Great Yarmouth Borough Council Portal
No.Condition Text
1.The application site is accessed via Low Road, a narrow, single track road without any pedestrian facilities. The site is located outside of the development limits, and there is a lack of pedestrian permeability from the site through to the village proper without using Low Road. This means that the distance to facilities within the village is in excess of what would be reasonably expected for people to walk meaning that this precludes any realistic opportunity of encouraging a modal shift away from the private car. Therefore the site is not located to minimise the need to travel and is not in a sustainable location for new development. As a result, the proposed development conflicts with the aims of sustainable development and does not satisfy the requirements of Policies CS01 and CS02 of the Great Yarmouth Local Plan Core Strategy (2015) and Policies GSP1 and GSP3 of the Great Yarmouth Local Plan Part 2 (2021).
2.The application proposes a scheme of far lower density than the surrounding built environment at only 4 dwellings per hectare. This is significantly below the 30 dwellings per hectare expected by policy H3, creating a character conflict, and also represents an inefficient use of unsterilised land which is classified as Grade One agricultural land. The application therefore does not comply with Core Strategy (2015) Policy CS3 and CS9 along with Local Plan Part 2 (2021) Policies A2 and H3 and Paragraph 124 of the National Planning Policy Framework (September 2023).
3.The backland form of development proposed represents a conflict with the surrounding built character and means that the proposed dwellings lack any street frontage. The proposal fails to accord with the principles of good housing design outlined in Policy A2,and therefore the proposal fails to comply with Policy CS09 of the Great Yarmouth Local Plan Core Strategy (2015) and Policy A2 of the Great Yarmouth Local Plan Part 2 (2021) along with Paragraphs 126, 130 and 134 of the National Planning Policy Framework (September 2023).
4.The proposed boundary treatments do not positively contribute to the character of the street scene, public realm, and wider landscape, particularly given that the proposed boundary treatments would have the effect of bounding the main access driveway with 1.8m close-boarded fencing, that would create a harsh dull tunnelling effect. This would also have an urbanising impact on the character of the area which would be harmful considering the rural fringe location of the application site. As such, the proposal fails to comply with Policy CS09 of the Great Yarmouth Local Plan Core Strategy (2015) and Policy A2 of the Great Yarmouth Local Plan Part 2 (2021) along with Paragraphs 126, 130 and 134 of the National Planning Policy Framework (September 2023).
5.The proximity of the access road to the rear of the properties along Hayton Road, combined with the proposed use of 20mm crushed grey granite surface would result in unacceptable levels of noise and disturbance to residents of these properties resulting from vehicle movements to and from the proposed dwellings. This would have a significant adverse impact on the amenity of residents along Hayton Road especially considering the noise would be to the rear, more private and secluded areas of the dwellings. The proposal fails to comply with Policy CS09 of the Great Yarmouth Local Plan Core Strategy (2015) and Policy A1 of the Great Yarmouth Local Plan Part 2 (2021) along with Paragraph 130 of the National Planning Policy Framework (September 2023).
6.The application site is located within the orange 400m to 2.5km Indicative Habitat Impact Zone and the application is not supported by the required financial contribution of £421.68, which is 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).
7.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).
8.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.