| No. | Condition Text |
|---|
| 1. | Both Durham Avenue and Edinburgh Avenue have strong, defined building lines which contribute to the character of the surrounding area. The lack of development on the application site also contributes to this and helps to form an important corner, although it is noted that the hedge currently obscures this. The erection of a dwelling, forward of the building line on Edinburgh Avenue would be contrary to the surrounding pattern of development and would be unduly prominent, which is exacerbated even further by a lack of activity on the southern elevation of the proposed dwelling meaning it fails to effectively turn the corner. 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 application site is located within the Green 2.5km+ Indicative Habitat Impact Zone but the application is not supported the required £210.84 Green Infrastructure Recreational Avoidance Mitigation Strategy (GIRAMS) mitigation payment, which is necessary for the purposes of satisfying the Council's duty to ensure decisions avoid causing impacts on internationally protected sites. As such the Local Planning Authority cannot certain that the required level of 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 and fails to meet the The Conservation of Habitats and Species Regulations 2017. |
| 3. | 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). |
| 4. | 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. |
