Great Yarmouth Borough Council Portal
No.Condition Text
1.Application(s) for approval of ALL "reserved matters" including details of layout, scale, appearance and landscaping must be made to the Local Planning Authority not later than the expiry of THREE YEARS from the date of this decision. The development hereby permitted must be begun in accordance with the "reserved matters" as approved not later than the expiration of TWO YEARS from either: (i) the final approval of the reserved matters, or, (ii) in the case of approval on different dates, the final approval of the last such reserved matter to be approved. The reason for the condition is :- To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.No development whatsoever shall take place until full details of the layout, scale, appearance, and landscaping of the development hereby permitted (hereinafter referred to as the "reserved matters") have first been submitted to and approved in writing by the Local Planning Authority, and the development shall thereafter be carried out strictly in accordance with such approved details. The following details shall also be provided as part of any future reserved matters application(s): · Detailed layout and specifications of proposed cycle storage, refuse storage and collection points, and vehicle parking/turning provision;, · Full details of the materials and their colours, and finishes, for all external surfaces; and, · Sufficient details to show that the proposed layout avoids locating the -99mm foul sewer within the curtilage of any dwellings or provides appropriate mitigation to reassure Anglian Water that their assets would not be unduly compromised as part of the development hereby permitted; and, · Appropriate surface water drainage scheme principles, to be informed by the requirements of Condition 19 of this permission; and, · Appropriate design and scale of dwellings in the vicinity of Acacia Avenue, having regard to Condition 5 of this permission. The reason for the condition is :- The application is in outline only and such details have not been submitted as part of this application; these details are required to ensure a high quality of design and local distinctiveness in accordance with Policies CS9 and A2 of the Great Yarmouth Local Plan and Section 12 (Achieving well-designed places) of the NPPF 2024.
3.The development hereby permitted shall comprise no more than 49 dwellings in total. The reason for the condition is :- To ensure the development stays within the assessed capacity of the site, highways infrastructure, landscape and heritage capacity, and drainage strategy constraints, as approved as part of this development, in accordance with adopted Policies CS2, CS10, CS11, CS13, CS14, and CS16 of the Great Yarmouth Core Strategy (2015) and policies [RP1.1]H3, GSP5, GSP8, E1, E4, E5 and I3 of the Great Yarmouth Local Plan Part 2 (2021[RP).
4.The development hereby permitted shall be carried out in strict accordance with the following approved plans and documents, insofar as they relate to the matter of Access: · Location Plan Ref: PL001, 1:1,250 (A3) received by the Local Planning Authority on 08.12.2023; · Proposed access plan - General Arrangement, Plan Ref: 210852-01, received 08.02.2024; · Flood Risk Assessment & Drainage Strategy (JBA Consulting, Aug 2024), received 02.09.2024, and the related supplementary letter from JBA Consulting dated 23 July 2025; "Review of flood risk datasets" received 28.07.2025; · Arboricultural Report version 2.1 dated 7th May 2025, received 22.05.2025[RP3.1]; · Bespoke (Shadow) Habitat Regulations Assessment ref PE0405 dated December 2023, received 25.01.2024. · Ecological Impact Assessment ref PE0405 dated November 2023, received 22.12.2023[RP4.1]. [CM5.1] · Ground Investigation ref GN25990_DS dated August 2023, received 08.12.2023[RP6.1]; · Archaeological Desk Based Assessment, ref LP4857E-DBA-v1.1 dated November 2023, received 08.12.2023[RP7.1]. For the avoidance of doubt, it is hereby acknowledged that the submitted Illustrative Site Plan ref PL010 revision L (received 22.05.2025) was provided and considered for indicative purposes only and is not a formally approved document. The reason for the condition is :- To define the permission and for the avoidance of doubt.
5.As part of any future reserved matters application(s), any dwelling(s) located immediately adjacent to Acacia Avenue (as informally shown as Plots 1 and 2 on the submitted Illustrative Site Plan Drawing, Ref: PL010 revision L) shall be limited to being single storey in height (bungalow) only. The reason for the condition is :- To protect the privacy and amenity of existing single-storey residents on Acacia Avenue from overbearing impacts or overlooking, in accordance with Policy CS9 or the Great Yarmouth Core Strategy (2015) and Policies A1 and A2 of the Local Plan Part 2, and paragraph 135 of the NPPF 2024.
6.Part (A) There shall be no commencement of the development hereby permitted whatsoever until a ground contamination site investigation scheme and a full risk assessment have first been submitted to and approved in writing by the Local Planning Authority. The site investigation scheme and full risk assessment must be undertaken by competent person(s) and shall have regard to the approved preliminary risk assessment (Prepared by Harrison Geotechnical Engineering (dated August 2023) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. The report of the findings shall be in accordance with the Governments guidance 'Land Contamination Risk Management' and shall include: a) a survey of the extent, scale and nature of contamination b) an assessment of the potential risks to: (i) human health; (ii) property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes; (iii) adjoining land; (iv) controlled waters; (v) ecological systems; (vi) archaeological sites and ancient monuments. c) an appraisal of remedial options and proposal of the preferred option(s). Part (B) If the site investigation scheme and full risk assessment identifies a need for remediation, a detailed remediation scheme shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. This shall be sufficient to bring the site to a condition suitable for the intended residential use by removing unacceptable risks identified, and the scheme must include all works to be undertaken, and the proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of land after remediation. Part (C) Where a remediation scheme is submitted and approved under Part (B) of this condition, the approved remediation scheme must be carried out in accordance with its terms prior to the commencement of groundworks, other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. Part (D) Where a remediation scheme is submitted and approved under Part (B) of this condition, the Local Planning Authority shall be given prior written notification of commencement of the remediation scheme works, and following the completion of measures identified in any approved remediation scheme, a Contamination Remediation Verification Report shall be produced which demonstrates the effectiveness of the remediation carried out. No occupation of the development shall take place until the Verification Report has first been submitted to and approved in writing by the Local Planning Authority, unless a revised timetable for submission of the verification report has been first agreed in writing by the Local Planning Authority. The reason for the condition is :- 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 CS2, CS9 and CS11 of the Great Yarmouth Core Strategy (2015) and policies A1, A2, and E6 of the Great Yarmouth Local Plan Part 2 (2021) and sections 196 and 197 of the NPPF. The condition is pre-commencement as it is essential that the contamination on site is investigated, and a remediation plan drawn up before either demolition or construction commences, to ensure that pollutants are not mobilised and to avoid and future harm to residents. 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 CS2, CS9 and CS11 of the Great Yarmouth Core Strategy (2015) and policies A1, A2, and E6 of the Great Yarmouth Local Plan Part 2 (2021) and sections 196 and 197 of the NPPF. The condition is pre-commencement as it is essential that the contamination on site is investigated, and a remediation plan drawn up before either demolition or construction commences, to ensure that pollutants are not mobilised and to avoid and future harm to residents. The reason for the condition is :- 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 Policy E6 of the Local Plan Part 2 (2021) and paragraph 197 of the NPPF.
7.If, during development, contamination not previously identified is found to be present, then no further development shall be carried out in pursuance of this permission until a scheme has been submitted to and approved by the Council as Local Planning Authority detailing how this contamination shall be dealt with in accordance with the remediation scheme as set out above. Only when evidence is provided to confirm the contamination no longer presents an unacceptable risk, can development continue. 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 Policy E6 of the Local Plan Part 2 (2021) and paragraph 197 of the NPPF.
8.No development including any demolition works shall take place whatsoever until a scheme for ensuring the protection of all trees and hedges shown to be retained on the Arboricultural Report by Greenlight Environmental Consultancy, Version 2.1, received 22.05.2025, has first been submitted to and approved in writing by the Local Planning Authority. All protective fencing shall be erected in accordance with BS 5837:2012 prior to commencement of demolition and construction works, and shall be retained and maintained in full throughout the construction phase of the development. The reason for the condition is :- To protect the visual amenity and biodiversity of the site and its trees protected by tree preservation orders, in accordance with adopted Policies CS9 and CS11 of the Great Yarmouth Core Strategy (2015) and policy E4 of the Great Yarmouth Local Plan Part 2 (2021), and paragraph 136 of the NPPF 2024. This is a pre-commencement condition to be agreed in advance of the commencement of development in the interests of ensuring the continued health and protection of trees and public visual amenity and to avoid unnecessary costs to the developer related to later remediation.
9.No demolition of the buildings on the site, and no hedgerow or tree removal shall take place whatsoever, until a suitable bat presence and roosting survey, and associated mitigation scheme, have first been undertaken of the trees and buildings and other potential habitat within the development site, and the results submitted to and approved in writing by the Local Planning Authority. The surveys shall provide updated bat activity surveys of the broiler buildings and managers bungalow. The mitigation scheme details shall have regard to the mitigation measures contained in the Ecological Impact Assessment (Ref: PE0405 by Harris Lamb dated November 2023) hereby approved in respect of bats and other protected species. No demolition shall take place other than in strict accordance with the details of the mitigation measures approved by this condition. Where mitigation requires species relocation or compensation habitat / roost creation, these shall be provided and made available for use prior to any demolition works commencing, and shall thereafter be retained and maintained as such for the lifetime of the development. To protect European Protected Species and their habitats in accordance with Policy CS11 of the Great Yarmouth Core Strategy (2015) and Policy E4 of the Local Plan Part 2 (2021) and paragraph 193 of the NPPF 2024. This is a pre-commencement condition to ensure the development includes suitable safeguards for protected species during construction, with appropriate mitigation as necessary to address impacts associated with the demolition, and to provide appropriate enhancement within the design of the development.
10.There shall be no commencement of the development hereby permitted whatsoever until a Construction Environmental Management Plan - Biodiversity (CEMP) has first been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include: a) Description and evaluation of features to be managed; b) Ecological constraints on site that might influence management; c) Aims and objectives of management; d) Risk assessment of potentially damaging construction activities; e) Identification of "biodiversity protection zones"; f) Measures to ensure construction works do not adversely affect surrounding habitats; g) Prescriptions for management actions and a timetable or schedule for their delivery; and, (h) On-going monitoring and remedial measures. The development shall thereafter be carried out in strict accordance with the approved CEMP and to the timeframes for delivery of mitigation measures proposed therein. The reason for the condition is :- To protect wildlife and habitat biodiversity and priority species during construction in accordance with Policies CS09 and CS11 of the of the Great Yarmouth Core Strategy (2015), and policies A2 and E4 of the Great Yarmouth Local Plan Part 2 (2021) and paragraph 187 of the NPPF 2024. 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 to provide appropriate enhancement within the design of the development
11.There shall be no commencement of development whatsoever until a scheme detailing provision for on-site parking for demolition and construction workers for the duration of the demolition and construction periods has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall thereafter be implemented and operated throughout the demolition and construction period. Reason: To prevent obstruction of the existing highway (Acacia Avenue) and safeguard residential amenity, in accordance with Policy A1 of the Local Plan Part 2 (2021), Policy CS16 of the Great Yarmouth Core Strategy (2015) and paragraph 115 of the NPPF 2024. The reason for the condition is :- To prevent obstruction of the existing highway (Acacia Avenue) and safeguard residential amenity, in accordance with Policy A1 of the Local Plan Part 2 (2021), Policy CS16 of the Great Yarmouth Core Strategy (2015) and paragraph 115 of the NPPF 2024. This is a pre-commencement condition to ensure the development includes suitable safeguards to ensure the safe and free flow of traffic to and from the site through the local highway network, for the duration of the whole construction period of the development.
12.There shall be no commencement of development whatsoever until a Construction Traffic Management Plan (CTMP) and Access Route, which shall incorporate adequate provision for addressing any abnormal wear and tear to the highway together with wheel cleaning facilities has first been submitted to and approved in writing by the Local Planning Authority. The details shall include proposals for both the demolition and construction phases of the development hereby permitted. The reason for the condition is :- To minimise disruption to residents and maintain highway safety, in accordance with Policy A1 of the Local Plan Part 2 (2021), Policy CS16 of the Great Yarmouth Core Strategy (2015) and paragraph 116 of the NPPF 2024. This is a pre-commencement condition to ensure the development includes suitable safeguards to ensure highways safety for users of the local highway network, including mitigation for impacts from the whole construction period of the development.
13.For the duration of the construction period all traffic associated with the construction of the development will comply with the details of the Construction Traffic Management Plan approved under Condition 15 of this permission, and shall use only the approved 'Construction Traffic Access Route' and no other local roads unless otherwise approved in writing with the Local Planning Authority. The reason for the condition is :- To safeguard highway safety and residential amenity in accordance with Policy A1 of the Local Plan Part 2 (2021), Policy CS16 of the Great Yarmouth Core Strategy (2015) and paragraph 116 of the NPPF 2024.
14.With the exception of demolition, there shall be no commencement of development until details of existing and proposed ground levels and finished floor levels of dwellings have first been submitted and approved in writing by the Local Planning Authority. The reason for the condition is :- To protect the development from flooding and ensure acceptable levels of privacy for neighbours, in accordance with Policies CS9 and CS13 of the Great Yarmouth Core Strategy (2015) and Policies E1, A1 and A2 of the Local Plan Part 2 (2021) and the NPPF 2024.
15.Part (A) With the exception of demolition, there shall be no commencement of development 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: a. The programme and methodology of site investigation and recording, b. The programme for post investigation assessment, c. Provision to be made for analysis of the site investigation and recording, d. Provision to be made for publication and dissemination of the analysis and records of the site investigation, e. Provision to be made for archive deposition of the analysis and records of the site investigation, f. Nomination of a competent person or persons/organization to undertake the works set out within the written scheme of investigation and g. 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. The reason for the condition is :- 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).
16.(i) With the exception of demolition, there shall be no commencement of development until full details of both hard and soft landscape works have first been submitted to and approved in writing by the Local Planning Authority. These details shall include: Hard landscaping: a. Proposed finished levels or contours b. Means of enclosure c. Details of any hard surfacing d. Location, type and materials to be used for hard landscaping including specifications, where applicable for: e. Permeable paving f. Tree pit design g. Underground modular systems h. SUDS i. Street furniture j. Proposed and existing services above and below ground k. Retained historical landscape features and proposals for restoration where relevant Soft landscaping: a. A scaled plan showing all existing vegetation and landscape features to be retained and trees and plants to be planted b. Implementation programme and specification for cultivation and establishment The scheme as approved shall be carried out not later than the next available planting season following the commencement of development or such further period as the Local Planning Authority may allow in writing. (iii) If within a period of TEN YEARS from the date of planting any tree or plant or any tree or plant planted in replacement for it, is removed, uprooted or is destroyed or dies, or becomes in the opinion of the Local Planning Authority, seriously damaged or defective, another tree or plant of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variation. The reason for the condition is :- In the interests of the satisfactory appearance of the development in accordance with Policies CS9 and CS11 of the Great Yarmouth Core Strategy (2015) and policy E4 of the Great Yarmouth Local Plan Part 2 (2021), and paragraph 135 of the NPPF 2024.
17.With the exception of demolition, there shall be no commencement of development until a scheme has first been submitted to and agreed by the Council for the appropriate provision of fire hydrant(s) (served by mains water supply on a minimum 90mm main) to serve the development hereby permitted. No dwelling shall be occupied until the hydrants serving the property or group of properties has been provided to the satisfaction of the Local Planning Authority. The reason for the condition is :- To ensure adequate water infrastructure provision is made on site commensurate to the quantum and layout of development proposed, in order for the local fire service to tackle any property fire. This is to be agreed in advance of the commencement of development in the interests of health and safety of the public and to avoid unnecessary costs to the developer.
18.(a) With the exception of demolition, there shall be no commencement of development until the details of a foul drainage strategy have first been submitted to and approved in writing by the Local Planning Authority. The details to be provided shall: (i) demonstrate the development's connection to mains drainage for all dwellings, (ii) suitable confirmation that the development will avoid causing detrimental impact to designated ecological sites in relation to nutrient neutrality concerns, or appropriate mitigation measures where this is not possible, (iii) a site layout plan detailing the location of existing water and drainage assets and including the location of the 99mm foul sewer crossing the site and any required development buffer, and, (iv) any proposed asset diversion and/or related mitigation measures. where required. Details shall (b) There shall be no occupation of any dwelling until the foul drainage connections for that dwelling are provided and made operational and ready for use. The foul drainage scheme shall thereafter be retained and maintained in accordance with the approved details. The reason for the condition is :- To protect public water infrastructure and maintain access for maintenance, and to ensure the suitable protection of sensitive ecology sites in the area of defined nutrient neutrality concerns, in accordance with adopted policies CS11 and CS14 of the Great Yarmouth Core Strategy (2015) and policies E4, E6, GSP5 and I3 of the Great Yarmouth Local Plan Part 2 (2021), and Section 15 of the NPPF 2024.
19.With the exception of demolition, there shall be no commencement of development until such time as detailed plans of the roads, footways, street lighting, foul and surface water drainage have 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 plans. The reason for the condition is :- To ensure a safe and satisfactory highway network in accordance with Policy CS16 of the Great Yarmouth Core Strategy (2015) and paragraph 115 of the NPPF 2024.
20.With the exception of demolition, there shall be no commencement of development until precise details of a scheme for off-site highways works and traffic speed control measures have first been submitted to and approved in writing by the Local Planning Authority. Notwithstanding the details indicated on the submitted drawings, the details to be provided shall include the following: (i) detailed drawings for the off-site highway improvement works required to implement a 20mph zone on Acacia Avenue, Willow Way and Rowan Road; and, (ii) measures to improve compliance with and reinforce the 30mph speed limit on Rollesby Road. The reason for the condition is :- To mitigate the impact of increased traffic on the existing residential estate and promote safe movement, in accordance with Policy CS16 of the Great Yarmouth Core Strategy (2015) and paragraph 115 of the NPPF 2024.
21.With the exception of demolition, there shall be no commencement of development until such time as the applicant / developer has first provided sufficient information to demonstrate that a Traffic Regulation Order for establishing a 20mph zone on Acacia Avenue, Willow Way and Rowan Road has first been initiated and has been or is in the process of being promoted by the Local Highway Authority. The reason for the condition is :- To ensure the mitigation required to make the development acceptable is legally enforceable, in accordance with paragraph 56 of the NPPF 2024.
22.(A) With the exception of demolition, there shall be no commencement of development until the detailed designs of a surface water drainage scheme have first been submitted to and approved in writing by the Local Planning Authority. The details to be submitted shall demonstrate that the design of the development and the surface water drainage scheme has had regard to the following documents approved under this outline planning permission: · Flood Risk Assessment (Title: Former Martham East Broiler Farm, Flood Risk Assessment, JBA Consulting, Ref: LTI-JBA-XX-XX-HM-001- FRA, dated August 2024), · Drainage Strategy (Title: The Former Martham East Broiler Farm - Outline Surface Water Drainage Strategy, JBA Consulting, Ref: LTI-JBA-XX-XXRP- C-0001, dated August 2024), · the Hydraulic Modelling Report (Title: Hydraulic Modelling Study at Martham, East Broiler Farm, JBA Consulting, Ref: LTI-JBA-XX-XX-RPHM- 001-S3-P01-HydraulicModel_Report, dated August 2024), and · the subsequent updated documentation (Letter: Review of Flood Risk Datasets, prepared by JBA Consulting, dated 23 July 2025). The details of the proposed surface water drainage strategy shall incorporate the following measures / address the following matters: I) Robust evidence of consideration that the discharge hierarchy has been correctly applied in relation to water reuse prior to subsequent hierarchy levels thereafter. II) Greenfield runoff rate/s for the site, in line with the proposed flow control method, shall be agreed with the Lead Local Flood Authority. Attenuation storage, sized and designed to accommodate the post development runoff volume of water generated in all rainfall events up to and including the critical storm duration for the 1% annual probability rainfall event including allowances for climate change. The discharge location for surface water runoff will be confirmed to connect with the wider watercourse network. III) The detailed drainage design for the scheme will be produced in adherence with all four pillars of SuDS, water quality, water quantity, biodiversity and amenity. Being a greenfield site, all four pillars should be fully addressed in the proposals. IV) Provision of either an "in principle" agreement or evidence of sufficient communication documentation with relevant third parties to demonstrate that the surface water drainage strategy will be able to function as proposed for the lifetime of the development. V) The surface water drainage design shall ensure compliance with the National Standards for Sustainable Drainage Systems (June 2025). VI) Detailed designs, modelling calculations (including conservative design parameters, climate change allowances, urban creep and pervious uplift) and plans of the drainage conveyance network in the: a) 100% annual probability critical duration rainfall event. b) 3.33% annual probability critical duration rainfall event including climate change allowances to show no above ground flooding in any part of the site. c) 1% annual probability critical duration rainfall event including climate change allowances to show, if any, the depth, volume and storage location of any above ground flooding from the drainage network ensuring that flooding does not occur in any part of a building or any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development. VII) The design of any infiltration or attenuation basins will incorporate an emergency spillway and any drainage structures include appropriate freeboard allowances. VIII) Plans to be submitted showing the routes for the management of exceedance surface water flow routes that minimise the risk to people and property during rainfall events in excess of 1% annual probability rainfall event including climate change allowances. This should include depths, velocities, and volumes of flow paths and ponding areas if there is potential for flows to impact any developed areas within the site or off-site third-party property or highways. IX) Finished ground floor levels of properties are a minimum of 300mm above expected flood / maximum design water levels of all sources of flooding (including the ordinary watercourses, SuDS features and within any proposed drainage network) or 150mm above proposed external ground level, whichever is the more precautionary. X) Details of how all surface water management features to be designed in accordance with The SuDS Manual (CIRIA C753, 2015), including appropriate treatment stages for water quality prior to discharge. XI) In the event that phasing of the development is proposed, a detailed site SuDS phasing plan which aligns with any proposed phased development of the site shall be submitted to and approved in writing by the Local Planning Authority. This SuDS phasing plan shall ensure that each phase does not exceed the agreed discharge rates for that phase and that source control measures are installed within each phase to adequately address the phases own surface water runoff. The plan shall ensure that each SuDS component is adequately protected throughout the development of the scheme. The plan shall show all exceedance routes throughout the site clearance and construction of the scheme ensuring flood risk is not increased elsewhere or to the site itself and that the site remains safe for all exceedance event flow routes for the lifetime of the development during rainfall (i.e. greater than design events or during blockage) and how property on and off site will be protected. XII) A maintenance and management plan detailing the activities required, timeframe for the activities and details of who will adopt (if to be adopted) and maintain all the surface water drainage features for the lifetime of the development. The approved surface water drainage scheme shall thereafter be implemented and made operational and ready for use prior to the first residential occupation of the development, and shall be retained and maintained as such thereafter. (B) With the exception of demolition works, there shall be no commencement of development until a sufficiently detailed Construction Phase Surface Water Management Plan for the site has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be carried out in accordance with the approved details. The reason for the condition is :- To prevent flooding in accordance with National Planning Policy Framework paragraph 181, 182 and 187 by ensuring the satisfactory management of local flood risk, surface water flow paths, storage and disposal of surface water from the site in a range of rainfall events and ensuring the SuDS proposed operates as designed for the lifetime of the development including during the construction period, in accordance with Policies CS13 of the Great Yarmouth Core Strategy (2015) and E1 of the Local Plan Part 2, and the objectives of the NPPF 2024.
23.With the exception of demolition, there shall be no commencement of development until the detailed designs of a surface water exceedance flow management plan have first been submitted to and approved in writing by the Local Planning Authority. The details shall have regard to the details of the drainage strategy to be approved under Condition 19 of this permission, and shall include: · plans which show routes for exceedance surface water flow that minimise risk to people and property, and, · finished ground floor levels of properties which shall be a minimum of 300mm above expected flood levels or 150mm above proposed external ground level, whichever is more precautionary. The reason for the condition is :- To ensure the safety of occupiers for the lifetime of the development in accordance with Policy CS13 of the Great Yarmouth Core Strategy (2015) and Policy E1 of the Local Plan Part 2 (2021) and paragraph 178 of the NPPF 2024.
24.The dwellings shall be designed and constructed so that internal noise levels do not exceed 35dB LAeq (16 hour) during the day and 30dB LAeq (8 hour) at night. The reason for the condition is :- To ensure a suitable standard of amenity and protection from noise for future occupiers in accordance with Policies CS9 of the Great Yarmouth Core Strategy (2015) and Policies A1, A2 and E6 of the Local Plan Part 2 (2021) and paragraph 135 of the NPPF 2024.
25.No works of construction above slab level shall take place until a Water Efficiency Strategy has first been submitted to and approved in writing by the Local Planning Authority. The details shall be 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. The reason for the condition is :- In the interests of promoting and securing water efficiency improvements to a higher standard than Building Regulations minimum standards require, to ensure sustainable use of water resources in an area of water stress, in accordance 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), and paragraph 8 of the NPPF 2024. Note to applicant - The imposition of this planning condition requires the development to achieve a higher standard of construction than the current minimum national requirement through Building Regulations. This requires you / the Developer to ensure that the standard is adhered to when seeking Building Regulations Completion Notice approval (whether using local authority inspectors or third party approved inspectors).
26.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. The reason for the condition is :- 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 H1 and A2 of the Great Yarmouth Local Plan Part 2 (2021) and the adopted Great Yarmouth Design Code SPD, and paragraph 63 of the NPPF 2024.
27.There shall be no commencement of development above DPC/slab/foundations level until a Landscape and Ecological Management Plan (LEMP) has first been submitted to and approved in writing by the Local Planning Authority. The LEMP shall include: · Description and evaluation of features to be managed (e.g., retained hedgerows, new wildflower meadow, etc). · Aims and objectives of management · Detailed management actions (e.g., cutting regimes, pruning, pond desilting) and a 30-year timetable. · Personnel responsible for implementation and monitoring. · Remedial measures if monitoring shows targets are not met. The development shall thereafter be undertaken in strict accordance with the approved details. There shall be no residential occupation of the development hereby permitted until the approved LEMP has first been undertaken in full and made operational / available for use, and shall be retained and maintained as such thereafter. The reason for the condition is :- To ensure the long-term biodiversity value and landscape quality of the site, in accordance with Policies CS11 of the Great Yarmouth Core Strategy (2015) and Policy E4 of the Local Plan Part 2 (2021) .
28.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. The reason for the condition is :- In the interests of the satisfactory development of the site, protection of local visual amenity, to protect and maintain residential amenity, and to ensure biodiversity protection for light-sensitive species, 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) and the expectations of emerging Dark Skies Policy NAT9 of the Emerging Local Plan (examination version June 2026).
29.There shall be no occupation of any dwelling until the road(s) and footway(s) have first been constructed to binder course surfacing level from the dwelling to the adjoining County road at Acacia Avenue, [CM20.1]in strict accordance with the details approved in writing by the Local Planning Authority under Condition [11] of this permission. The reason for the condition is :- To provide safe and suitable access for residents in accordance with Policy CS16 of the Great Yarmouth Core Strategy (2015) and paragraph 115 of the NPPF 2024.
30.There shall be no occupation of the final dwelling to be occupied until all works have been carried out on roads, footways, street lighting, foul and surface water sewers in strict accordance with the specifications approved under Condition [11] of this permission, to the written satisfaction of the Local Planning Authority. The reason for the condition is :- To ensure the safe and efficient operation of the local highway network in accordance with Policy CS16 of the Great Yarmouth Core Strategy (2015) and paragraph 115 of the NPPF 2024.
31.Prior to the first occupation of the dwellings hereby permitted each dwelling shall be fitted with an EV Charging facility in accordance with the details of an EV Charging Points scheme to be first submitted to and approved in writing by the Local Planning Authority. Each EV Charging point shall thereafter be provided and made available for use prior to the first use or occupation of each dwelling, and shall be retained as such thereafter. The reason for the condition is :- To address the demand for electric vehicle charging within the development, promote sustainable transport and reduce emissions, in accordance with adopted policies CS09 and CS16 of the Great Yarmouth Core Strategy (2015) and policies A2 and I1 of the Great Yarmouth Local Plan Part 2 (2021) and Paragraph 117(e) of the NPPF 2024.
32.There shall be no residential occupation of any dwelling within the development hereby permitted until the details of a Flood Warning and Flood Response Evacuation Plan has first been submitted to and approved in writing by the Local planning Authority. The details to be provided shall include identifying appropriate escape routes and emergency procedures regarding surface water flooding events, having regard to the details of the approved surface water drainage scheme details to be approved under Conditions 19 and 20 of this permission. The reason for the condition is :- To ensure the safety of occupiers for the lifetime of the development in accordance with Policy CS13 of the Great Yarmouth Core Strategy (2015) and Policy E1 of the Local Plan Part 2 (2021) and paragraph 178 of the NPPF 2024.
33.There shall be no residential occupation of any dwelling within the development hereby permitted until the details of a suitable monitoring and telemetry communication system and equipment for use within the development's drainage attenuation basin(s) have first been submitted to and approved in writing by the Local Planning Authority. The details shall demonstrate its capacity to adequately monitor water levels and potential blockages, with data linked to an approved management company with responsibility for maintenance and responses to any identified problems in the drainage system. The approved system shall thereafter be installed and made operational in strict accordance with the details approved under Condition 22 of this permission prior to the first occupation of any dwelling. The equipment and monitoring system shall thereafter remain in place and be operational for the lifetime of the development. The reason for the condition is :- To provide early warning of flood risk and ensure effective public safety and drainage scheme maintenance, in accordance with Policy CS13 of the Great Yarmouth Core Strategy (2015) and Policy E1 of the Local Plan Part 2 (2021) and the NPPF 2024.
34.NOTES - Please read the following notes carefully:- 1. PLANNING OBLIGATIONS: This permission is subject to the provisions of a legal agreement entered into under Section 106 of the Town and Country Planning Act 1990, to secure planning obligations relating to on-site affordable housing provision, financial contributions for SEND education, library enhancements, and the Norfolk Green Infrastructure and Recreational Impact Avoidance and Mitigation Strategy, and management and maintenance of some on-site facilities. These are set out in the associated Section 106 Agreement dated 21 August 2028. 2. STATEMENT OF POSITIVE ENGAGEMENT: In dealing with this application, the Local Planning Authority has taken a positive and proactive approach to the decision-making process for this application, in accordance with the National Planning Policy Framework. This included engagement with the applicant and statutory consultees during the course of the application which led to the submission of a revised Flood Risk Assessment and Drainage Strategy. These revisions addressed critical concerns regarding surface water flood risk and led to an appropriate reduction in the quantum of development and a revised indicative layout, thereby enabling a recommendation for approval. 3. BIODIVERSITY NET GAIN: The statutory requirements for providing Biodiversity Net Gain (BNG) do not apply to this permission as the application was validly submitted prior to 12 February 2024. 4. PRE-COMMENCEMENT CONDITIONS Some conditions attached to this Planning Permission require details to be submitted prior to the commencement of development. Failure to secure approval of those details risks the development being unauthorised. 5. DEVELOPMENT AND CONSTRUCTION ADVICE NOTES: 1. The developer is advised to contact the Environment Agency regarding any discharge to watercourses or land. 2. While the site falls within Flood Zone 1, there is significant surface water flood risk. The LPA advises that the most sustainable form of flood risk management is avoidance, and the sequential approach within the red line boundary should be clearly evidenced in the reserved matters. 3. 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 Option 2. 4. 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. 5. No building will be permitted within the statutory easement width of 3 metres from the pipeline without agreement from Anglian Water. Please contact the Development Services Team on 0345 606 6087 Option 2. 6. 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 Option 2 at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with the Sewers for Adoption guide for developers, as supplemented by Anglian Water's requirements. 7. The developer is reminded that prior to any demolition commencing on site the buildings are required to be surveyed for the presence of asbestos containing materials in accordance with the Control of Asbestos Regulations 2012. Any asbestos containing materials which are identified shall be managed or removed in accordance with the above regulations and waste regulations. Failure to comply with these regulations could result in prosecution by the relevant authority. The uncontrolled refurbishment or demolition of buildings could result in the contamination of soils on site and in the vicinity of the demolition. This could cause the investigation of the site under Part 2A of the Environmental Protection Act 1990, which may result in the determining of the site as Contaminated Land. For further help and advice in respect of asbestos removal the applicant/agent is advised to contact the Health and Safety Executive (HSE) on 0845 345 0055 (www.hse.gov.uk/asbestos) 8. The responsibility for the safe development and secure occupancy of the site rests with the developer. The local planning authority has determined the application on the basis of 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. 9. The applicant/agent is advised that no person should begin demolition of any building that has a cubic content of more than 49.55m3 (1750 cubic feet) unless the Local Authority has first been given notice in accordance with Section 80 of the Building Act 1984, and, either the Local Authority has given notice under Section 81 of the Building Act 1984 or the relevant period has expired. The details to be submitted with the notice shall include a scheme for the method of demolition and means of controlling noise and dust during demolition. 10. The applicant is strongly recommended to advise neighbouring businesses and residential occupiers of the proposals, including any periods of potentially significant disturbance e.g. demolition or piling, together with contact details in the event of problems. 11. Due to the close proximity of other residential dwellings and/or businesses, the hours of any construction or refurbishment works that are audible outside of the boundary of the site should be restricted to reduce the likelihood of noise disturbance to: 0730 hours to 1830 hours Monday to Friday, 0830 hours to 1330 hours Saturdays, and no work on Sundays or Bank Holidays. 12. While the site falls within Flood Zone 1 of the Environment Agency Flood Map for Planning from rivers and the sea, there is significant surface water flood risk. Therefore, it is advised that evidence is provided that the Sequential, and if suitable the Exception Test, has been passed with regard to surface water flood risk. We advise that the most sustainable form of flood risk management is avoidance. The LPA should satisfy themselves that they have requested and assessed appropriate Sequential and Exception Test information for this proposed development, as it is located within mapped surface water flood risk. In accordance with the National Planning Policy Framework guidance all sources of flooding should be identified, and development be located in the areas of lowest flood risk. If there are overriding reasons that development should be located in an area at flood risk, it should be clear how the sequential approach within the red line boundary has been followed. 6. 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. 7. 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 8. 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. This permission is subject to and should be read in conjunction with an agreement dated the 21st August 2026 made pursuant to Section 106 of the Town and Country Planning Act.