Great Yarmouth Borough Council Portal
No.Condition Text
1.The application site is located approx. 1400m outside of the development limits of Filby and the distance to facilities is in excess of what would be reasonably expected for people to walk, and the highway environment is not attractive to encourage cycling as a means of day-to-day travel. This means that the application site location is inaccessible and 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 CS1 and CS2 of the Great Yarmouth Local Plan Core Strategy (2015) and Policy GSP1 Great Yarmouth Local Plan Part 2 (2021).
2.No evidence or statement has been put forward to demonstrate that there is a need for a new permanent dwelling outside of developments limits as a rural workers dwellings with ties to livery activities. Therefore only criteria 'd' of H5 has been satisfied as it is considered that the proposal is situated within an acceptable location on site and does not require the creation of a new access. However Policy H5 requires al criteria to be satisfied and as the remaining criteria have not been satisfied, the proposal does not meet the criteria necessary to be considered as a rural workers dwelling, and cannot be considered an exemption to Policies CS2 and GSP1, and is therefore contrary to Local Plan Part 2 (2021) Policy H5.
3.The static caravan gives an appearance of a temporary structure, which does not reflect high quality design and is also not considered to be sustainable. Whilst there are the two existing caravans on site which have been considered as established, the addition of a further caravan is not considered to enhance the character or setting of the area. Therefore, the proposed development does not accord with the housing design principles outlined in Local Plan Part 2 Policy A2.
4.Policy H3 sets out that residential developments need to meet an indicative net minimum housing density (dwellings per hectare) of 20 for development in Filby. The two established caravans were considered as one planning unit, and therefore this proposal would result in a total of 2 caravans on a site area of 0.03 hectare. The site area has been measured to include the 3 caravans and their surrounding amenity space, not the entire curtilage of the Livery, which creates a minimum housing density of 66.6. This exceeds the net minimum housing density for Filby. Therefore the development does not accord with Local Plan Part 2 Policy H3.
5.The formation of the caravans on site result in little privacy for the occupant when using the shared private amenity space, due to the two established caravans enclosing the space and having a direct outlook into the area. It is therefore considered that the third caravan would not benefit from a suitable quality of defensible private outdoor amenity space and therefore does not accord with Local Plan Part 2 Policy A1.
6.The established caravan to the west has a direct outlook into the windows of the proposed third caravan the subject of this application, and vice versa. In the BRE 'Site layout planning for daylight and sunlight, A guide to good practice' , and the adopted Great Yarmouth Borough-wide Design Code Supplementary Planning Document, which is used to implement policy A2, it sets out that suitable privacy distances vary widely, but are typically from 18 m up to 35m. Therefore, when taking this guidance into account, the separation distance currently seen between the two dwellings is not acceptable as it creates adverse impacts in terms of outlook and is not compliant with Core Strategy policy CS09 or Local Plan Part 2 Policies A1 and A2.
7.The application site is located within the orange 400m to 2.5km Indicative Habitat Impact Zone and the application is not supported by an up-to-date shadow template Habitats Regulations Assessment or the required GIRAMS contribution of £221.17 required for this development to mitigate any impact on designated sites through increased recreational pressures, which are both 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).
8.Given the size of the site, public open space provision cannot feasibly be achieved on-site and therefore a financial contribution would be required for the provision or enhancement of the quality and/or accessibility of public open space in the locality. The Open Space Supplementary Planning Document (SPD) (2023) identifies how off-site financial contributions have been calculated to a per dwelling charge. This has been calculated and the Borough Council would expect a full off-site financial contribution of at least £1,311.07. The proposal has failed to address this contribution by making no provisions to secure the contribution required. 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).
9.The submission of poor quality quality plans and a lack of information means that the Local planning Authority has only been able to make assessment based on what has been submitted and by virtue of site visits undertaken by the case officer. Therefore based on the details, the application is unable to satisfactorily address the issues set out above.