Great Yarmouth Borough Council Portal
No.Condition Text
1.Time Limit: The development hereby approved shall be commenced within three years of the date of this planning permission. Reason: Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.
2.Approved Plans and Documents: The proposed development shall be carried out in complete accordance with the following approved plans and details, received by the Local Planning Authority on the dates listed below: Site-wide plans: - 0450-P1 - Site Location Plan, received 31 July 2023 - 0100-P13 - Site Layout Plan, received 31 October 2024 - 0200-P9 - Accommodation Plan, received 31 October 2024 - 0300-P8 - Materials Plan, received 31 October 2024 - 0350-P9 - Refuse Plan, received 31 October 2024 - 0400-P10 - Boundary Treatment Plan, received 31 October 2024 - 3203-P5 - Proposed Water Butt Locations, received 31 October 2024 - 3204-P5 - Proposed EV Charging Point Locations, received 31 October 2024 - 2750-23 A rev. 7 - Soft Landscaping Planting Plan (north-west), received 02 October 2024 - 2750-23 B rev. 6 - Soft Landscaping Planting plan (south-west), received 02 October 2024 - 2750-23 C rev. 7 - Soft Landscaping Planting plan (north-east), received 02 October 2024 - 2750-23 D rev. 7 - Soft Landscaping Planting plan (south-east), received 02 October 2024 Highways works plans: - 1138-03-005 - Public Right of Way (PRoW) Improvements (General Arrangement southern boundary footpath 1 of 3), received 02 October 2024 - 1138-03-006 - Public Right of Way (PRoW) Improvements (General Arrangement southern boundary footpath 2 of 3), received 02 October 2024 - 1138-03-007-C - Public Right of Way (PRoW) Improvements (General Arrangement southern boundary footpath 3 of 3), received 02 October 2024 - 1138-03-008-C - Public Right of Way (PRoW) and Barton Way Extension General Arrangement, received 02 October 2024 - 1138-03-009-D - Proposed Crossing Improvements (Ranworth Drive / North Road), received 02 October 2024 - 1138-03-010-B - Highways Overview Plan, received 02 October 2024 - 1138-03-011-D - Vehicle Swept Path Analysis - Visibility Splays, received 31 October 2024 House Types, Garages and Pumping Station: - 3010-P1 - 2B4P Detached bungalow - Proposed Floor Plan, received 31 July 2023 - 3011-P1 - 2B4P Detached bungalow - Proposed Elevations (Plot 35), received 31 July 2023 - 3020-P1 - 2B4P Semi-detached house - Proposed Floor Plans, received 31 July 2023 - 3021-P2 - 2B4P Semi-detached house - Proposed Elevations (Plots 4,5,21,22,48,49), received 21 December 2023 - 3022-P1 - 2B4P Semi-detached house - Proposed Elevations (Plots 42,43), received 31 July 2023 - 3023-P1 - 2B4P Semi-detached house - Proposed Elevations (Plots 38,39,40,41), received 31 July 2023 - 3024-P2 - 2B4P Semi-detached house - Proposed Floor Plans and Elevations (Plots 25,26), received 02 October 2024 - 3030-P2 - 3B5P Detached bungalow - Proposed Floor Plans, received 31 July 2023 - 3031-P2 - 3B5P Detached bungalow - Proposed Elevations (Plots 14,15), received 31 July 2023 - 3040-P1 - 3B5P Detached bungalow - Proposed Floor Plans, received 31 July 2023 - 3041-P1 - 3B5P Detached bungalow - Proposed Elevations (Plot 16), received 31 July 2023 - 3050-P1 - 3B5P Detached house - Proposed Floor Plans, received 31 July 2023 - 3051-P1 - 3B5P Detached house - Proposed Elevations (Plot 3), received 31 July 2023 - 3052-P2 - 3B5P Semi-detached house - Proposed Floor Plans and Elevations (Plot 34), received 02 October 2024 - 3053-P1 - 3B5P Semi-detached house - Proposed Floor Plans, received 31 July 2023 - 3054-P1 - 3B5P Semi-detached house - Proposed Elevations (Plots 23,24,51,52), received 31 July 2023 - 3056-P2 - 3B5P Semi-detached house - Proposed Elevations (Plots 29,30,36,37), received 21 December 2023 - 3057-P1 - 3B5P Semi-detached house - Proposed Floor Plans, received 31 July 2023 - 3058-P1 - 3B5P Semi-detached house - Proposed Elevations (Plots 17,18), received 31 July 2023 - 3060-P1 - 4B6P Detached house - Proposed Floor Plans, received 31 July 2023 - 3061-P2 - 4B6P Detached House - Proposed Elevations (Plots 2,27,28), received 21 December 2023 - 3062-P2 - 4B6P Detached house - Proposed Elevations (Plot 11), received 21 December 2023 - 3063-P1 - 4B6P Detached house - Proposed Elevations (Plot 54), received 31 July 2023 - 3070-P1 - 4B6P Detached house - Proposed Floor Plans, received 31 July 2023 - 3071-P1 - 4B6P Detached house - Proposed Elevations (Plot 32), received 31 July 2023 - 3072-P1 - 4B6P Detached house - Proposed Elevations (Plot 31), received 31 July 2023 - 3073-P1 - 4B6P Detached house - Proposed Elevations (Plot 53), received 31 July 2023 - 3080-P1 - 4B8P Detached house - Proposed Floor Plans, received 31 July 2023 - 3081-P1 - 4B6P Detached house - Proposed Elevations (Plot 9), received 31 July 2023 - 3083-P1 - 4B8P Detached house - Proposed Elevations (Plot 6), received 31 July 2023 - 3090-P1 - 4B8P Detached house - Proposed Floor Plans, received 31 July 2023 - 3091-P2 - 4B8P Detached house - Proposed Elevations (Plots 7,8,13), received 21 December 2023 - 3092-P2 - 4B8P Detached house - Proposed Elevations (Plot 33), received 21 December 2023 - 3093-P1 - 4B6P Detached house - Proposed Elevations (Plot 12), received 31 July 2023 - 3000-P1 - 1B2P Semi-detached house - Proposed Floor Plans, received 31 July 2023 - 3001-P1 - 1B2P Semi-detached house - Proposed Elevations (Plots 44,45,46,47), received 31 July 2023 - 3100-P1 - 5B8P Detached house - Proposed Floor Plans, received 31 July 2023 - 3101-P2 - 4B8P Detached house - Proposed Elevations (Plots 1,10), received 21 December 2023 - 3102-P2 - 4B8P Detached house - Proposed Elevations (Plot 55), received 21 December 2023 - 3103-P1 - 3B6P Semi-detached house - Proposed Floor Plans, received 31 July 2023 - 3104-P1 - 3B6P Semi-detached house - Proposed Elevations (Plots 19,20), received 31 July 2023 - 3200-P1 - Garages Floor Plan & Elevations, received 31 July 2023 - 3201-P1 - Garages Floor Plan & Elevations, received 31 July 2023 - 3202-P1 - Pumping Station - Floor Plan and Elevations, received 31 July 2023 Approved supporting information: - Minerals Resource Assessment - Revision D (report ref: TB/VL/P16-1138/06 Rev D) dated October 2022, received 31 July 2023. - Materials Management Plan - Revision C (report ref: TB/VL/P16-1138/08 Rev C dated June 2023), received 31 July 2023 - Flood Risk Assessment and Drainage Strategy (report ref: GGB/VL/P16-1138/11 Revision D dated 07.03.24)(Volumes 1 and 2), received 08 March 2024 - Reptile Survey Report version 1.1, dated 19 May 2023, received 31 July 2023 - Arboricultural Report version 1.2, dated 21 April 2023, received 31 July 2023 - Ecological Design Strategy version 1.1, dated 19 May 2023 received 31 July 2023 - Shadow Habitats Regulations Assessment version 1.2, dated 19 May 2023, received 31 July 2023 Reason: For the avoidance of doubt as to what has been approved and in the interest of proper planning.
3.Off-Site Highway Works - details (pre-commencement): There shall be no commencement of the development hereby permitted until detailed drawings for the required Off-Site Highway Works indicated on approved plans 1138-03-008-Revision C, 1138-03-009-Revision D, and 1138-03-010-Revision B have first been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be undertaken in struct accordance with the details as approved. Reason: To ensure that the highway improvement works are designed to an appropriate standard in the interest of highway safety and the safety of residents of the development, and to protect the environment of the local highway corridor, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies OT2 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition because the highways works are set out in adopted policy as being necessary to make residential development of this allocated land acceptable, and to ensure the development is acceptable in highways safety terms from the outset of the development, and to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development, and to minimise the risk of requiring remedial action causing an adverse impact on the viability of the development.
4.Highway Infrastructure Provision - 20mph zones (pre-commencement): No development shall take place whatsoever until the applicant / developer has first provided sufficient information to demonstrate that a Traffic Regulation Order for a 20mph zone on Ranworth Drive, Claymore Gardens, Barton Way, Thurne Way, Coldham Close, Fritton Close and Hickling Way has first been initiated and has been or is in the process of being promoted by the Local Highway Authority. Reason: In the interests of highway safety, in accordance with adopted policies CS01 and CS16 of the Great Yarmouth Core Strategy (2015) policies OT2 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the impacts from traffic, including traffic associated with both the construction phase and the occupation of development can be addressed as early as possible.
5.Foul Drainage Details (pre-commencement): There shall be no commencement of the development hereby permitted until full details of a Foul Water Drainage Scheme have first been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in strict accordance with the approved foul water drainage scheme details, and the drainage shall be installed and made available for use prior to the first residential occupation or use of any dwelling within the development. Reason: To ensure there is appropriate provision of infrastructure and adequate capacity within the receiving sewer network to accommodate the flows proposed from this development, and to ensure there are appropriate precautions for on-site treatment where necessary, in the interests of minimising flood risk and watercourse contamination risks and to protect residential amenity, in accordance with the requirements of the National Planning Policy Framework and adopted policies CS01, CS09, CS11 and CS13 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1, A2, E1, E6 and I3 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the necessary infrastructure and impacts of the development are mitigated within the construction phase and are made available for first occupation of the development as early as possible, and to minimise the risk of requiring remedial action causing an adverse impact on the viability of the development.
6.Construction Environment Management Plan (pre-commencement): There shall be no commencement of the development hereby permitted whatsoever until a Construction Management and Traffic Plan (CMTP) has first been submitted to and approved in writing by the Local Planning Authority. The details to be provided shall include: · Details of the access route and route of construction traffic (the 'Construction Traffic Access Route')_to be used both within and for the purposes of accessing and leaving the development site; · Details demonstrating adequate provision for addressing any abnormal wear and tear to the highway together with wheel cleaning facilities and proposals to control and manage construction traffic; · Details of traffic using the 'Construction Traffic Access Route', and details to ensure no other local roads are used by construction traffic; · Details of car parking for construction workers, which should be contained within the site wherever possible and practical; · The plan shall be prepared in accordance with BS:42020 and shall detail how the applicant will mitigate all emissions (including dust, noise, vibration, water, light etc) from demolition and construction activities; · Details of proposed communication with neighbours before and during works including contact arrangements by which residents can raise any concerns and issues, and proposed mechanisms for investigation and responding to residents' concerns; · Details of management arrangements to be used to minimise noise and dust (including staff training such as toolbox talks); · Details of hours of work during which noisy and potentially dusty activities will take place; · Details of measures to control loud radios on site and measures to be taken to ensure noisy activities take place away from residential premises where possible, such as providing a separate compound for cutting and grinding activities; · Details of measures to control dust from excavation, wetting of soil, dust netting and loading and transportation of soil, such as minimising drop heights, sheeting of vehicles; · Details of measures to control dust from soil stockpiles, such as sheeting, making sure that stockpiles exist for the shortest possible time and locating stockpiles away from residential premises; · Details of measures to control dust from vehicle movements, such as site speed limits, cleaning of site roads and wetting of vehicle routes in dry weather; · Details of measures to minimise dust-generating activities on windy and dry days; and, · Confirmation that no burning of any materials will occur on site at any time. For the duration of the construction period all traffic associated with the construction of the development will comply with the approved Construction Traffic Management Plan and shall use only the 'Construction Traffic Access Route' and no other local roads unless otherwise first agreed in writing with the Local Planning Authority. The car parking for construction works will be maintained throughout the duration of the construction period. The development shall be undertaken in strict accordance with the details as approved. Reason: In the interests of maintaining highway efficiency and safety and residential amenity, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development includes suitable mitigation to address the likely impacts associated with the construction period of the development.
7.Construction Ecological Management Plan for Biodiversity (pre-commencement): There shall be no commencement of the development hereby permitted whatsoever until a Construction Ecological Management Plan for Biodiversity (CEMP-B) has first been submitted to and approved in writing by the Local Planning Authority. The content of the Construction Ecological Management Plan shall include the following: (i) Description and evaluation of features to be managed; (ii) Ecological constraints on site that might influence management; (iii) Aims and objectives of management; (iv) Appropriate management options for achieving aims and objectives including the proposed mitigation measures detailed in the Skilled Ecology Preliminary Ecological Appraisal report (June 2023), specifically including but not exclusive to: a. protection and enhancement of bat feeding and commuting corridors, b. protection and enhancement of trees and shrubs, and, c. nest boxes for birds and bats; (v) Prescriptions for management actions and a timetable or schedule for their delivery; and, (vi) On-going monitoring and remedial measures. The development shall thereafter be carried out in strict accordance with the approved details and to the timeframes for delivery contained therein. Reason: In the interests of protecting and enhancing the development's existing landscape, biodiversity and ecological interests, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015), and policies OT2, A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development includes suitable safeguards for the ecological interests of the development, and mitigation to address the likely impacts associated with the construction period of the development, and provide appropriate enhancement within the design of the development.
8.Archaeological Investigations (pre-commencement): Part (A) - No development shall take place until an archaeological Written Scheme of Investigation (WSI) has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall include an assessment of significance and research questions, and details of the following: 1) The programme and methodology of site investigation and recording, 2) The programme for post investigation assessment, 3) Provision to be made for analysis of the site investigation and recording, 4) Provision to be made for publication and dissemination of the analysis and records of the site investigation, 5) Provision to be made for archive deposition of the analysis and records of the site investigation, 6) Nomination of a competent person or persons/organisation to undertake the works set out within the written scheme of investigation, and, 7) Any further project designs as addenda to the approved WSI covering subsequent phases of mitigation as required. Part (B) - No development shall take place other than in strict accordance with the Written Scheme of Investigation approved under part (A) of this condition and any addenda to that WSI covering subsequent phases of mitigation. Part (C) - The development hereby permitted shall not be occupied until the site investigation and post investigation assessment has first been completed in accordance with the programme set out in the archaeological written scheme of investigation approved under part (A) of this condition and the provision to be made for analysis, publication and dissemination of results and archive deposition has been secured. Reason: In the interests of ensuring appropriate archaeological investigation of the site, and to ensure the full understanding and preservation of heritage assets within the site, in accordance with National Planning Policy Framework paragraph 207 and adopted policies CS10 of the Great Yarmouth Core Strategy (2015) and E5 of the Great Yarmouth Local Plan Part 2 (2021). The condition is required as a pre-commencement action to ensure an understanding of the site at the earliest possible stage in the development, in order to avoid risks of needing expensive remedial action and adverse impacts on the delivery of the development.
9.Details of site ground levels (pre-commencement): No development shall commence until the following information has first been submitted to and approved in writing by the Local Planning Authority: (i) a full site survey showing all existing site levels above ordnance datum, and those details shall include: - the datum used to calibrate the site levels - levels along all site boundaries - levels across the site at regular intervals - floor levels of adjoining buildings (where relevant) (ii) full details of the proposed finished floor levels of all buildings and hard surfaces, including details to show the proposed ground floor levels in relation to existing ground levels. The development shall be carried out only in strict accordance with the levels approved. Reason: To ensure that the development takes place in the manner expected by the Local Planning Authority, to retain control over any significant changes in levels within the site and in the interests of protecting neighbouring amenity and providing suitable residential amenity and design within the development, in accordance with adopted policies CS01 and CS09 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure all parties have a fundamental understanding of the development design and relationship with surrounding land at the earliest possible stage in the development, in order to address any possible concerns and avoid risks of remedial action and/or adverse impacts on the development.
10.Highway design details (pre-commencement): No development shall commence until such time as detailed plans for the construction of roads, footways, cycleways, street lighting, foul and surface water drainage in the development have first been submitted to and approved in writing by the Local Planning Authority. All construction works shall thereafter be carried out in accordance with the approved details. Reason: In the interests of maintaining highways safety, vehicular and pedestrian access, drainage, and to ensure appropriate design of the development, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1, A2 and E1 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development, and to minimise the risk of requiring remedial action causing an adverse impact on the viability of the development.
11.Arboricultural Impact Assessment (pre-commencement): There shall be no commencement of the development hereby permitted until the full range of tree protection measures have first been installed and made operational as detailed in the Arboricultural Report version 1.2 by Greenlight Environmental Consultancy dated 21 April 2023, received by the LPA on 31 July 2023. The development hereby approved shall thereafter be carried out in complete accordance with the submitted Arboricultural Report, and the tree protection measures shall be retained and maintained for the full duration of the construction phase of the development thereafter. Reason: In the interests of the visual amenities of the locality, promoting ecological benefits within the development, and to provide shading opportunities and reduce overheating in the interests of neighbouring residential amenity and promoting adaptive climate designs, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies OT2, E4, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the necessary tree protection measures are in place in advance of and throughout the construction phase of the development.
12.Landscaping scheme details (pre-commencement): Notwithstanding the details shown in the site layout plans hereby approved, no development shall take place whatsoever until there has first been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping, including boundary treatments, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development. Within the details to be provided, particular attention shall be paid to replanting mature height native trees along the southern boundaries of Plots 16-18 for the purposes of providing some mitigation against solar radiation overheating. With the exception of providing boundary treatments to each dwelling, the approved details shall be implemented in full and planting shall be provided around the site within 9 months of the commencement of the development hereby permitted, or within the first growing season, whichever is the sooner. There shall be no occupation of any dwelling until the landscaping and boundary treatments at and adjacent that dwelling has ben provided in strict accordance with the approved details, and all elements of landscaping shall be retained and maintained as such thereafter. Reason: In the interests of the visual amenities of the locality, promoting ecological benefits within the development, and to provide shading opportunities and reduce overheating in the interests of neighbouring residential amenity and promoting adaptive climate designs, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies OT2, E4, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development can include appropriate landscaping treatments consistent with the finalised construction designs of the site layout and to ensure that appropriate mitigation has sufficient ability to become established in time for occupation of the dwellings concerned.
13.Biodiversity Enhancement Measures (pre-commencement): No development shall take place until the details of a Biodiversity Enhancement Scheme and proposed biodiversity enhancement measures to be provided within the development has first been submitted to and approved in writing by the Local Planning Authority. The details of the scheme shall be based on, and include as a minimum, the Biodiversity Enhancement Measures proposed within the approved Ecological Design Strategy report version 1.1 by Greenlight Environmental Consultancy dated 19 May 2023 received by the LPA on 31 July 2023. The development shall thereafter be carried out in full accordance with the approved Biodiversity Enhancement Scheme which shall be provided in full and made available for use prior to the first occupation of the final dwelling to be occupied within the development hereby permitted. Reason: In the interests of biodiversity protection and enhancement in accordance with the expectations of the NPPF, to fulfil the Council's duty to protect and promote biodiversity enhancements, and to accord with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies OT2, A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development safeguards the biodiversity and ecological interests of the development and includes enhancement measures within the construction stage of the development in accordance with Council's duty to protect and promote biodiversity enhancements, and to avoid unnecessary costs to the developer.
14.Fire Hydrants Scheme (pre-commencement): No development shall commence until a full or phased scheme for the appropriate provision of fire hydrants within the development has first been submitted to and agreed by the Local Planning Authority, in consultation with Norfolk Fire and Rescue Service. There shall be no occupation of any dwelling until the hydrant(s) serving the property or group of properties including that dwelling has first been provided and made available for use in accordance with the approved details, to the satisfaction of the LPA in consultation with Norfolk Fire and Rescue Service. Reason: To ensure the development is provided with suitable safety measures and highways infrastructure, in accordance with adopted policies CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development includes appropriate means of water supply and fire hydrant provision in the construction designs of the site layout and to ensure that appropriate mitigation is provided in time for occupation of the dwellings, and to minimise the risk of requiring remedial action causing an adverse impact on the viability of the development.
15.Contaminated Land - Investigations and Remediation (pre-commencement): Part (A) - Notwithstanding the the details of any reports submitted with the application, no development shall commence until a Phase 1 Contamination Report has first been carried out to assess whether the land is likely to be contaminated. This Phase 1 study shall provide an investigation and risk assessment of the nature and extent of any contamination that is likely to be found within the site, whether or not it originates from within the site. The report to be submitted shall also include details of known previous uses and possible contamination arising from those uses. The results of the investigations shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Part (B) - If contamination is suspected to exist, a Phase 2 Site Investigation is to be carried out and submitted for the written approval of the Local Planning Authority in consultation with the Environmental Health service, prior to the commencement of development. Part (C) - If the Phase 2 site investigation determines that the ground contains contaminants at unacceptable levels, the applicant shall submit a written Phase 3 Contamination Remediation Strategy detailing how the site is to be remediated to a standard suitable for its proposed end-use. This subsequent Phase 3 report shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The development shall thereafter be undertaken in strict accordance with the details of the approved Contamination Remediation Strategy. Part (D) - No buildings hereby permitted shall be occupied until a Phase 4 Remediation Verification Report has first been submitted to and approved in writing by the Local Planning Authority, which shall demonstrate that the remediation works have been carried out in accordance with the approved remediation method statement scheme approved under Part C of this condition. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and A1, A2 and E6 of the Great Yarmouth Local Plan Part 2 (2021). This is a pre-commencement condition to ensure the development includes suitable mitigation to address the likely impacts associated with the construction period of the development.
16.Contaminated Land Precautions (required during construction): In the event that contamination that was not previously identified is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority. All development shall cease and shall not recommence until: 1) a report has been submitted to and agreed in writing by the Local Planning Authority which includes results of an investigation and risk assessment together with proposed remediation scheme to deal with the risk identified; and, 2) the agreed remediation scheme has been carried out and a validation report demonstrating its effectiveness has been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and A1, A2 and E6 of the Great Yarmouth Local Plan Part 2 (2021).
17.Minerals Management Plan (required during construction): The development hereby permitted shall be undertaken in accordance with the submitted Minerals Resource Assessment - Revision D (report ref: TB/VL/P16-1138/06 Rev D) dated October 2022 and the Materials Management Plan by Create Consulting Engineers Ltd revision C (report ref: TB/VL/P16-1138/08 Rev C) dated June 2023, both received by the Local planning Authority on 31 July 2023. Reason: To ensure that needless sterilisation of safeguarded mineral resources does not take place, in accordance with the National Planning Policy Framework and Policy CS16 of the Norfolk Core Strategy and Minerals and Waste Development Management Policies DPD 2010-2026 and adopted policies CS12 of the Great Yarmouth Core Strategy (2015) and OT2 of the Great Yarmouth Local Plan Part 2 (2021).
18.Construction Working Hours (required during construction): There shall be no construction works undertaken outside the hours of 0800 - 1800 Monday to Friday, 0900 - 1300 Saturdays, and no works shall take place at all on Sundays and bank/public holidays. This restriction shall apply to all works which are audible at the site boundary of the closest residential property to the activities to be undertaken. Reason: In the interests of maintaining existing residential amenity, in accordance with adopted policies CS09 of the Great Yarmouth Core Strategy (2015) and A1 of the Great Yarmouth Local Plan Part 2 (2021).
19.Surface Water Drainage (required during construction): The development hereby permitted shall be built in strict accordance with the submitted Flood Risk Assessment and Drainage Strategy (report ref: GGB/VL/P16-1138/11 Revision D dated 07.03.24), received by the LPA on 08 March 2024. Reason: To reduce the risks of flooding and in the interests of protecting residents from the effects of flooding, by ensuring the satisfactory management of local flood risk, providing surface water flow paths, storage and disposal of surface water from the site in a range of rainfall events, to minimise watercourse contamination risks, and to ensure the sustainable drainage scheme operates as designed for the lifetime of the development, in accordance with the requirements of the National Planning Policy Framework and adopted policies CS01, CS09, CS11 and CS13 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1, A2, E1 and E6 of the Great Yarmouth Local Plan Part 2 (2021).
20.Provide reptile protection measures (required during construction): The development hereby permitted shall be undertaken in strict accordance with the precautionary measures set out in the Reptile Survey Report by Greenlight Environmental Consultancy version 1.1 dated 19 May 2023, received by the LPA on 31 July 2023. Reason: In the interests of protecting protected species and to safeguard the ecological interests of the development, in the interests of biodiversity protection and enhancement in accordance with the expectations of the NPPF, to fulfil the Council's duty to protect and promote biodiversity enhancements, and to accord with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies OT2, A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021).
21.Accessible and adaptable dwellings (prior to slab levels): There shall be no commencement of development above DPC/slab/foundations level until precise details of an Accessible and Adaptable Housing Scheme have first been submitted to and approved in writing by the Local Planning Authority sufficient to show how the development will ensure the dwellings hereby permitted are to be constructed in accordance with the requirements of Part M4(2) of Part M of the Building Regulations wherever practicable and feasible. Any proposed non-compliance with the requirements of Part M4(2) shall be documented and the reasons set out in the submitted details. The development shall thereafter be undertaken in strict accordance with the approved details prior to the first occupation or use of each dwelling concerned. Reason: In the interests of promoting an appropriate mix of housing types and facilities and securing accessible and adaptable housing and promoting a suitable standard of design and residential amenity, in accordance with adopted policies CS09 of the Great Yarmouth Core Strategy (2015) and policies OT2, H1 and A2 of the Great Yarmouth Local Plan Part 2 (2021) and the adopted Great Yarmouth Design Code SPD.
22.Materials palette and details (prior to slab levels): Notwithstanding the submitted External Materials schedule set out in approve plan 0300-P8 received 31 October 2024, there shall be no commencement of development above DPC/slab/foundations level until precise details of the proposed external materials of walls, roofs, windows, doors and detailing to be used in all dwellings and garages in the development, have first been submitted to and approved in writing by the Local Planning Authority. In addition to details of external materials, the details shall include the position, location and appearance of meter/utility boxes. The development shall thereafter be undertaken in full in strict accordance with the approved details prior to occupation of any dwelling on site and shall be retained as such thereafter. Reason: To enhance the visual appearance of the development in accordance with adopted policies CS09 of the Great Yarmouth Core Strategy (2015) and policies OT2 and A2 of the Great Yarmouth Local Plan Part 2 (2021) and the adopted Great Yarmouth Design Code SPD.
23.Lighting Strategy (prior to slab levels): No development shall take place above DPC/slab/foundations level of any dwelling until a 'Lighting Design Strategy for Biodiversity' has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall include the following details: (a) Identify those areas and features within the site that are particularly sensitive for bats and that are likely to experience disturbance in or around their breeding sites and resting places, or along important routes used to access key areas of their territory, for example foraging; and, (b) Show how and where external lighting shall be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that any areas to be lit will not disturb or prevent bats using their territory or having access to breeding sites, resting places or feeding areas. All external lighting shall thereafter be installed only in accordance with the specifications and locations set out in the approved details, and site lighting shall thereafter be maintained in accordance with that strategy. Reason: In the interests of the satisfactory development of the site, protection of local visual amenity and to protect and maintain residential amenity, and to ensure biodiversity protection and enhancements in accordance with the expectations of the NPPF and adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1, A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021).
24.Water Efficiency Strategy (prior to slab levels): No development shall take place above DPC/slab/foundations level of any dwelling until a Water Efficiency Strategy has first been submitted to and approved in writing by the Local Planning Authority, with details sufficient to demonstrate how the dwellings within the development hereby permitted will be designed and built to achieve a water consumption rate of no more than 110 litres/person/day, and which shall include use of water butts within each dwelling. The development shall thereafter be constructed in accordance with the approved details, and all water conservation measures proposed within the approved details shall thereafter be installed prior to the first occupation of each dwelling, and shall thereafter be maintained to achieve this agreed rate to ensure the required water consumption is not exceeded for the lifetime of the development. Reason: In the interests of promoting and securing water efficiency improvements to a higher standard than Building Regulations minimum standards require, to accord with adopted policies CS09 and CS12 of the Great Yarmouth Core Strategy (2015) and policies A2 and E7 of the Great Yarmouth Local Plan Part 2 (2021).
25.Off-Site Highway Works - Provision (prior to occupation): There shall be no residential occupation of the development hereby permitted until the full range of approved Off-Site Highway Works (including Public Rights of Way works) referred to in Condition 3 of this permission have first been completed and made available for use in accordance with the details approved by Condition 3, to the written satisfaction of the Local Planning Authority. Reason: In the interests of maintaining highway safety and to ensure that local highway network is adequate to cater for the development proposed, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies OT2 and A2 of the Great Yarmouth Local Plan Part 2 (2021).
26.Provision of Highways works (prior to occupation): Before any dwelling is first occupied the road(s), footway(s) and cycleway(s) shall be constructed to binder course surfacing level from the dwelling to the adjoining County road, in accordance with the details approved in writing by the Local Planning Authority pursuant to Condition 10 of this permission, to the written satisfaction of the Local Planning Authority. Reason: To ensure satisfactory development of the site, and in the interests of maintaining highways safety, vehicular and pedestrian access, drainage, and appropriate design of the development, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1, A2 and E1 of the Great Yarmouth Local Plan Part 2 (2021).
27.Provision of EV Charging Points (prior to occupation): Prior to the first occupation of the dwellings hereby permitted each dwelling shall be fitted with an EV Charging facility in accordance with the locations for EV Charging Points shown in the approved plan 3204-P5 received 31 October 2024, which shall be provided and made available for use prior to the first use or occupation of each dwelling, and shall be retained as such thereafter. Reason: To address the demand for electric vehicle charging within the development, in accordance with adopted policies CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies OT2, A2 and I1 of the Great Yarmouth Local Plan Part 2 (2021).
28.Provision of Refuse Facilities (prior to occupation): Prior to the first occupation of the dwellings hereby permitted the approved refuse strategy plan 0350-P received 31 October 2024 shall be implemented and appropriate refuse storage and collection facilities shall be provided for each dwelling and made available for use prior to occupation, and shall be retained as such thereafter. Reason: In the interests of providing suitable residential amenity and access arrangements for refuse collection, in accordance with adopted policies CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021) and the adopted Great Yarmouth Design Code SPD.
29.Noise/Sound Insulation Standards: The dwellings hereby permitted shall be constructed so as to provide sound attenuation against external noise and ensure internal sound levels no greater than: a. 35dB LAeq (16 hour) in the main living rooms of the dwelling(s) (for daytime and evening use); and, b. 30dB Laeq (8 hour)/45dB Lamax (fast) in the bedrooms of the dwelling(s) (for night-time use), in line with World Health Organisation guidance, with windows shut and other means of ventilation provided. Reason: To ensure adequate living conditions for future occupiers and to ensure the development meets World Health Organisation guidance levels in relation to protection from noise pollution, in accordance with adopted policies CS01 and CS09 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021).
30.Provision of Highway Infrastructure: There shall be no occupation of the final dwelling to be occupied within the development until all works have first been carried out on roads, footways, cycleways, street lighting, foul and surface water sewers to provide those facilities in full and available for public use, in accordance with the approved specifications to the satisfaction of the Local Planning Authority, in accordance with the details approved in writing by the Local Planning Authority pursuant to Condition 10 of this permission. Reason: To ensure satisfactory development of the site and to ensure estate roads are constructed to a standard suitable for adoption as public highway, in the interests of maintaining highways safety, vehicular and pedestrian access, drainage, and appropriate design of the development, in accordance with adopted policies CS01, CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies OT2, A1, A2 and E1 of the Great Yarmouth Local Plan Part 2 (2021).
31.Replanting of failed landscaping: For the duration of a period of 5 years from the first occupation of the final dwelling of the development to be occupied, any trees or plants forming part of the new planting and approved landscaping scheme which die, are removed or become seriously damaged or diseased shall be replaced in the next immediate planting season with others of similar size and species, unless the Local Planning Authority first gives its written consent to any variation thereof. Reason: To ensure a high-quality form of development and in the interests of ensuring appropriate visual amenity for the local area, to enhance biodiversity and to maintain appropriate residential amenity, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies OT2, E4, A1 and A2 of the Great Yarmouth Local Plan Part 2 (2021).
32.No additional external lighting to be installed: There shall be no installation of any external lighting within the development hereby permitted other than lighting included within the 'Lighting Design Strategy for Biodiversity' details approved by Condition 23 of this permission, without first gaining the express written permission of the Local Planning Authority. Reason: In the interests of preserving residential amenity, the landscape dark sky character, to minimise impacts on biodiversity and foraging corridors, and to ensure a suitable form of development design, in accordance with adopted policies CS01, CS09 and CS11 of the Great Yarmouth Core Strategy (2015) and policies A1, A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021).
33.Informative Note 1. PLANNING OBLIGATIONS: This permission is subject to the provisions of a legal agreement to secure planning obligations relating to: On-site provision of Affordable Housing and Open Space, financial contributions towards Library enhancements, off-site Open Space, GIRAMS habitat protection, NHS ambulance service enhancements, Surface Water Drainage management and maintenance, and planning obligation monitoring. These are set out in the associated Section 106 Agreement dated 03 November 2025.
34.Informative Note 2. STATEMENT OF POSITIVE ENGAGEMENT: In dealing with this application Great Yarmouth Borough Council has actively sought to work with the applicant in a positive and proactive manner. It is confirmed that the Habitats Regulations Assessment (HRA) submitted by the applicant has been assessed as being suitable for the Borough Council as competent authority to use as the HRA record for the determination of the planning application, in accordance with the Conservation of Habitats and Species Regulations 2017. An associated GIRAMS contribution of £16, 729.35 for mitigation of impacts (index-linked) is to be is secured through the Section 106 Agreement linked to this permission.
35.Informative Note 3. Construction phase - Good practice advice. The site will potentially generate a significant amount of dust during the construction process; therefore, the following measures should be employed: - - An adequate supply of water shall be available for suppressing dust; - Mechanical cutting equipment with integral dust suppression should be used; - There shall be no burning of any materials on site.
36.Informative Note 4. Street Naming and Numbering. Great Yarmouth Borough Council has a duty to ensure that roads and streets within the Borough are properly named and that the properties fronting onto them are appropriately numbered. Therefore it is essential that once detailed planning permission has been granted, and prior to the completion of development, the developer/owner applies for an official address. This Authority has adopted the legislation set out in sections 17, 18 and 19 of The Public Health Act 1925. In common with most neighbouring local authorities, Great Yarmouth Borough Council charges for the street naming and numbering of new developments. Charges and more information can be seen on the Council's website here: https://www.great-yarmouth.gov.uk/street-naming-numbering
37.Informative Note 5. Wildlife Protection. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while the nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this act. While trees and scrub are likely to contain nesting birds between 1st March and 31st August inclusive buildings can also support nesting birds. If works occur during the nesting period a careful check of the building by a competent ecologist should be undertaken to assess the nesting bird activity on the site during this period and has shown it is absolutely certain that nesting birds are not present.
38.Informative Note 6. Land Contamination. The responsibility for the safe development and secure occupancy of the site rests with the developer. The local planning authority has determined the application based on the information available to it, but this does not mean that the land is free from contamination, or that the land could not be declared Contaminated Land in future.
39.Informative Note 7. Pre-Commencement Conditions. Conditions attached to this Planning Approval require details to be submitted prior to the commencement of development. Failure to secure approval of those details risks the development being unauthorised.
40.Informative Note 8. Fire Officer Notes. Requirement B5: Access and facilities for the fire service (B5) These sections deal with the following requirement from Part B of Schedule 1 to the Building Regulations 2010: (1) The building shall be designed and constructed so as to provide reasonable facilities to assist fire fighters in the protection of life. (2) Reasonable provision shall be made within the site of the building to enable fire appliances to gain access to the building. Intention Provisions covering access and facilities for the fire service are to safeguard the health and safety of people in and around the building. Their extent depends on the size and use of the building. Most firefighting is carried out within the building. In the Secretary of State's view, requirement B5 is met by achieving all of the following. a. External access enabling fire appliances to be used near the building. b. Access into and within the building for firefighting personnel to both: - i. search for and rescue people - ii. fight fire c. Provision for internal fire facilities for firefighters to complete their tasks. d. Ventilation of heat and smoke from a fire in a basement. e. A facility to store building information for firefighters to complete their tasks. If an alternative approach is taken to providing the means of escape, outside the scope of this approved document, additional provisions for firefighting access may be required. Where deviating from the general guidance, it is advisable to seek advice from the fire and rescue service as early as possible (even if there is no statutory duty to consult). Water supplies for firefighting should be in accordance with ADB Vol 2, Sec 16 and "National Guidance Document on the Provision for Fire Fighting" published by Local Government Association and Water UK: https://www.water.org.uk/wp-content/uploads/2018/11/national-guidance-document-onwater-for-ffg-final.pdf For further information please contact the NFRS Water Office at the address given above or by email on FireWaterOfficer@norfolk.gov.uk
41.Informative Note 9. Anglian Water Advice. Notification of intention to connect to the public sewer under S106 of the Water Industry Act Approval and consent will be required by Anglian Water, under the Water Industry Act 1991. Contact Development Services Team 0345 606 6087 Protection of existing assets - A public sewer is shown on record plans within the land identified for the proposed development. It appears that development proposals will affect existing public sewers. It is recommended that the applicant contacts Anglian Water Development Services Team for further advice on this matter. Building over existing public sewers will not be permitted (without agreement) from Anglian Water. No building will be permitted within the statutory easement width of 3 metres from the pipeline without agreement from Anglian Water. Please contact Development Services Team on 0345 606 6087. The developer should note that the site drainage details submitted have not been approved for the purposes of adoption. If the developer wishes to have the sewers included in a sewer adoption agreement with Anglian Water (under Sections 104 of the Water Industry Act 1991), they should contact our Development Services Team on 0345 606 6087 at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with Sewers for Adoption guide for developers, as supplemented by Anglian Water's requirements The preferred method of surface water disposal would be to a sustainable drainage system (SuDS) with connection to sewer seen as the last option. Building Regulations (part H) on Drainage and Waste Disposal for England includes a surface water drainage hierarchy, with infiltration on site as the preferred disposal option, followed by discharge to watercourse and then connection to a sewer.
42.Informative Note 10. Internal Drainage Board Advice. The site is near to the Internal Drainage District (IDD) of the Waveney, Lower Yare and Lothingland Internal Drainage Board (IDB) and is within the Board's Watershed Catchment (meaning water from the site will eventually enter the IDD). Maps are available on the Board's webpages showing the Internal Drainage District (https://www.wlma.org.uk/uploads/WLYLIDB_Index_Map.pdf) as well as the wider watershed catchment (https://www.wlma.org.uk/uploads/WLYLIDB_Watershed.pdf). Initial testing shows that a drainage strategy reliant on infiltration is likely to be achievable on the proposed development. If for any reason a strategy wholly reliant on infiltration does not prove viable and a surface water discharge is proposed to a watercourse within the watershed catchment of the Board's IDD then we request that this be in line with the Non-Statutory technical standards for sustainable drainage systems (SuDS), specifically S2 and S4. It is recommended that the discharge from this site is attenuated to the Greenfield Runoff Rates wherever possible. The reason for this recommendation is to promote sustainable development within the Board's Watershed Catchment therefore ensuring that flood risk is not increased within the Internal Drainage District (required as per paragraph 167 of the National Planning Policy Framework). For further information regarding the Board's involvement in the planning process please see our Planning and Byelaw Strategy, available online.