Great Yarmouth Borough Council Portal
No.Condition Text
1.The proposal introduces development outside the settlement limits defined by adopted Local Plan Part 2 Policy GSP1 (2021) and therefore the development is contrary to the up-to-date local plan and is considered unacceptable in principle. Justification has not been provided to suggest that the proposal for residential development in the countryside should be assessed against adopted policy H5 or other policies relating to providing new open-market housing outside of development limits. Nor have any other reasons been presented or exception purposes been proposed or other material considerations offered sufficient to justify the departure from the development plan. As such the development is considered contrary to 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) and the expectations of the National Planning Policy Framework paragraphs 12 and 47.
2.The site is located in an unsustainable location remote from schooling, day to day shopping, health provision and other services, and has restricted employment opportunities with limited scope for access by foot, cycle and public transport. The distance from the nearest service centre provision and public transport links precludes any realistic opportunity of encouraging a modal shift away from the private car towards public transport, as there insufficient facilities within Browston to meet day to day needs. 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).
3.The surrounding ponds may have potential to support the great crested newt. The application is not supported by an Habitat Suitability Index (HSI) assessment to assess the effects of the proposal on the relevant ponds and the resultant impacts on any great crested newts or other protected species which may utilise the ponds and/or a wildlife corridor between the site and the ponds. As such insufficient information has been provided to ascertain the full potential ecological impact of the development and the application is therefore considered contrary to Great Yarmouth Local Plan Core Strategy (2015) Policy CS11.
4.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).
5.The application site is located within the Green 2.5km+ Indicative Habitat Impact Zone and the application is not supported by an up-to-date shadow template Habitats Regulations Assessment nor the required £210.84 per dwelling 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 and the Council as Competent Authority under the Habitats Regulations cannot fully assess the additional impact, in terms of indirect and direct impacts upon the internationally-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 Policies GSP5 and GSP8 (2021) which seek to avoid or mitigate the cumulative potential adverse impacts to designated sites arising from development.
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 taken into account the history on the site. Given the nature of the development and location of the site, the development is not considered to represent sustainable or an acceptable form of development in this location and has been refused for the reasons set out above.