| No. | Condition Text |
|---|
| 1. | The proposal fails to comply with the Nationally Described Space Standard issued by the Department for Communities and Local Government on 27th March 2015 as read with the notes dated 19th May 2016 which apply to it. The proposal does not meet the standards therein, as the overall Gross Internal Area (GIA) equate to 68.85sqm (according to the measurements supplied by the applicant), whereas the standards require a minimum GIA of 84sqm. In terms of the individual room sizes, these also state that single bedrooms should have a floor area of at least 7.5sqm, which neither of the 2 smaller bedrooms would meet. As such, the proposal is not considered to provide suitable levels of residential amenity for occupiers by not supplying sufficient internal space within the dwelling, and is therefore considered to conflict with policy CS9 of the Cores Strategy, A1 of the Local Plan Part 2, paragraph 135 f) of the NPPF, as well as BD3 of the Great Yarmouth Design Code. |
| 2. | The proposal fails to provide arrangements for the storage and management of commercial waste related to the shop unit. Insufficient information has been submitted regarding this provision, to ensure that odorous impacts and visual amenity impacts can be sufficiently assessed. Therefore, the Local Planning Authority are unable to ensure the protection of the appearance, safety and environmental quality of the Local Centre, as required by policy CS7, and can not adequately assess the waste arrangements in relation to both the facilities available to the commercial unit and the possible impacts caused to residential occupants of the application and neighbouring dwellings, as required by Core Strategy policy CS9 and Local plan Part 2 policy A1. |
| 3. | The site falls within Flood Zone 3 and an identified flood warning area, where there is a high risk of flooding. It also falls within an area at high risk of surface water flooding. The proposal would create additional habitable accommodation at the ground floor, in the form of providing two additional bedrooms, which is considered the most vulnerable form of residential use in he most vulnerable part of the application site. A site-specific flood risk assessment should be provided for all development in Flood Zones 2 and 3, however, no information in relation to flood risk, protection or mitigation has been submitted. As such, the Local Planning Authority is unable to assess the proposal in relation to flood risk and to assess any proposed flood mitigation or resilience, and the proposal conflicts with policy CS13 of the Core Strategy and policy E1 of the Local Plan Part 2, as well as the requirements of the NPPF. |
| 4. | ADVISORY NOTE - The submitted plans, whilst providing measurements and a layout consistent with the unit's current use, are not of a detail or accuracy to be able to form an entirely accurate assessment on the impacts of the development. The drawings are not scaled and therefore Officers are unable to successfully corroborate the plans and measured floor areas submitted in the application, and therefore the assessment of the living conditions of the accommodation must be caveated that there could be some discrepancies with the development as-built. Therefore, Officers have only been able to assess the proposal against the Local Plan based on the measurements provided by the applicant. |
| 5. | 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. |
