Great Yarmouth Borough Council Portal
No.Condition Text
1.The development must be begun not later than three years beginning with the date of this permission. Reason - The time limit condition is imposed in order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.The development hereby permitted shall accord with the approved plans and details as listed below: Details: - Bat Emergence and Return to Roost Survey FE004-JBA-XX-XX-T-Y-1727 P01 - Biodiversity Net Gain Report FE004-JBA-XX-XX-T-X-1767 P01 - Construction Methodology and Management Plan- (including Traffic Management and Dust & Noise Management) FE004-KCX-ZZ-ZZ-T-X-0162 P02 - Design and Access Statement - relating to features including: Soft Landscape Pallet; SuDs Strategy Features; Hard Landscape Pallet; Elevational Material Strategy FE004-LSI-ZZ-ZZ-T-A-0150 P03 - Drainage Strategy FE004-DBS-00-ZZ-T-C-0992 Rev P04 - Energy Strategy Report FE004-CPW-XX-XX-T-Z-9303 P03 - Flood Emergency Plan 680871-R2(0)-FRA (no P01 Ref - Issue No. 0) - Flood Risk Assessment FE004-RSK-))-XX-T-O-1771 P01 - Kier response to Anglian Water comments dated 14.02.24 - Lighting Strategy Report (external) FE004-CPW-XX-XX-T-Z-9316 P01 - Preliminary Ecological Assessment FE004-JBA-XX-XX-T-Y-1729 P01 - Remedial Method Statement following Supplementary Site Investigation FE004-RSK-XX-XX-T-O-1772 P01 - Travel Plan (Draft) FE004-DHA-XX-XX-T-T-0007 P01 - Tree Survey and Arboricultural Impact Assessment FE004-ATC-XX-XX-T-O-1730 P02 Plans: - Topographical Survey FE004-SVS-XX-XX-D-Y-1701 C01 - Topographical Survey FE004-SVS-XX-XX-D-Y-1702 C01 - Proposed General Arrangement Ground Floor Plan FE004-LSI-ZZ-00-D-A-1300 P03 - Proposed General Arrangement First Floor Plan FE004-LSI-ZZ-01-D-A-1301 P03 - Proposed General Arrangement Second Floor Plan FE004-LSI-ZZ-02-D-A-1302 P03 - Proposed General Arrangement Roof Plan FE004-LSI-ZZ-RF-D-A-1310 P03 - Site Location Plan FE004-LSI-ZZ-XX-D-A-1170 P03 - Site Block Plan FE004-LSI-ZZ-XX-D-A-1175 P03 - Demolitions Plan Phase 1 FE004-LSI-ZZ-XX-D-A-1400 P03 - Demolitions Plan Phase 2 FE004-LSI-ZZ-XX-D-A-1401 P03 - Proposed General Arrangement Site Elevations FE004-LSI-ZZ-ZZ-D-A-1350 P03 - Proposed General Arrangement GA Elevations FE004-LSI-ZZ-ZZ-D-A-1351 P03 - Proposed General Arrangement Northern Elevation FE004-LSI-ZZ-ZZ-D-A-1352 P03 - Proposed General Arrangement Eastern Elevation FE004-LSI-ZZ-ZZ-D-A-1353 P03 - Proposed General Arrangement Southern Elevation FE004-LSI-ZZ-ZZ-D-A-1354 P03 - Proposed General Arrangement Western Elevation FE004-LSI-ZZ-ZZ-D-A-1355 P03 - Proposed General Arrangement Sections FE004-LSI-ZZ-ZZ-D-A-1370 P03 - Proposed General Arrangement Building Floor Strategy FE004-LSI-ZZ-ZZ-D-A-1380-P01 - Site Landscape Plan FE004-PLI-00-ZZ-D-L-0120 P02 - Site Sections FE004-PLI-00-ZZ-D-L-0140 P01 - Soft Landscape Strategy Plan FE004-PLI-00-ZZ-D-L-0301 P02 - Outline Levels Plan FE004-PLI-00-ZZ-D-L-0401 P02 - Access and Security Strategy Drawing FE004-PLI-00-ZZ-D-L-1561 P04 Reason - For the avoidance of doubt
3.The off-site construction worker parking scheme approved as part planning permission 06/23/0929/F shall be implemented upon the commencement of development and shall be operated in accordance with those details throughout the construction period of the development hereby permitted. Reason - To ensure adequate off-street parking during construction in the interests of highway safety in accordance with Policy CS16 of the Core Strategy 2015.
4.The submitted Construction Methodology and Management Plan (including Traffic Management and Dust & Noise Management) ref FE004-KCX-ZZ-ZZ-T-X-0162 P02 with access route (via Suffolk Road to and from William Adams Way), and its provision for addressing to the highway, shall be implemented for the duration of the demolition and construction periods, together with the appropriate compliance measures needed to control and manage construction traffic using the 'Construction Traffic Access Route', and together with provision and use of wheel cleaning facilities, and use of mechanisms to ensure no other local roads are used by construction traffic unless in exception circumstances. For the purposes of monitoring the effects on the local highway network in terms of any abnormal wear and tear, prior to demolition works commencing, a pre-works photographic survey of adjacent highways shall be undertaken and provided to the local planning authority, and within 1 month of the completion of all construction works, a post-construction works photographic survey of adjacent highways shall be undertaken and provided to the local planning authority. The following areas of the local highway network shall be subject to the photographic survey: - Suffolk Road and the bellmouth reinstatement; - To the junction of Boundary Road between Suffolk Road & Southtown Road - Thamesfield Way from the site entrance of Biffa Waste to the approved temporary car park ref: 06/23/0929/F Reason - In the interests of maintaining highway efficiency and safety in accordance with Policy CS16 of the Core Strategy 2015.
5.There shall be no commencement of the development hereby permitted (including demolition) until all tree protection measures and protective fencing have first been installed in accordance with the details as contained in Appendices 4a and 4b of the Arboricultural Impact Assessment - Ref FE004-ATC-00-XX-T-O-1730 Rev P02 dated 11 December 2023. The approved tree protection measures are to be maintained in good condition and shall be adhered to throughout the demolition and construction periods. Unless otherwise first agreed in writing by the Local Planning Authority, no demolition or construction-related activities (for example: storage and/or siting of: vehicles, fuel, materials, site huts or other buildings or ancillary equipment; raising of lowering of ground levels; installation of underground services, drains; lighting of fires etc.) may be undertaken within the identified Construction Exclusion Zones and fenced areas. In the event that any tree(s) become damaged during construction, the Local Planning Authority shall be notified, and remedial action agreed and implemented. In the event that any tree(s) dies or is removed without the prior approval of the Local Planning Authority, within the first 5 years of its planting, it shall be replaced within the first available planting season, in accordance with details to be first agreed with the Local Planning Authority. Reason - To ensure existing trees are protected during site works in the interests of the visual amenity of the area and ecological interests and the satisfactory appearance of the development in accordance with policies CS11 and E4 of the local plan.
6.There shall be no commencement of construction works above slab level until details of colours of the materials to be used in the construction of the external surfaces of the buildings hereby permitted have first been submitted to and approved in writing by the local planning authority. The development shall thereafter be constructed in accordance with the approved details. Reason - To enable the local planning authority to control the colour and appearance of the materials used to ensure the satisfactory appearance of the development in accordance with policy CS9 of the Core Strategy 2015.
7.There shall be no commencement of construction works above slab level until a written 30 year Habitat Management Plan (HMP) for the site has first been submitted to and approved in writing by the Local Planning Authority. The details of the HMP shall contain the following: a) Description and evaluation of the features to be managed; b) Ecological trends and constraints on site that may influence management; c) Aims, objectives and targets for management - links with local and national species and habitat action plans; d) Inclusion of the recommendations for enhancement and mitigation found in sections 5, 6 and 7 of the Preliminary Ecological Appraisal as well as Section 4 of the Bat Report, together with timetable for their implementation; e) Description of the management operations necessary to achieving aims and objectives; f) Prescriptions for management actions; g) Preparation of a works schedule, including annual works schedule; h) Details of the monitoring needed to measure the effectiveness of management; i) Details of the timetable for each element of the monitoring programme; j) Details of the persons responsible for the HMP implementation and monitoring; k) Mechanisms of adaptive management to account for necessary changes in work schedule to achieve the required targets; and, l) Reporting mechanisms to be undertaken in years 1, 2, 5, 10, 20 and 30, with biodiversity reconciliation calculations at each stage. The approved HMP shall thereafter be strictly adhered to and implemented in full for its 30 year operational duration. Appropriate written reporting shall be provided to the local planning authority within 3 months of the anniversary of each reporting stage set out at part (l) of this condition. Reason - To ensure the development delivers a biodiversity net gain within the borough and secures the protection and effective management of the remaining habitat on site in accordance with policy CS11 of the Core Strategy 2015 and policy GSP6 of the Local Plan Part 2.
8.The development shall be constructed in accordance with the submitted Flood Risk Assessment and Drainage Strategy (Drainage Strategy, Main Campus Redevelopment, East Coast College, Great Yarmouth, by Kier Business Services, Ref: FE004-DBS-00-ZZ-T-C-0992 Rev P04, dated 22/03/2024. The approved scheme shall be implemented and made operational prior to the first occupation of the development and shall be operated and maintained as such thereafter. Reason - To minimise the possibilities of flooding in accordance with policy CS13 of the Core Strategy 2015 and policy I3 of the Local Plan Part 2.
9.There shall be no installation of any Air Source Heat Pumps (ASHP) on the building or within the premises without the details first being submitted to and approved in writing by the local planning authority. Such details shall include design, location and sound levels (to be expressed in dB). The ASHP shall be installed and operated only in accordance with the approved details prior to first occupation of any building they relate to, and shall be retained as such thereafter. All ASHP shall be installed and maintained in accordance with manufacturers guidance with appropriate continued use of noise emission mitigations. Reason - In the interests of the residential amenities of the locality in accordance with Policy A1 of the Local Plan Part 2.
10.There shall be no installation of any kitchen extractor system until details of the extraction and ventilation system(s) to be installed have first been submitted to and approved in writing by the Local Planning Authority. The details shall include: 1. The exact location of the equipment on a plan; 2. Relevant noise data sheets and any measures required to control noise from the equipment; and, 3. Full details of the odour management/ filtration system of the equipment. The extractor system shall be installed and its operations carried out in accordance with the approved details prior to first occupation of the building it relates to and following first commencement of use the extractor system shall thereafter be maintained in accordance with the manufacturer's specification/instructions for so long as the use continues, with appropriate continued use of noise and odour emission mitigations. Reason - To control noise and odour emitted from the site in the interests of residential amenity in accordance with Policy A1 of the Local Plan Part 2.
11.Details of any proposed plant; machinery; ventilation; air conditioning; heating; and extraction equipment not covered by conditions 9 and 10 above shall be first submitted to and approved in writing by the Local Planning Authority prior to their installation. The details shall include location, acoustic specifications, and specific measures to control noise and odour from the equipment. Any such equipment shall be carried out in accordance with the approved details prior to first occupation of any building they relate to and shall be installed, used, and retained in full working order thereafter in accordance with the details as approved. Reason - To control noise and odour emitted from the site in the interests of residential amenity in accordance with Policy A1 of the Local Plan Part 2
12.No buildings shall be occupied until the Remediation Strategy measures as they apply to this site have first been completed as set out in Section 6 of the Remedial Method Statement following Supplementary Site Investigation Document No. FE004-RSK-XX-XX-T-O-1772 Rev P01 dated 29/01/2024. 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 receptor as required by policy E6 of the Local Plan Part 2.
13.No buildings shall be occupied until a Contamination Remediation Validation Statement / Report has first been submitted to and approved in writing by the Local Planning Authority which shall include providing the elements set out in Section 7.4 of the Remedial Method Statement following Supplementary Site Investigation Document No. FE004-RSK-XX-XX-T-O-1772 Rev P01 dated 29/01/2024. 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 receptor as required by policy E6 of the Local Plan Part 2.
14.Prior to the first use of the development hereby permitted the vehicular access/crossing over the footway shall be constructed in accordance with a detailed scheme to be first submitted to and approved in writing by the Local Planning Authority in accordance with the highway's specification (light commercial vehicles) and shall thereafter be retained at the position shown on the approved plan. Arrangement shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway. Reinstatement of extant waiting restrictions shall be carried out as required. Reason - To ensure construction of a satisfactory access and to avoid carriage of extraneous material or surface water from or onto the highway in the interests of highway safety in accordance with Policy CS16 of the Core Strategy 2015.
15.Prior to the first use of the development hereby permitted the proposed accesses and on-site car and cycle parking/servicing/loading/unloading/turning/waiting area and EV charging provisions shall be laid out, demarcated, levelled, surfaced and drained in accordance with the approved plans and shall be retained thereafter available for that specific use. Reason - To ensure the permanent availability of the parking/manoeuvring areas, in the interests of satisfactory development and highway safety in accordance with policy CS16 of the Core Strategy 2015 and policy I1 of the Local Plan Part 2.
16.There shall be no occupation of the development until a 'H' bar marking has first been provided across the cul-de-sac end of Tollgate Road. Reason - In the interests of highway safety in accordance with Policy CS16 of the Core Strategy 2015.
17.There shall be no occupation of the development hereby permitted until a Travel Plan (to be developed in accordance with the Draft Travel Plan) has first been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include a monitoring programme to ensure that the identified Travel Plan targets are met. The Travel Plan shall be implemented in accordance with the timetable/phasing and targets contained therein, and shall continue to be implemented as long as any part of the development is occupied, subject to any approved modifications being agreed in advance by the Local Planning Authority. Reason - To ensure that the development offers a wide range of travel choices to reduce the impact of travel and transport on the environment including the A47 in accordance with Policy CS16 of the Core Strategy 2015, the NPPF and paragraph 40 of Department for Transport Circular 01/2022.
18.All soft landscaping works shall be carried out and maintained in accordance with the approved Drawing No. FE004-PLI-00-ZZ-D-L-0301 Rev P02 Soft Landscape Strategy Plan as informed by the Design and Access Statement FE004-LSI-ZZ-ZZ-T-A-0150 P03 and Site Landscape Plan FE004-PLI-00-ZZ-D-L-0120 P02. Unless otherwise first agreed in writing by the local planning authority, planting shall be carried out and completed within the first available planting season following completion of construction of each phase. If within a period of FIVE years from the date of planting, any tree, plant, shrub or hedgerow plant or shrub planted in replacement for it, which is removed, uprooted or is destroyed or dies, (or which becomes, in the opinion of the local planning authority, seriously damaged or defective) shall be replaced by another tree, shrub or plant of the same species and size as that originally planted which shall be planted at the same place, unless the local planning authority gives its prior written consent to any variation. Reason - In the interests of the satisfactory appearance of the development in accordance with Policies CS9, A2 and E4.
19.No parts of the development hereby permitted shall be occupied until the 'Energy Strategy' measures outlined in Section 3 of the Energy Strategy Report FE004-CPW-XX-XX-T-Z-9303 P03 have first been completed and made operational. The renewable energy and energy efficiency measures shall thereafter be retained and maintained. Reason - To minimise greenhouse gas emissions through the use of renewable and low carbon energy in compliance with Policy CS9(h) of the Core Strategy 2015.
20.Upon the first use of the development hereby permitted, the approved Flood Response Plan (Flood Emergency Plan ref: 680871-R2(0)-FRA dated March 2024), including information regarding the availability of the Environment Agency's Flood Warnings Service, shall be made available to all occupiers/users of the site. Reason - To minimise the risk to the occupants and users of the site in the event of flooding in accordance with policy CS13 of the Core Strategy 2015.
21.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: (a) a report has been submitted 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 (b) the agreed remediation scheme has been carried out and a validation report demonstrating its effectiveness has been 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 receptor as required by policy E6 of the Local Plan Part 2.
22.Any access gates/bollard/chain/other means of obstruction shall be hung to open inwards, set back, and thereafter retained a minimum distance of 8 metres from the near channel edge of the adjacent carriageway. Reason - In the interests of highway safety enabling vehicles to safely draw off the highway before the gates/obstruction is opened in accordance with Policy CS16 of the Core Strategy 2015.
23.For the duration of the demolition and construction periods all traffic associated with the construction of the development will comply with the Construction Traffic Management Plan as set out in the Construction Methodology & Management Plan (including Traffic Management and Dust & Noise Management) FE004-KCX-ZZ-ZZ-T-X-0162 Revision P02 dated 11/12/2023 and shall use only the 'Construction Traffic Access Route' and no other local roads unless otherwise any variation thereof is first approved in writing by the Local Planning Authority. Reason - In the interests of maintaining highway efficiency and safety in accordance with Policy CS16 of the Core Strategy 2015.
24.For the duration of the demolition and construction periods the development will comply with the Construction Methodology & Management Plan (including Traffic Management and Dust & Noise Management) FE004-KCX-ZZ-ZZ-T-X-0162 Revision P02 dated 11/12/2023 in order to protect occupiers of the site and surrounding buildings from noise, dust and smoke. Reason - In the interests of the amenities of the locality in accordance with policies A1 and E6 of the Local Plan Part 2.
25.No external lighting shall be installed other than in accordance with the submitted Lighting Strategy Report FE004-CPW-XX-XX-T-Z-9316 Rev P01 and External Lighting Layout as shown on Drawing No. D49952/JB/D and no lighting units shall be installed such as to cause light intrusion beyond the site boundaries. Reason - To ensure that the development minimises light pollution and reduces glare, in the interests of highway safety, residential amenity and to minimise the potential impact on biodiversity in accordance with Policies CS11 and CS16 of the Core Strategy 2015 and Policy A1 of the Local Plan Part 2.
26.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.
27.INFORMATIVE NOTES - Please read the following notes carefully:- Anglian Water - - Anglian Water has assets close to or crossing this site or there are assets subject to an adoption agreement. Therefore the site layout should take this into account and accommodate those assets within either prospectively adoptable highways or public open space. If this is not practicable then the sewers will need to be diverted at the developers cost under Section 185 of the Water Industry Act 1991. or, in the case of apparatus under an adoption agreement, liaise with the owners of the apparatus. It should be noted that the diversion works should normally be completed before development can commence. · If the developer wishes to connect to our sewerage network they should serve notice under Section 106 of the Water Industry Act 1991. We will then advise them of the most suitable point of connection. · 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. · Building near to a public sewer - 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
28.INFORMATIVE NOTES - Please read the following notes carefully:- Essex & Suffolk Water - · Our records show that we have a 18" steel strategic water main and 4" distribution water main the vicinity of East Coast College , Great Yarmouth ,NR31 0ED. Please see the map on the council's planning portal received 8 May 2024 showing the position of our assets and proposed site of works with a red circle. A minimum clearance depth of 300mm from our 18" and 4" main should be maintained. Any pipes to be installed can on cross our mains at a right angle (90 degrees). An easement width of 3m should be maintained on either side of the pipe between our main pipes and your works. · Should there be any change in location or depth please let us know. · We ask that the party carrying out these works undertake one trial hole to confirm the location and depth of these assets before proceeding with any works, these should be hand dug. Please find the guidance to working near Essex and Suffolk Water assets. · Any damages to our asset during these works by your party and chosen contractor will incur charges which will be charged in full directly to you to repair and will be liable for all damages that may arise.
29.INFORMATIVE NOTES - Please read the following notes carefully:- Norfolk County Council (as Highway Authority) - · This development involves works within the public highway that can only be carried out by Norfolk County Council as Highway Authority unless otherwise agreed in writing. It is an OFFENCE to carry out any works within the Public Highway without the permission of the Highway Authority. Please note that it is the Applicants' responsibility to ensure that, in addition to planning permission, any necessary consents or approvals under the Highways Act 1980 and the New Roads and Street Works Act 1991 are also obtained from the County Council. Advice on this matter can be obtained from the County Council's Highway Development Management Group. Please contact developer.services@norfolk.gov.uk · If required, street furniture will need to be repositioned at the Applicants own expense. Public Utility apparatus may be affected by this proposal. Contact the appropriate utility service to reach agreement on any necessary alterations, which have to be carried out at the expense of the developer. · Please be aware it is the applicant's responsibility to clarify the boundary with the public highway. Private structures such as fences or walls will not be permitted on highway land. The highway boundary may not match the applicants title plan. Please contact the highway research team at highway.boundaries@norfolk.gov.uk for further details.
30.INFORMATIVE NOTES - Please read the following notes carefully:- Great Yarmouth Borough Council, Environmental Services - · Air Quality- Construction: 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, or burial of asbestos, which should instead be removed by an EA licenced waste carrier, and the waste transfer notes retained as evidence. · Asbestos Note: The developer is reminded that prior to any refurbishment commencing on site the building/s to be refurbished 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 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) · Contamination Disclaimer: 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. · Trade Waste: The applicant is advised that businesses require a Trade Waste contract to dispose of all waste associated with commercial activities as stated in the Environmental Protection Act 1990, Section 34. · Construction noise notification: 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. · Hours of Work: 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 No work on Sundays or Bank Holidays.