Great Yarmouth Borough Council Portal
No.Condition Text
1.Both Caister Road and Jellicoe Road have strong, defined building lines which contribute to the sense of openness. The lack of development on the application site also contributes to this and helps to form an important corner. The erection of a dwelling, forward of the building line on Jellicoe Road would be contrary to the surrounding pattern of development and would erode the spacious character of Jellicoe Road, and due to its corner plot positioning it would be unduly prominent, which is exacerbated even further by unsympathetic choice of boundary treatment materials and designs. The application therefore fails to provide a form of development which is in keeping with the character of the surrounding area and therefore the application fails to comply with Core Strategy (2015) Policies CS1 and CS9 and Local Plan Part 2 (2021) Policy A2 along with Paragraph 135 of the NPPF (December 2023) and the Great Yarmouth Borough-wide Design Code Supplementary Planning Document (adopted January 2024).
2.The site is located within Flood Zone 3 and therefore at the highest risk of flooding. There has been a sequential test submitted as part of the application however it fails to adequately identify and discount alternative sites for the development, especially as there is a failure to consider the most recent permitted sites as identified through the 'Five-year housing land supply position statement' which contains a housing trajectory and site assessments. It is considered that there are likely to be suitable alternative available sites within the town of Great Yarmouth, that could accommodate the modest scale of growth proposed, in areas at lower risk of flooding. The submitted sequential test is not considered robust enough to provide confidence that there are no other comparable sites available for delivery of a single dwelling, at lower flood risk. As such the application must be determined in accordance with the development plan and flood risk considerations. There are no other public benefits proposed to outweigh the risks of public safety from flood risk. As such, the proposal is contrary to Core Strategy (2015) Policy CS13, and contrary to the approach of NPPF Paragraphs 168-171 (December 2023).
3.The site is within Flood Zone 3 and would not provide a safe form of accommodation during a flood event. The submitted Flood Risk Assessment demonstrates that in a 1:1000 plus Climate Change flood event the site would flood by 1.42 metres. The inclusion of habitable accommodation at ground floor level (kitchen/diner and living room) would therefore be at an unacceptable risk of flooding which is contrary to Core Strategy (2015) Policy CS13 and contrary to NPPF paragraph 173 (December 2023).
4.The application site is located within the Orange 400m-2.5km Indicative Habitat Impact Zone but the application is not supported by an up-to-date shadow template Habitats Regulations Assessment, which is necessary for the purposes of satisfying the Council's duty to ensure decisions avoid causing impacts on internationally protected sites. Whilst the Green Infrastructure Recreational Avoidance Mitigation Strategy (GIRAMS) has identified that most dwellings require a financial mitigation measure (which is acknowledged to have been received), a Habitats Regulations Assessment is still required to ensure that the only mitigation required is that of the GIRAMS contribution. As such the Local Planning Authority cannot fully assess the additional impact of the development on designated sites within or adjoining the Borough without satisfaction that the appropriate level of required mitigation would be provided. Consequently, the application is contrary to Core Strategy (2015) Policy CS11 and Local Plan Part 2 (2021) Policies GSP5 and GSP8 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, which is considered unacceptable for development in a part of the Borough where there is an identified deficit of public open space, causing residential development to lack the appropriate facilities required in the vicinity. 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.