Great Yarmouth Borough Council Portal
No.Condition Text
1.The proposed development would result in harm to the character and appearance of the area due to the erosion of the open entry to Plane Road and the loss of green space between footpaths and dwellings which would result in the proposed dwelling appearing cramped on the plot. The proposal would detract from the positive contribution the site makes to the wider character of the area, both in terms of the dwelling itself and the associated residential developments including new fencing, boundary treatments and ancillary structures. This would erode the undeveloped corner of Plane Road, resulting in the loss of symmetry to the corner of Plane Road and Beccles Road, and the presence of a fence of a height necessary to provide adequate privacy for future occupiers would further erode the space surrounding appeal site and result in an increased sense of enclosure. This would detract from the positive contribution the site makes to the wider character of the area, as recognised by the Planning Inspectorate in February 2022. 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).
2.The proposal would see the loss of an area of open space which is intended to provide both an informal recreational value and a visual amenity value to neighbouring residents and the surrounding area. 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 Core Strategy (2015) Policy CS15(a) and Great Yarmouth Local Plan Part 2 (2021) Policy E3 or with paragraph 99 of the NPPF(July 2021).
3.The proposed dwelling would provide a net internal floor area of 62sqm - this is below the 70sqm outlined in the national guidance for a dwelling of this size (Technical housing standards - nationally described space standard). This limited space would lead to an oppressive living environment for future occupants, and as such the proposal is contrary to adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 F and Great Yarmouth Local Plan Part 2 (2021) Policies A1 and A2.
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.The application fails to adequately address the issues and concerns contained within the Planning Inspector's decision dismissing an appeal for the previously-refused scheme on the same site for substantially the same form of development (Appeal Ref: APP/U2615/W/21/3279327, decision date 21st February 2022).
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 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.