Great Yarmouth Borough Council Portal
No.Condition Text
1.Standard Time Limit: The development hereby permitted shall be commenced within three years of the date of this planning permission. Reason: Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.
2.Approved Plans and Documents: The development hereby permitted shall be carried out in complete accordance with the following approved plans and documents received by the Local Planning Authority:⿯ Plans - 5843/43 rev.C - Site B Location Plan - dated March 2025 5843/17 rev.S - Site B - Site layout - dated March 2025 5843/47 rev.B - Site B - Refuse Strategy - dated February 2025 5843/49 rev.B - Site B - Existing and Proposed Site Sections & Street Elevations - dated February 2025 5843 Schedule of accommodation dated 26.03.25 5843 External Materials - dated February 2025 5843/51 rev.B - House Type 1A(B)&1B(B)&2B(Br) - Plots 4,5,6 - received February 2025 5843/52 rev.C - House Type 2A(Br) - Plots 32,33 - received February 2025 5843/53 rev.E - House Type 2A(B) - Plots 7,8,9,10,18,19,56,57 - received February 2025 5843/54 rev.E - House Type 2A(R) - Plots 69,70 - received February 2025 5843/56 rev.C - House Type 2A(Br)x4 - Plots 34,35,36,37 - received February 2025 5843/57 rev.C - House Type 3A(Br) - 38,39,40,41,49,50,51,52 - received February 2025 5843/58 rev.D - House Type 3A(B) - Plots 1,2,11,12,14,15,16,17 - received February 2025 5843/59 rev.E - House Type 3A(R) - Plots 72,73 - received February 2025 5843/60 rev.C - House Type 3B1(Br) - Plots 30,31 - received February 2025 5843/61 rev.C - House Type 3B1(B) - Plots 20,60,61,62,64,66 - received February 2025 5843/63 rev.D - House Type 3B2(R) - Plot 74 - received February 2025 5843/64 rev.C - House Type 3C(Br) - Plots 53,54 - received February 2025 5843/65 rev.D - House Type 3C(B) - Plots 13,58,63 - received February 2025 5843/66 rev.E - House Type 3C(R) - Plots 68,71 - received February 2025 5843/67 rev.C - House Type 4A(B) - Plots 29,65 - received February 2025 5843/68 rev.C - House Type 4A(R) - Plots 76,77 - received February 2025 5843/70 rev.E - House Type 4B(R) - Plot 75 - received February 2025 5843/71 rev.D - House Type 4B(B)+G- Plot 28 - received February 2025 5843/72 rev.B - House Type 4C(B) - Plot 55 - received February 2025 5843/73 rev.C - House Type 4C(R) - Plot 67 - received February 2025 5843/75 rev.D - Garage Types G1(Br)&G2(Br)&G3(Br) - received February 2025 5843/76 rev.D - Garage Types G1(B)&G2(B)&G3(B) - received February 2025 5843/77 rev.C - House Type 2B(B) - Plots 24,25,26,27 - received February 2025 5843/78 rev.B - Garage Types G1A(Br)&G2A(Br)&G1A(B)&G2A(B) - received February 2025 5843/80 - House Type 3D(B) - Plot 3 - received February 2025 5843/81 rev.A - House Type 4D(B) - received February 2025 5843/95 - House Type 1C(B)&1D(B)&2B(B) - Plots 21,22,23 - received February 2025 5843/96 - House Type 1A(Br)&1B(Br)&3A(Br)x2 - Plots 42,43,44,45 - received February 2025 5843/97 - House Type 3B3(Br) - Plot 46 - received February 2025 5843/98 - House Type 2A2(Br) - Plots 47,48 - received February 2025 Supporting documents - - Flood Risk Assessment and Drainage Strategy (ref: 211313) Rev 01 dated January 2023 with Appendices A-L, received 12 September 2023 - Flood Risk Assessment and Drainage Strategy Addendum Report (ref EJK/md/211313.1 Rev 0.0) dated 29 May 2024, received 02 July 2024 - Desk Study Summary Investigation (Contamination assessment) (Project No. 11-0572.01) signed and dated 27/10/2011, received 12 September 2023 - Transport Assessment (ref: 211313 Rev 01) dated January 2023 and Appendices A-F, received 12 September 2023 - Interim Travel Plan (ref: 211313 Rev 01) dated January 2023 and Appendices A-C, received 12 September 2023 - Utility Assessment dated January 2023 and Appendices A-G, received 12 September 2023 - Preliminary Ecological Appraisal dated February 2023, received 12 September 2023 - Reptile Survey Report dated July 2023, received 12 September 2023 Reason: For the avoidance of doubt as to what has been approved and in the interest of proper planning.
3.Construction Management and Traffic Plan: There shall be no commencement of the development hereby permitted until a Construction Management and Traffic Plan (CMTP) has first been submitted to and approved in writing by the Local Planning Authority. The details to be provided shall include: · Details of the 'Construction Traffic Access Routes' to be used both within and without the development site; · Details demonstrating adequate provision for addressing any abnormal wear and tear to the highway, together with wheel cleaning facilities, and proposals to control and manage construction; · Details of traffic using the 'Construction Traffic Access Route', and details to ensure no other local roads are used by construction traffic; · Details of car parking for construction workers, which shall be contained within the site wherever possible and practical; · The plan shall be prepared in accordance with BS42020 and shall detail how the applicant will mitigate all emissions (including dust, noise, vibration, water, light etc) from demolition and construction activities; · Communication with neighbours before and during works including contact arrangements by which residents can raise any concerns and issues, and proposed mechanisms for investigation and responding to residents' concerns; · Details of management arrangements to be used to minimise noise and dust (including staff training such as toolbox talks); · Details of hours of work during which noisy and potentially dusty activities will take place; · Details of measures to control loud radios on site and measures to be taken to ensure noisy activities take place away from residential premises where possible, such as providing a separate compound for cutting and grinding activities; · Details of measures to control dust from excavation, wetting of soil, dust netting and loading and transportation of soil, such as minimising drop heights, sheeting of vehicles; · Details of measures to control dust from soil stockpiles, such as sheeting, making sure that stockpiles exist for the shortest possible time and locating stockpiles away from residential premises; · Details of measures to control dust from vehicle movements, such as site speed limits, cleaning of site roads and wetting of vehicle routes in dry weather; · Details of measures to minimise dust generating activities on windy and dry days; and, · Confirmation that no burning of any materials will occur on site at any time. For the duration of the construction period all traffic associated with the construction of the development will comply with the approved Construction Traffic Management Plan and shall use only the 'Construction Traffic Access Route' and no other local roads unless otherwise first agreed in writing with the Local Planning Authority. The car parking for construction works will be maintained throughout the duration of the construction period. The development shall be undertaken in strict accordance with the details as approved. Reason: In the interests of maintaining highway efficiency and safety and residential amenity, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development includes suitable mitigation to address the likely impacts associated with the construction period of the development.
4.Construction Ecological Management Plan: There shall be no commencement of the development hereby permitted until a Construction Ecological Management Plan - Biodiversity (CEMP) has first been submitted to and approved in writing by the Local Planning Authority. The CEMP shall undertake the following stages: (A) The CEMP shall be informed by a pre-development ecological walkover survey of the site to be undertaken by an appropriately qualified ecologist, to ascertain whether there is any presence of ground nesting birds, with particular regard for skylarks, and other protected species, including surveying the presence or absence of bats. (B) The CEMP shall propose suitable ecology protection measures to address the potential presence of species on the site as identified by the pre-development walkover survey undertaken pursuant to part (A) of this condition, and shall include relocation measures as necessary. (C) The CEMP shall provide an Ecological Management Plan. The content of the Ecological Management Plan shall include the following: (i) Description and evaluation of features to be managed, (ii) Ecological constraints on site that might influence management, (iii) Aims and objectives of management, (iv) Appropriate management options for achieving the proposed aims and objectives, which shall include the mitigation measures detailed in Chapter 5 of the approved Preliminary Ecological Appraisal document (June 2023) including those for protecting and enhancing bat feeding and commuting corridors, trees and shrubs, and providing nesting boxes for birds and roosting boxes for bats; and, (v) Prescriptions for management actions, and a timetable or schedule for their delivery; and, (vi) On-going monitoring and remedial measures. The development shall thereafter be carried out in strict accordance with the approved details and to the timeframes for delivery contained therein. Reason: In the interests of protecting and enhancing the development's existing landscape, biodiversity and ecological interests, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015), and policies A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development includes suitable safeguards for the ecological interests of the development, and mitigation to address the likely impacts associated with the construction period of the development, and provides appropriate enhancement within the design of the development.
5.Archaeological Investigations: Part (A) - No development shall take place until an archaeological Written Scheme of Investigation (WSI) has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall include an assessment of significance and research questions; and details of the following: 1) The programme and methodology of site investigation and recording, 2) The programme for post investigation assessment, 3) Provision to be made for analysis of the site investigation and recording, 4) Provision to be made for publication and dissemination of the analysis and records of the site investigation, 5) Provision to be made for archive deposition of the analysis and records of the site investigation, 6) Nomination of a competent person or persons/organisation to undertake the works set out within the written scheme of investigation, and, 7) any further project designs as addenda to the approved WSI covering subsequent phases of mitigation as required. Part (B) - No development shall take place other than in strict accordance with the written scheme of investigation approved under condition part (A) and any addenda to that WSI covering subsequent phases of mitigation. Part (C) - The development hereby permitted shall not be occupied until the site investigation and post investigation assessment has first been completed in accordance with the programme set out in the archaeological written scheme of investigation approved under condition part (A) and the provision to be made for analysis, publication and dissemination of results and archive deposition has been secured. Reason: In the interests of ensuring appropriate archaeological investigation of the site, and to ensure the full understanding and preservation of heritage assets within the site, in accordance with National Planning Policy Framework paragraph 207 and adopted policies CS10 of the Great Yarmouth Core Strategy (2015) and E5 of the Great Yarmouth Local Plan Part 2 (2021). The condition is required as a pre-commencement action to ensure an understanding of the site at the earliest possible stage in the development, in order to avoid risks of needing expensive remedial action and adverse impacts on the delivery of the development.
6.Contaminated Land: Part (A) - For the purposes of this planning permission, the submitted desktop investigation contamination survey report ref: 11-0572.01, dated October 2011, and received by the Local Planning Authority on 12 September 2023 is not considered an approved document suitable for use as part of informing the contamination status of the land within the application site. Notwithstanding the results of the desktop investigation contamination survey report ref: 11-0572.01, dated October 2011, as received by the Local Planning Authority on 12 September 2023, no development shall commence until a new and up-to-date Phase 1 contamination study and report has first been carried out at the site to assess whether the land is likely to be contaminated. The updated Phase 1 study shall thereafter provide a preliminary risk assessment of the nature and extent of any contamination that is likely to be found within the site, whether or not it originates from within the site. The report to be submitted shall also include details of known previous uses and possible contamination arising from those uses. The results of the study and preliminary risk assessment shall then be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any development hereby permitted. Part (B) - Following completion and submission of a relevant and up-to-date Phase 1 survey and report, a Phase 2 site investigation shall be carried out and submitted to, and approved in writing by the Local Planning Authority in consultation with the Environmental Health service. The Phase 2 site investigation scheme shall include a full risk assessment, and shall be based on the preliminary risk assessment of Phase 1, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site. The site investigation scheme and full risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The report of the findings must be conducted in accordance with the Government guidance: 'Land Contamination Risk Management' document, and must include: · a survey of the extent, scale and nature of contamination · an assessment of the potential risks to: · human health; · property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes; · adjoining land; · controlled waters; · ecological systems; · archaeological sites and ancient monuments. · an appraisal of remedial options and proposal of the preferred option(s). No development shall commence until this subsequent Phase 2 report has first been submitted to and approved in writing by the Local Planning Authority. Part (C) - If the Phase 2 site investigation determines that the ground contains contaminants at unacceptable levels then the applicant is to submit a Phase 3 written strategy detailing how the site is to be remediated to a standard suitable for its proposed end-use. This subsequent Phase 3 report shall be submitted to and approved in writing by the Local Planning Authority before the commencement of construction works. Part (D) - No buildings hereby permitted shall be occupied until a Phase 4 Remediation Verification report has first been submitted to and approved in writing by the Local Planning Authority, which shall demonstrate that the remediation works have been carried out in accordance with the approved remediation method statement scheme. Reason: The condition is necessary and reasonable because the report submitted with the application is considerably outdated, and the need to provide an updated report continues to be necessary to ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and A1, A2 and E6 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure fundamental information is provided to enable mitigation measures to be provided as appropriate, in order to secure suitable amenity standards in the development, and to ensure the development includes suitable mitigation to address the likely impacts associated with the construction period of the development.
7.Highway Design details: Part A - No development shall commence until such time as detailed plans of the roads, footways, cycleways, street lighting, foul and surface water drainage to be provided in the development have first been submitted to and approved in writing by the Local Planning Authority. All construction works shall thereafter be carried out in strict accordance with the approved details. Part B - The details to be provided shall demonstrate how measures will be used to prevent vehicles and motorised traffic access at the following locations within the development hereby permitted, as shown on approved Site Layout Plan 5843-17 Rev S: - at the junction of the site's access road and the proposed new footpath and cycle route path (opposite Plots 8 and 9) which will run east to Jews Lane; - at the junction of Jews Lane and the proposed path running west to the development's estate road, to be provided within the application site and without causing obstruction to the public byway / footpath; and, - at the junction where informal access is proposed to be provided from the south-west corner of the development's public open space onto Jews Lane, to be provided within the application site and without causing obstruction to the public byway / footpath. The development shall thereafter be undertaken in strict accordance with the approved details, which shall be provided prior to the first residential occupation of the development hereby permitted, and shall be retained and maintained as such thereafter. Reason: In the interests of maintaining highways safety, vehicular and pedestrian access, drainage, and to ensure appropriate design of the development, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies A1, A2 and E1 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development, and to minimise the risk of requiring remedial action causing an adverse impact on the viability of the development.
8.Foul Drainage Scheme: There shall be no commencement of the development hereby permitted until the details of a Foul Water Drainage Scheme have first been submitted to and approved in writing by the Local Planning Authority, to be based upon the scheme proposed within the approved Flood Risk Assessment and Drainage Strategy ref 211313 Rev 01 dated January 2023, and the Flood Risk Assessment and Drainage Strategy Addendum Report ref EJK/md/211313.1 Rev 0.0 dated 29 May 2024, as submitted with the application. The development shall thereafter be carried out in strict accordance with the approved foul water drainage scheme details, and the drainage shall be installed and made available for use prior to the first residential occupation or use of any dwelling within the development. Reason: To ensure there is appropriate provision of infrastructure and adequate capacity within the receiving sewer network to accommodate the flows proposed from this development, and to ensure there are appropriate precautions for on-site treatment where necessary, in the interests of minimising flood risk and watercourse contamination risks and to protect residential amenity, in accordance with the requirements of the National Planning Policy Framework and adopted policies CS01, CS09, CS11 and CS13 of the Great Yarmouth Core Strategy (2015) and policies A1, A2, E1, E6 and I3 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the necessary infrastructure and impacts of the development are mitigated within the construction phase and are made available for first occupation of the development as early as possible, and to minimise the risk of requiring remedial action causing an adverse impact on the viability of the development.
9.Arboricultural Impact Assessment: (i) No development shall take place until an Arboricultural Impact Assessment has first been submitted to and approved in writing by the Local Planning Authority, which shall include details of a Tree Survey, Tree Constraints Plan, Tree Protection Plan and Arboricultural Method Statement including protective measures to be implemented during the course of construction to protect retained trees and hedges within and adjacent the site. (ii) No trees or hedges shall be removed from within the application site other than those expressly permitted to be removed within the details of the Arboricultural Impact Assessment approved by the Local Planning Authority. The development hereby permitted shall thereafter be carried out only in strict accordance with the details of the approved Arboricultural Method Statement. There shall be no commencement of the development until the approved protective measures have first been installed in accordance with the approved details, and shall be retained in place for the full duration of the construction period. Reason: To protect the canopies and roots of any trees on site or adjacent trees which have a good amenity value, in the interest of biodiversity enhancement and landscape character and visual amenity, and to protect and promote ecological benefits within the development, and to provide shading opportunities and reduce overheating in the interests of neighbouring residential amenity and promoting adaptive climate designs, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies E4, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the necessary tree protection measures are in place in advance of and throughout the construction phase of the development.
10.Biodiversity Enhancement Scheme: No development shall take place until the details of a Biodiversity Enhancement Scheme and proposed biodiversity enhancement measures to be provided within the development have first been submitted to and approved in writing by the Local Planning Authority. The details of the Scheme shall be based on, and include as a minimum, the Biodiversity Enhancement Measures recommended within the approved Preliminary Ecological Appraisal document dated February 2023, approved as part of this permission. The development shall thereafter be carried out in accordance with the approved Biodiversity Enhancement Scheme which shall be provided in full and made available for use prior to the first occupation of the final dwelling to be occupied within the development hereby permitted. Reason: In the interests of biodiversity protection and enhancement in accordance with the expectations of the NPPF, to fulfil the Council's duty to protect and promote biodiversity enhancements, and to accord with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development safeguards the biodiversity and ecological interests of the development and includes enhancement measures within the construction stage of the development in accordance with Council's duty to protect and promote biodiversity enhancements, and to avoid unnecessary costs to the developer through later remedial actions.
11.Site Ground and Finished Floor Levels: No development shall commence until the following information has first been submitted to and approved in writing by the Local Planning Authority: (i) a full site survey showing all existing site levels above ordnance datum, and those details shall include: - the datum used to calibrate the site levels; - levels along all site boundaries; - levels across the site at regular intervals; - floor levels of adjoining buildings (where relevant); and, (ii) full details of the proposed finished floor levels of all buildings and hard surfaces including the ground floor(s) in relation to existing ground levels. The development shall thereafter be carried out only in strict accordance with the proposed ground / site levels and finished floor levels approved under part (ii) of this condition. Reason: To ensure that the development takes place in the manner expected by the Local Planning Authority, to retain control over any significant changes in levels within the site and in the interests of protecting neighbouring amenity and providing suitable residential amenity and design within the development, in accordance with adopted policies CS01 and CS09 of the Great Yarmouth Core Strategy (2015) and policies A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure all parties have a fundamental understanding of the development design and relationship with surrounding land at the earliest possible stage in the development, in order to address any possible concerns and avoid risks of remedial action and/or adverse impacts on the development.
12.Accessible Homes Standard: There shall be no commencement of the development hereby permitted until details, including plans, to show the approved dwellings will satisfactorily meet the requirements of Part M4(2) of the Building Regulations wherever feasible and practicable to do so, have first been submitted to and approved in writing by the Local Planning Authority. The dwellings shall thereafter be constructed in accordance with the details. Prior to the practical completion of each dwelling, a written statement shall be submitted to the LPA sufficient to demonstrate compliance of that dwelling with Part M4(2) of the Building Regulations and/or the details approved by this condition as appropriate. Reason: In the interests of promoting and securing an appropriate level of accessible housing, standard of design and residential amenity, in accordance with adopted policies CS09 of the Great Yarmouth Core Strategy (2015) and policies A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021) and the adopted Great Yarmouth Design Code SPD. Note to Developer: this condition requires a higher standard of design and construction than the (current) standards of Building Regulations, as required by policy A2 of the adopted local development plan.
13.Fire Hydrants Scheme: There shall be no commencement of the development whatsoever until a full or phased scheme for the appropriate provision of fire hydrants within the development has first been submitted to and approved in writing by the Local Planning Authority, in consultation with Norfolk Fire and Rescue Service. No dwelling shall be occupied until the hydrant(s) serving the property or group of properties has first been provided in accordance with the approved details, to the satisfaction of the LPA in consultation with Norfolk Fire and Rescue Service. Reason: To ensure the development is provided with suitable safety measures and highways infrastructure, in the interests of residential amenity, in accordance with adopted policies CS09 of the Great Yarmouth Core Strategy (2015) and policies A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure all appropriate safety measures are included in the development, in order to address any possible concerns at the construction stage and avoid risks of remedial action and/or adverse impacts on the development.
14.Materials Palette details: Notwithstanding the External Materials schedule set out in Drawing No. 5843 of the submitted application, no development shall take place beyond foundations / slab / damp proof course level until full details of proposed external materials of walls, roofs, windows, doors and detailing to be used in all dwellings and garages in the development have first been submitted to and approved in writing by the Local Planning Authority. In addition to details of external materials, the details shall include the position, location and appearance of meter/utility boxes. The development shall thereafter be undertaken in strict accordance with the approved details prior to occupation of any dwelling on site and shall be retained as such thereafter. Reason: To enhance the visual appearance of the development in accordance with adopted policies CS09 of the Great Yarmouth Core Strategy (2015) and policy A2 of the Great Yarmouth Local Plan Part 2 (2021) and the adopted Great Yarmouth Design Code SPD.
15.Landscaping Scheme: Notwithstanding the site layout plans hereby approved (drawing ref 5843-17 Rev S), no development shall take place beyond slab / foundation / DPC levels until there has first been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping, including boundary treatments, which shall include a full planting plan indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development. The details shall include a schedule for the provision, implementation and completion of the landscaping scheme, including public open space areas, and an associated maintenance regime and schedule. The approved details shall be implemented in full in strict accordance with the approved details of the landscaping scheme, planting plan, boundary treatments, delivery and maintenance schedules, and shall be retained as such thereafter and maintained in accordance with the maintenance details and specifications. Reason: In the interests of the visual amenities of the locality, promoting ecological benefits within the development, and to provide shading opportunities and reduce overheating in the interests of neighbouring residential amenity and promoting adaptive climate designs, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies E4, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021).
16.Lighting Strategy: No development shall take place beyond foundation / floor-slab / damp proof course level of any dwelling until the details of a 'Lighting Design Strategy for Biodiversity' has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall: (a) Identify those areas and features within the site that are particularly sensitive for bats and that are likely to experience disturbance in or around their breeding sites and resting places, or along important routes used to access key areas of their territory, for example foraging; and, (b) Show how and where external lighting shall be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that area to be lit will not disturb or prevent the above species using their territory or having access to breeding sites, resting places or feeding areas. All external lighting shall thereafter be installed only in accordance with the specifications and locations set out in the approved 'lighting design strategy for biodiversity' and shall be maintained thereafter in accordance with that strategy. Reason: In the interests of the satisfactory development of the site, protection of local visual amenity and to protect and maintain residential amenity, and to ensure biodiversity protection and enhancements in accordance with the expectations of the NPPF and adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies A1, A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021).
17.Construction Working Hours: There shall be no construction works undertaken outside the hours of 0800-1800 Monday to Friday and 0900-1300 Saturdays, and no works shall take place at all on Sundays and bank/public holidays. This restriction shall apply to all works which are audible at the site boundary of the closest residential property to the activities to be undertaken. Reason: In the interests of maintaining existing residential amenity, noting the close proximity of adjoining residential areas, in accordance with adopted policies CS09 of the Great Yarmouth Core Strategy (2015) and A1 of the Great Yarmouth Local Plan Part 2 (2021).
18.Contaminated Land Precautions: In the event that contamination that was not previously identified is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority. All development shall cease and shall not recommence until: 1) a report has been submitted and agreed in writing by the Local Planning Authority which includes results of an investigation and risk assessment together with proposed remediation scheme to deal with the risk identified; and, 2) the agreed remediation scheme has been carried out and a validation report demonstrating its effectiveness has been approved in writing by the Local Planning Authority. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and A1, A2 and E6 of the Great Yarmouth Local Plan Part 2 (2021).
19.Noise/Sound Insulation: The dwellings hereby permitted shall be constructed to provide sound attenuation against external noise and ensure internal sound levels no greater than: a) 35dB LAeq (16 hour) in the main living rooms of the dwelling(s) (for daytime and evening use); and b) 30dB Laeq (8 hour)/45dB Lamax (fast) in the bedrooms of the dwelling(s) (for night-time use), in line with World Health Organisation guidance, with windows shut and other means of ventilation provided. Reason: To ensure adequate living conditions for future occupiers and to ensure the development meets World Health Organisation guidance levels in relation to protection from noise pollution, in accordance with adopted policies CS01 and CS09 of the Great Yarmouth Core Strategy (2015) and policies A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021).
20.Surface Water Drainage: The development hereby permitted shall be undertaken in strict accordance with the Drainage Strategy within the approved Flood Risk Assessment and Drainage Strategy ref 211313 Rev 01 dated January 2023, and the Flood Risk Assessment and Drainage Strategy Addendum Report ref EJK/md/211313.1 Rev 0.0 dated 29 May 2024, as submitted with the application. The approved scheme shall thereafter be implemented and made fully operation prior to the first residential occupation of the development. Reason: To reduce the risks of flooding and in the interests of protecting residents from the effects of flooding, by ensuring the satisfactory management of local flood risk, providing surface water flow paths, storage and disposal of surface water from the site in a range of rainfall events, to minimise watercourse contamination risks, and to ensure the sustainable drainage scheme operates as designed for the lifetime of the development, in accordance with the requirements of the National Planning Policy Framework and adopted policies CS01, CS09, CS11 and CS13 of the Great Yarmouth Core Strategy (2015) and policies A1, A2, E1 and E6 of the Great Yarmouth Local Plan Part 2 (2021).
21.Water Efficiency: The development hereby permitted shall be designed and built to achieve a water consumption rate of no more than 110 litres/person/day. There shall be no occupation of any dwelling until the features necessary to achieve a consumption rate of no more than 110 litres/person/day in that dwelling have first been installed and made available for use, which shall thereafter be retained and maintained to achieve this standard sufficient to ensure the required water consumption does not need to be exceeded for the lifetime of the development under normal patterns of household use. Reason: In the interests of promoting and securing water efficiency improvements to a higher standard than Building Regulations minimum standards require, to accord with adopted policies CS09 and CS12 of the Great Yarmouth Core Strategy (2015) and policies A2 and E7 of the Great Yarmouth Local Plan Part 2 (2021). Note to Developer: this condition requires a higher standard of design and construction than the (current) standards of Building Regulations, as required by policy E7 of the adopted local development plan.
22.Highway Works provision: Before any dwelling is first occupied the road(s), footway(s) and cycleway(s) shall be constructed to binder course surfacing level from the dwelling to the adjoining County road, in accordance with the details to be approved in writing by the Local Planning Authority pursuant to Condition 7 of this permission. Reason: To ensure satisfactory development of the site, and in the interests of maintaining highways safety, vehicular and pedestrian access, drainage, and appropriate design of the development, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies A1, A2 and E1 of the Great Yarmouth Local Plan Part 2 (2021).
23.Highway infrastructure provision: There shall be no occupation of the final dwelling to be occupied within the development until all works have first been carried out on roads, footways, cycleways, street lighting, foul and surface water sewers to provide those facilities in full and available for public use, in full accordance with the approved specifications and to the satisfaction of the Local Planning Authority, in accordance with the details approved in writing by the Local Planning Authority pursuant to Condition 7 of this permission. Reason: To ensure satisfactory development of the site and to ensure estate roads are constructed to a standard suitable for adoption as public highway, in the interests of maintaining highways safety, vehicular and pedestrian access, drainage, and appropriate design of the development, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies A1, A2 and E1 of the Great Yarmouth Local Plan Part 2 (2021).
24.Refuse Strategy: Prior to the first occupation of the dwellings hereby permitted appropriate refuse storage and collection facilities shall be provided for each dwelling and shall be made available for use prior to occupation (in accordance with the details of the approved refuse strategy plan (drawing ref. 5843-47-Rev. B), and shall be retained as such thereafter. Reason: In the interests of providing suitable residential amenity and access arrangements for refuse collection, in accordance with adopted policies CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021) and the adopted Great Yarmouth Design Code SPD.
25.Electric Vehicle Charging Points: Prior to the occupation of the dwellings on site each dwelling shall be fitted with an EV Charging facility in accordance with the EV Charging Points proposed in the approved drawing 5843-17-Rev.S - Site Layout Plan, which shall be provided and made available for use prior to occupation and shall be retained as such thereafter. Reason: To ensure provision for the demand for electric vehicle charging over the lifetime of the development, in accordance with adopted policies CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies A2 and I1 of the Great Yarmouth Local Plan Part 2 (2021).
26.Cycle Parking: There shall be no occupation of the development hereby permitted until a scheme for the storage and parking of cycles at each dwelling has first been submitted to and approved in writing by the Local Planning Authority. Cycling storage and parking facilities for each dwelling shall be provided in accordance with the approved details prior to the first occupation of each dwelling and shall be retained as such thereafter for this purpose. Reason: To ensure the provision of adequate cycle parking that meets the needs of occupiers of the proposed development and in the interests of encouraging the use of sustainable modes of transport, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policy A2 of the Great Yarmouth Local Plan Part 2 (2021).
27.Certification of Topsoils: There shall be no occupation of any residential dwelling hereby permitted until suitable details have first been submitted to the Local Planning Authority to confirm that the soil, including any imported topsoil, to be used in the private residential curtilages of the development hereby permitted are suitably clean, safe and appropriate to its use as private residential dwelling gardens, and that imported topsoil is from certified sources. No residential occupation shall take place until the details have been submitted to and approved in writing by the Local planning Authority in consultation with the Environmental Health Service. Reason: In the interests of providing suitable residential amenity protecting human health, in accordance with adopted policies CS01 and CS09 of the Great Yarmouth Core Strategy (2015) and policies A1, A2 and E6 of the Great Yarmouth Local Plan Part 2 (2021).
28.Surface Water Drainage Maintenance: Part A - There shall be no occupation of any residential dwelling hereby permitted until suitable details of a sustainable drainage scheme maintenance and management plan have first been submitted to and approved in writing by the Local Planning Authority, sufficient to confirm permanent maintenance of the Drainage Strategy proposed within the approved Flood Risk Assessment and Drainage Strategy ref 211313 Rev 01 dated January 2023, and the Flood Risk Assessment and Drainage Strategy Addendum Report ref EJK/md/211313.1 Rev 0.0 dated 29 May 2024, as submitted with the application. Part B - Thereafter, upon the installation of each surface water drainage feature within the development hereby permitted, the management and maintenance of that surface water drainage feature(s) shall be carried out in full accordance with the details of the SuDS Management and Maintenance Plan to be approved by this condition. Reason: To prevent flooding and to ensure the satisfactory management of local sources of flooding surface water flow paths, storage and disposal of surface water from the site in a range of rainfall events and to ensure the SuDS system operates as designed for the lifetime of the development to reduce the risks of flooding and in the interests of protecting residents from the effects of flooding, in accordance with the requirements of the National Planning Policy Framework and adopted policies CS01, CS09, CS11 and CS13 of the Great Yarmouth Core Strategy (2015) and policies A1, A2, E1 and E6 of the Great Yarmouth Local Plan Part 2 (2021).
29.External Lighting Restrictions: There shall be no installation within the development hereby permitted other than lighting included within the 'Lighting Design Strategy for Biodiversity' details approved by Condition 16 of this permission, without first gaining the express written permission of the Local Planning Authority. Reason: In the interests of preserving residential amenity, the landscape dark sky character, to minimise impacts on biodiversity and foraging corridors, and to ensure a suitable form of development design, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies A1, A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021).
30.Replanting of failed landscaping: For the duration of a period of 10 years from the first occupation of the final dwelling of the development to be occupied, any trees or plants forming part of the new planting and approved landscaping scheme which die, are removed or become seriously damaged or diseased shall be replaced in the next immediate planting season with others of similar size and species, unless the Local Planning Authority gives its first written consent to any variation thereof. Reason: To ensure a high-quality form of development and in the interests of ensuring appropriate visual amenity for the local area, to enhance biodiversity and to maintain appropriate residential amenity, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies E4, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021).
31.INFORMATIVE NOTE - PLANNING OBLIGATIONS: This planning permission is subject to the provisions of a legal agreement under Section 106 of the Town and Country Planning Act (as amended) to secure planning obligations relating to on-site affordable housing provision, financial contributions for schools, libraries, off-site provision and maintenance of public open space, habitat mitigation (GIRAMS), management of drainage, and for the monitoring of each obligation. These are set out in the associated Section 106 Agreement dated 18th December 2025.
32.INFORMATIVE NOTE - 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. It is confirmed that the Habitats Regulations Assessment (HRA) submitted by the applicant has been assessed as being suitable for the Borough Council as competent authority to use as the HRA record for the determination of the planning application, confirmed by the LPA's Appropriate Assessment of 03 December 2025 as verified by Natural England on 11 December 2025 in accordance with Regulation 63(3) of the Conservation of Habitats and Species Regulations 2017 (as amended). An associated GIRAMS contribution of £23,421.09 (index-linked) for mitigation of impacts is secured as an obligation within the associated Section 106 Agreement linked to this permission.
33.INFORMATIVE NOTES TO APPLICANT AND DEVELOPER: 1. Construction phase - Good practice advice: The site will potentially generate a significant amount of dust during the construction process; therefore, the following measures should be employed: - - An adequate supply of water shall be available for suppressing dust; - Mechanical cutting equipment with integral dust suppression should be used; - There shall be no burning of any materials on site. 2. Street Naming and Numbering: Great Yarmouth Borough Council has a duty to ensure that roads and streets within the Borough are properly named and that the properties fronting onto them are appropriately numbered. Therefore it is essential that once detailed planning permission has been granted, and prior to the completion of development, the developer/owner applies for an official address. This Authority has adopted the legislation set out in sections 17, 18 and 19 of The Public Health Act 1925. In common with most neighbouring local authorities, Great Yarmouth Borough Council charges for the street naming and numbering of new developments. Charges and more information can be seen on the Council's website here: https://www.great-yarmouth.gov.uk/street-naming-numbering 3. Wildlife Protection: The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while the nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this act. While trees and scrub are likely to contain nesting birds between 1st March and 31st August inclusive buildings can also support nesting birds. If works occur during the nesting period a careful check of the building by a competent ecologist should be undertaken to assess the nesting bird activity on the site during this period and has shown it is absolutely certain that nesting birds are not present. 4. Land Contamination: The responsibility for the safe development and secure occupancy of the site rests with the developer. The local planning authority has determined the application based on the information available to it, but this does not mean that the land is free from contamination, or that the land could not be declared Contaminated Land in future. 5. Pre-Commencement Conditions: Conditions attached to this Planning Approval require details to be submitted prior to the commencement of development. Failure to secure approval of those details risks the development being unauthorised. 6. Fire Officer Notes: Requirement B5: Access and facilities for the fire service (B5) - These sections deal with the following requirement from Part B of Schedule 1 to the Building Regulations 2010: (1) The building shall be designed and constructed so as to provide reasonable facilities to assist fire fighters in the protection of life. (2) Reasonable provision shall be made within the site of the building to enable fire appliances to gain access to the building. Intention - Provisions covering access and facilities for the fire service are to safeguard the health and safety of people in and around the building. Their extent depends on the size and use of the building. Most firefighting is carried out within the building. In the Secretary of State's view, requirement B5 is met by achieving all of the following: a. External access enabling fire appliances to be used near the building. b. Access into and within the building for firefighting personnel to both: i. search for and rescue people ii. fight fire c. Provision for internal fire facilities for firefighters to complete their tasks. d. Ventilation of heat and smoke from a fire in a basement. e. A facility to store building information for firefighters to complete their tasks. If an alternative approach is taken to providing the means of escape, outside the scope of this approved document, additional provisions for firefighting access may be required. Where deviating from the general guidance, it is advisable to seek advice from the fire and rescue service as early as possible (even if there is no statutory duty to consult). Water supplies for firefighting should be in accordance with ADB Vol 2, Sec 16 and "National Guidance Document on the Provision for Fire Fighting" published by Local Government Association and Water UK: https://www.water.org.uk/wp-content/uploads/2018/11/national-guidance-document-onwater-for-ffg-final.pdf For further information please contact the NFRS Water Office at the address given above or by email on FireWaterOfficer@norfolk.gov.uk 7. Anglian Water Advice: Notification of intention to connect to the public sewer under S106 of the Water Industry Act Approval and consent will be required by Anglian Water, under the Water Industry Act 1991. Contact Development Services Team 0345 606 6087 Protection of existing assets - A public sewer may be present within the land identified for the proposed development. It is recommended that the applicant contacts Anglian Water Development Services Team for further advice on this matter. Building over existing public sewers will not be permitted (without agreement) from Anglian Water. No building will be permitted within the statutory easement width of 3 metres from a pipeline without agreement from Anglian Water. Please contact Development Services Team on 0345 606 6087. The developer should note that the site drainage details submitted have not been approved for the purposes of adoption. If the developer wishes to have the sewers included in a sewer adoption agreement with Anglian Water (under Sections 104 of the Water Industry Act 1991), they should contact our Development Services Team on 0345 606 6087 at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with Sewers for Adoption guide for developers, as supplemented by Anglian Water's requirements 8. Internal Drainage Board Advice: The site is near to the Internal Drainage District (IDD) of the Waveney, Lower Yare and Lothingland Internal Drainage Board (IDB) and is within the Board's Watershed Catchment (meaning water from the site will eventually enter the IDD). Maps are available on the Board's webpages showing the Internal Drainage District (https://www.wlma.org.uk/uploads/WLYLIDB_Index_Map.pdf) as well as the wider watershed catchment (https://www.wlma.org.uk/uploads/WLYLIDB_Watershed.pdf). Initial testing shows that a drainage strategy reliant on infiltration is likely to be achievable on the proposed development. If for any reason a strategy wholly reliant on infiltration does not prove viable and a surface water discharge is proposed to a watercourse within the watershed catchment of the Board's IDD then we request that this be in line with the Non-Statutory technical standards for sustainable drainage systems (SuDS), specifically S2 and S4. It is recommended that the discharge from this site is attenuated to the Greenfield Runoff Rates wherever possible. The reason for this recommendation is to promote sustainable development within the Board's Watershed Catchment therefore ensuring that flood risk is not increased within the Internal Drainage District (required as per paragraph 167 of the National Planning Policy Framework). For further information regarding the Board's involvement in the planning process please see our Planning and Byelaw Strategy, available online.