Great Yarmouth Borough Council Portal
No.Condition Text
1.The proposal seeks the subdivision of a prominent, open corner plot location to allow for the construction of a dormer chalet bungalow. The design and location of the proposed dwelling leads to a cramped form of development that is out of keeping with the character and appearance of the area by virtue of a design that has an unbalancing appearance and the location resulting in the donor dwelling losing its rear curtilage. This is at odds with the wider spatial character and urban grain where properties in the surrounding area have private rear gardens thus the development fails to respect the surrounding built character and form of the area. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policy A2 together with Paragraphs 130 and 134 of the National Planning Policy Framework (2021).
2.Due to the cramped form of development, the flank wall of the proposed chalet bungalow would in very close proximity (2.4 metres) from the rear wall of the donor dwelling. This would result in the loss of light from the windows to rooms on the south side of 11 Gloucester Avenue and generate significant adverse levels of overshadowing to both the donor dwelling and its adjoining neighbour (15 Gloucester Avenue). This sense of enclosure would create an oppressive living environment for the occupants of these dwellings and have a detrimental impact upon amenity of neighbouring residents. The proposal is, therefore, contrary to Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policy A1 and the National Planning Policy Framework (2021) (in particular paragraphs 130 and 134).
3.The loss of the rear garden to 11 Gloucester Avenue would lead to the only available outside space being the area of garden situated to the east of the dwelling. As a result, occupiers of the dwelling would lose their only private amenity space thus creating an unacceptable loss of privacy. The proposal is, therefore, contrary to the Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policies A1 and A2 and the National Planning Policy Framework (2021) (in particular paragraphs 130 and 134).
4.The proposed new dwelling would only be afforded with one off street parking space. This is contrary to the County Parking Standards (Parking Standards for Norfolk 2007 revised 2020) for a two-bedroom dwelling. As a result, this would add pressure on the existing highway network and lead to inadequate parking and an adverse impact on highway safety. As a result, the proposal fails to comply with the Great Yarmouth Local Plan Core Strategy (2015) Policies CS09 and CS16 and Policy I1 of the Great Yarmouth Local Plan Part 2 (2021).
5.There are trees and hedges within the site, but no Tree Survey or Arboricultural Impact Assessment was submitted. As a result, insufficient information has been submitted to demonstrate how the trees/hedge would be protected. The proposal, therefore, fails to comply with Policy E4 of the Great Yarmouth Local Plan Part 2 (2021).
6.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 such, the impacts of the development and the pressures the development places on public open spaces have not been mitigated. The proposal is, therefore, contrary to Great Yarmouth Local Plan Core Strategy (2015) Policies CS14 and CS15 and Policies GSP8 and H4 of the Great Yarmouth Local Plan Part 2 (2021).
7.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. Unfortunately, in this particular case, negotiations are not considered appropriate because the development, or any amendments, is not considered to represent an acceptable form of development and has been refused for the reasons set out above.