Great Yarmouth Borough Council Portal
No.Condition Text
1.The proposal would see the loss of an area of open space which should provide both an informal recreational value and a visual amenity value. It has not been demonstrated that this open space is no longer required or that suitable provision of open space could be provided elsewhere. As such, the scheme does not comply with Great Yarmouth Local Plan Part 2 (2021) Policies E3 or with paragraph 99 of the NPPF(July 2021).
2.The proposed dwelling would appear awkward and alien within the street scene due to its siting being further forward on the plot than its immediate neighbours, due to the shifted angle on the site, due to the contrast in elevation with Plane Road and due to the lack of reference to the design of neighbouring dwellings. The proposal would therefore be out of keeping with the character and appearance of the surrounding area. The proposal is therefore contrary to Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policy A2 along with Paragraphs 130 and 134 of the National Planning Policy Framework (July 2021).
3.The proposed development would result in harm to the character and appearance of the area due to the erosion of the area of open green space due to the erection of the dwelling, along with the 2m high boundary fencing further reducing the openness of the site, and the parking area reducing the amount of grassed area available. The proposal would detract from the positive contribution the site makes to the wider character of the area. The proposal is therefore contrary to Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policy A2 along with Paragraphs 130 and 134 of the National Planning Policy Framework (July 2021).
4.The application site is located within the Orange 400m to 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 cannot fully assess the additional impact, in terms of indirect and direct impacts upon the 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.
5.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).
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 where possible has sought solutions to problems to achieve the aim of approving sustainable development. Unfortunately, despite this, in this particular case the development is not considered to represent sustainable or an acceptable form of development and has been refused for the reasons set out above.