Great Yarmouth Borough Council Portal
No.Condition Text
1.The majority of the site falls outside of the development limits of Scratby, where proposed residential development would conflict with policies CS1 and CS2 of the Core Strategy and GSP1 of the Local Plan. Scratby is a Secondary Village where the lack of services, facilities and employment opportunities 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 Policies GSP1 Great Yarmouth Local Plan Part 2 (2021).
2.The layout and appearance of the proposed development on the outer edge of the settlement fails to have a positive relationship with Beach Road and the existing adjacent barn at the front of the site, which forms a non-designated heritage asset. The existing buildings on site are also considered non-designated heritage assets and insufficient information has been submitted to demonstrate otherwise. The loss of the buildings is considered detrimental to a group which holds value in relation to the historic establishment and architecture of the locality prior to the expansion and development of the parish in the 20th century. The proposal inadequately addresses the loss of the existing farmhouse and barn to be demolished and the design does not demonstrate that it would preserve or enhance the characteristics of the existing farm building group and landscape setting, and thus does not adequately take into consideration the local context of the site. As such the proposal fails to accord with policies CS9 and CS10 of the Core Strategy and A2, and E5 of the Local Plan, as well as the Section 16 of the NPPF.
3.The proposal presents an insufficient density, which does not meet the requirements of Policy H4, and thus does not make the most effective use of the land as required by the NPPF.
4.In accordance with Development Plan Policies CS14, CS15 and H4, the development of new housing will be required to contribute to public open space needs to meet the recreational needs arising from development where there is an identified deficit in provision. The Open Space Needs Assessment (2022) and Playing Pitch and Outdoor Sports Strategy (2022) identify open space deficits within the Ormesby Ward (in which the application site is located) for outdoor sports, play space, informal amenity, parks & gardens and allotments. The application does not demonstrate on-site provision of open space, however a financial contribution could be considered acceptable 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. Therefore, on the basis of the above, the Borough Council would expect a full off-site financial contribution of £11,288.61 (on the basis of 9no. dwellings). This payment has not been made and therefore the proposal is contrary to the policies as stated.
5.The application site is located within the orange 400m to 2.5km Indicative Habitat Impact Zone and whilst a S111 form has been submitted, the payment of the required financial contribution of £1,990.53 has not been received, which is 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).
6.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.