Great Yarmouth Borough Council Portal
No.Condition Text
1.The limited size of the plot and the siting of the proposed dwelling leads to a cramped form of development that is out of keeping with the character and appearance of the area which is at odds with the wider spatial character and urban grain where properties in the surrounding area have private rear gardens of a reasonable size. The proposed dwelling would have a garden which would suffer from an overbearing sense of enclsoure. The development, therefore, fails to respect the surrounding built character and form of the area. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policies A1 and A2 together with Paragraphs 130 and 134 of the National Planning Policy Framework (2021).
2.The erection of a dwelling on the site would see the removal of the communal garden area which serves the flats within the former veterinary clinic approved as part planning permission ref 06/20/0595/F. The loss of communal space would have an adverse impact on the amenity for residents occupying the flats by removing their outdoor space which is for their enjoyment. The proposal would also require some of the parking for the flats to be relocated to the front of the site adjacent Beccles Road, this front curtilage parking would clutter the street scene and policy A2 seeks to avoid this. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policies A1 and A2 together with Paragraphs 130 and 134 of the National Planning Policy Framework (2021).
3.Due to the overdevelopment of the site there is only 1m separation distance from the rear wall of the dwelling to the boundary fence on the southern boundary. The bedroom and study windows would look south and would therefore have insufficient outlook and would create an oppressive and unwelcoming living environment for future residents. The proposal therefore would fail to provide sufficient amenity for future occupants. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS09 and Great Yarmouth Local Plan Part 2 (2021) Policy A1. These are consistent with paragraph 130 of the NPPF which seeks to ensure development will function well and have a high standard of amenity for future users
4.The application site is located within the Green 2.5km+ Indicative Habitat Impact Zone and the application is not supported by ashadow 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.
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) and Winterton Neighbourhood Plan (2022) Policy CA4.
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.