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 an additional bungalow. The limited size of the plot and the siting of the proposed dwelling leads to a cramped form of development that is out of keeping with the character and appearance of the area and would result in the donor dwelling losing its usable rear curtilage. This is at odds with the wider spatial character and urban grain where properties in the surrounding area have private rear gardens. 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) and Winterton Neighbourhood Plan (2022) policy HO3.
2.Details of the visibility splays have not been provided to demonstrate that they can be achieved in accordance with the current standards. Intensification of the use of the access without adequate visibility could lead to conditions detrimental to highway safety through not providing a safe and suitable access. As a result, the proposal fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS16.
3.The proposal seeks to provide access and parking from for the new dwelling from a modified existing vehicular access by intensifying the existing access arrangements to serve both the existing and proposed properties to provide each dwelling with two car parking spaces each. This is out of keeping with the character and pattern of development of dwellings with driveways within the area. In addition, the parking layout would create parking adjacent to the highway without appropriate turning provision to enable a vehicle to leave the site in a forward gear. As such, vehicles are likely to reverse onto the highway at an oblique angle without having appropriate visibility. The parking layout would therefore give rise to conditions detrimental to highway safety. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policies CS09 and CS16 and Great Yarmouth Local Plan Part 2 (2021) Policy A2 together with Paragraphs 130 and 134 of the National Planning Policy Framework (2021) and Winterton Neighbourhood Plan (2022) Policy HO3.
4.The site has the potential to provide habitats conducive to nesting birds and other species including small mammals due to the vegetation on site and the proximity to nearby ponds. The application is not been supported by any information to demonstrate that the proposal would not have an adverse impact on the ecology within the site or that any mitigatory solutions have been proposed, and it does not propose any ecological enhancement. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS11 F and the National Planning Policy Framework (2021).
5.Policy E1 of the Winterton Neighbourhood Plan (2022) requires that proposals have a demonstrable biodiversity net gain of at least 10% with natural features incorporated into site proposals. Insufficient information has been provided with the application to demonstrate that the proposal would provide the Biodiveristy Net Gain required by Policy E1 of the Winterton Neighbourhood Plan (2022).
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) and Winterton Neighbourhood Plan (2022) Policy CA4.
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 and offered for amendments to be made. However, the applicant's agent has confirmed that a decision is to be made based upon the submitted documentation. As a result, the required financial contributions for public open space were not requested and forms a further reason for refusal for completeness. As a result, the development is not considered to represent sustainable or an acceptable form of development and has been refused for the reasons set out above.