Great Yarmouth Borough Council Portal
No.Condition Text
1.The site is located within an area safeguarded for employment and proposes the change of use away from an employment use (Class E offices and retail) to a non employment, residential use (Class C3). It has not been adequately demonstrated that the site has undergone the required marketing for a sufficient and minimum period of time needed to be able to demonstrate that there are no realistic or feasible prospects for the building or site's re-use for employment generating purposes. Nor has there been any evidence submitted to suggest that, as an alternative to an entirely employment-based use, that a form of mixed use development would not be possible, as there has been no evidence of a sequential viability test being undertaken following the unsuccessful marketing of the site as required by policy CS06. As such, it has not been demonstrated that the principle of the development should be considered to be acceptable in removing the site from employment-generating use and introducing residential development as an alternative use within a defined safeguarded employment area, and therefore the application is contrary to adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS06 and Local Plan Part 2 (2021) Policy GSP1 and the NPPF (paragraph 81).
2.The proposed dwellings would each provide a net internal floor area of 61sqm - 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 which would be compounded by the lack of any private outdoor amenity space, 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 and the NPPF (paragraph 130).
3.The dwellings do not benefit from any private rear amenity space, with the rear doors of the dwellings opening on to the shared parking area. This not only generates concern that the rear of the dwellings would be unsecured, but also that future occupants would not have any form of private amenity space which would normally expected of a dwelling of this size, restricting the enjoyment of the dwelling for future users due to the poor level of amenity on offer. As such the proposal is contrary to adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 C and F and Great Yarmouth Local Plan Part 2 (2021) Policies A1 and A2 and the NPPF (paragraph 130).
4.The application site is located less than 60 metres from an existing waste management facility (EMR Great Yarmouth metal collection and recycling at South Quay) which is safeguarded by Policy CS16 of Norfolk County Council's adopted Norfolk Minerals and Waste Core Strategy and Development Management Policies DPD. The waste management facility, and other industrial uses nearby are likely to generate a significant amount of noise disruption and dust. The application is supported by a Noise Impact Assessment however the mitigation measures proposed would not contribute to creating a high quality of living accommodation and amenity for future residents, especially as the mitigation strategy depends on the expectation that the dwelling windows would not be able to be opened in order to achieve the required noise reduction. 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, and the NPPF (paragraph 130).
5.The proposed railings to the front garden area are unable to provide a sense of sufficient security and privacy as the only amenity area available to dwellings, and fail to consolidate the appearance of the development overall. Moreover the proposed use of brick infilling to existing openings could appear discordant and detrimental to the overall appearance. Together, this results in a proposal which fails to provide a suitable residential character and sufficiently high standard of design. As such, in design terms the proposal is does not comply with Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 Policy A2 and the NPPF (paragraphs 130 and 134).
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).
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.