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 :- The time limit condition is imposed in order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.The development shall be carried out in accordance with the following plans received by the Local Planning Authority: - Location Plan (unreferenced and undated); - Drawing No. 2162-002 Revision F, entitled Proposed Details: containing proposed site, elevations, floor and section plans, received by the Local Planning Authority on 02 March 2023. The reason for the condition is:- For the avoidance of doubt.
3.(a) The materials to be used in the external walls and roof of the development hereby permitted shall match those of the existing building. (b) The roof shall be constructed using slates reclaimed from the existing roof wherever practicable and feasible to do so. Where this proves unpractical if additional material is required after recovery, any replacements required shall be sourced to precisely match those removed from the existing roof. (c) The rooflights to be provided in the new roofslope shall match the colour and appearance of the surrounding slate roofslope materials. The reason for the condition is :- In the interests of the visual amenities of the area and to minimise the impact on the character and appearance of the conservation area in accordance with policies E5 and H9 of the adopted Local Plan Part 2 (2021).
4.There shall be no installation of any part of the balcony terrace balustrade screen until the precise details of the materials and appearance of the: (i) balustrade posts, fixtures and fittings, and (ii) opaque glazing screen panel colour and textures, have first been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be undertaken in strict accordance with the details as approved and shall be retained as such thereafter. The reason for the condition is :- In the interests of the visual amenities of the area and to minimise the impact on the character and appearance of the conservation area in accordance with policies E5 and H9 of the adopted Local Plan Part 2 (2021).
5.The sections of balcony balustrade screening on the north, south and east which are labelled as 'opaque screening' on drawing No. 2162-002 Revision F, shall be fitted with obscure glass to a level equivalent to Pilkington Privacy Level 5 which shall be installed prior to the first use of either the balcony terrace or the second floor accommodation hereby approved. This obscure glazing shall thereafter be retained in perpetuity. For the avoidance of doubt, the opaque screening on the southern elevation is required to be 1.8m tall and to extend no less than 6.5m eastwards when measured from the outer edge of the eastern elevation of the second floor extension hereby permitted. The reason for the condition is:- In the interests of protecting the residential amenities of the occupiers of nearby properties in accordance with policies A1 and H9 of the adopted Local Plan Part 2 (2021).
6.INFORMATIVE NOTES FOR THE APPLICANT / DEVELOPER: Advice in respect of Conservation Officer's concerns - The applicant's attention is drawn to the Conservation Officer's advice and sketch proposals submitted to the case file on 23 March 2023. These show a sympathetic approach to the building's vertical extension, offering an extended 'shell' of the second floor as a canopy around and enclosing more of the second floor terrace and offering the potential to maintain the screening for neighbours whilst maintaining an open-sided balcony terrace at the eastern end of the building. Whilst some aspects may need further refinement, for example the height of screening on the north side and the eastern length of screening wall proposed on the southern side to be consistent with those aspects in this application, these adjustments are not considered to be so restrictive as to prevent the Conservation Officer's suggestions being successfully introduced. In discussion with the applicant's agent, it appears there is agreement in the merit in these suggestions but the application needed to be determined on the basis of the plans as ultimately submitted on 02 March 2023 in plan 2162-002 revision F. It has been necessary to determine the application as submitted, noting the Conservation Officer's concerns, but also with significant regard to the former permission granted. Planning Officers advise that if the applicant wished to amend their proposals again and submit a revised application along these lines, despite commencing development on this application as determined, a version of the 'Conservation Officers' proposal would likely be considered favourably and if approved could be progressed in practice at the appropriate time. The Local Planning Authority is willing to work with the applicant in this respect to achieve an improved design in the interests of minimising the visual impact on the conservation area, should such a request be forthcoming from the applicant.
7.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. The development is considered acceptable having secured favourable amendments to the plans in partnership and negotiation with the applicant.