact assessment or otherwise, to provide reassurance that the agricultural activities would not cause levels of noise and disturbance to the occupants of the proposed dwellings to the detriment of their residential amenity. The application therefore fails to comply with the adopted Great Yarmouth Core Strategy Policy CS09 F (2015) and the adopted Great Yarmouth Local Plan Part 2 Policies A1 and H7 C (2021).
3.The barns to be converted may contain protected species and an appropriate Protected Species Survey is required to demonstrate this together with any mitigation measures. Whilst a Protected Species survey has been submitted, it is out of date and cannot be relied upon to accurately reflect the current situation of species nesting within the buildings. As such, insufficient information has been submitted to demonstrate that the proposal would not have an adverse impact on protected species. Therefore, the proposal fails to comply with the adopted Great Yarmouth Core Strategy Policy CS11 (2015) and the adopted Great Yarmouth Local Plan Part 2 Policy H7 E (2021).
4.The application site is located within the Orange 400m to 2.5km Indicative Habitat Impact Zone and the application is not supported by the required shadow Habitats Regulations Assessment nor the required £929.65 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 cannot fully assess the additional impact, in terms of indirect and direct impacts upon the 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 (2021) Policies GSP5 and GSP8 which seek to avoid or mitigate the cumulative potential adverse impacts to designated sites arising from development.
5.The proposal does not address the public open space demands of the development, whether by on-site provision or through means to secure financial contributions towards off-site provision, as required by the adopted Great Yarmouth Local Plan Part 2 policy H4. It has not been demonstrated that it is otherwise unviable to do so, nor that there is a surplus of open space within the ward rendering the requirement unnecessary. As such, the impacts of the development and the pressures the development places on public open spaces have not been mitigated and the proposed development fails to comply with the adopted Great Yarmouth Core Strategy (2015) policies CS14 and CS15 and the adopted Great Yarmouth Local Plan Part 2 (2021) Policies H4 and GSP8.
6.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.