Great Yarmouth Borough Council Portal
No.Condition Text
1.The site is located in an unsustainable location remote from schooling, town centre shopping, health provision, and has restricted employment opportunities with limited scope for improving access by foot and public transport. The distance from service centre provision precludes any realistic opportunity of encouraging a modal shift away from the private car towards public transport. The poor quality of the pedestrian access to the local amenities within the village would therefore mean that there would be a reliance on the private car for future occupants of the proposed development. 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).
2.The lack of front garden for the proposed dwellings and the proposed continuous curtilage parking to the front of the dwellings create an urbanising effect and feel with a car-dominated environment in a countryside location. This would be out of keeping with the character and appearance of the area and would lead to a cramped form of development. This is at odds with the wider spatial character where properties in the surrounding area have front gardens and individual driveways. The development, therefore, 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) Policies A1 and A2 together with Paragraphs 130 and 134 of the National Planning Policy Framework (2021).
3.The proposal would result in the intensification of the use of the access track and junction with Hemsby Road. As far as can be determined from the submitted plans, the applicant does not appear to control sufficient land to provide adequate visibility at the site access. The proposed development would, therefore, be detrimental to highway safety because the visibility splays cannot be achieved. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS16.
4.No details have been provided to demonstrate how the properties would be connected to the mains sewer system or whether there is capacity in the sewer network to address the sewage generated without causing risks of potential harm to the designated nationally and internationally-protected sites from increased nutrient loading and nitrification; as such in the absence of satisfactory details the application cannot be said to be able to avoid an unacceptable impact on designated sites and therefore is contrary to the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS11 and Great Yarmouth Local Plan Part 2 (2021) Policies GSP5 and I3.
5.The application site is located within the Orange 400m to 2.5km Indicative Habitat Impact Zone but the application is not supported by the required £371.86 GIRAMS contribution, which is necessary for the purposes of satisfying the Council's duty to avoid impacts on internationally protected sites through the use of the Green Infrastructure Recreational Avoidance Mitigation Strategy (GIRAMS). As such the Local Planning Authority cannot fully assess the additional impact upon the designated sites within the Borough without satisfaction that the required mitigation would be provided. Consequently, the application is contrary to the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS11 and Great Yarmouth Local Plan Part 2 (2021) Policies GSP5 and GSP8.
6.The proposal has failed to address the public open space requirements 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.The site has habitat potential due to its countryside location. The application is not supported by any information to demonstrate that the proposal would not have an adverse impact on the ecology within the site. As such, the application is contrary to Great Yarmouth Local Plan Core Strategy (2015) Policy CS11.
8.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 although as the principle of development is not considered acceptable, information to overcome the other reasons for refusal have not been requested and the application has been refused for the reasons set out above.