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. The reason for the condition is :- Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.
2.The development hereby permitted shall be carried out in accordance with the following approved plans and documents: · 1932-SBA-XX-00-DR-A-501(A) Site Location Plan · 1932-SBA-XX-ZZ-DR-A-510(C) Apartment Plans · 1932-SBA-XX-00-DR-A-513(F) Site Plan - Proposed · 1932-SBA-XX-ZZ-DR-A-514(G) Proposed Floor Plans · 1932-SBA-XX-02-DR-A-515(H) Proposed Roof Plan · 1932-SBA-XX-00-DR-A-516(A) Waste Strategy Plan · 1932-SBA-XX-00-DR-A-517(A) Parking Plan · 1932-SBA-XX-ZZ-DR-A-520(B) Proposed Elevations · 1932-SBA-XX-ZZ-DR-A-525(B) Street Scene - Proposed · 1932-SBA-XX-ZZ-DR-A-530(E) Aerial Views - Proposed · 6024.01 Revision B - Landscape Plan · Arbtech AIA 01 Revision A - Arboricultural Impact Assessment · Arbtech TSR 01 - Arboricultural Survey · Sanctuary Supported Living Site Management Plan - 03/03/2026 · 28512-FLD-0101 Rev C - Flood Risk and Drainage Statement · 28512-FLD-0102 Rev A - Water Efficiency Statement The reason for the condition is:- For the avoidance of doubt and in the interests of proper planning.
3.The permission hereby granted is for 9no. assisted living apartment residential dwellings only, and an associated apartment for use by staff and/or management of the complex in an ancillary role to the provision of the assisted living dwellings hereby permitted. Notwithstanding the provisions of the Town and Country Planning (Uses Classes) Order 1987 (as amended) and the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Statutory Instrument revoking or re-enacting these Orders with or without modification) the premises shall only be used as an assisted living residential facility within Class C3(b) of the Town and Country Planning (Uses Classes) Order 1987 (as amended), where supervision, support or care is provided to residents of each dwelling hereby permitted. The reason for the condition is:- For the avoidance of doubt and because the development has been proposed on the basis that assisted living flats will be provided on a tenanted basis, meeting an identified need to those requiring a particular need for support. Other uses within Use Class C3 would not be acceptable as the development has been presented to address the specific needs of future tenants, and the needs of other occupants may require different features or facilities to be provided within the development. The condition is imposed in accordance with policies CS3 of the Core Strategy (2015) and H11 of the Local Plan Part 2 (2021).
4.Flat 1 and the office identified on approved plan reference 1932-SBA -XX -ZZ -DR-A -514 Revision G shall only be used for a function which is ancillary to the use of the development hereby approved, to provide accommodation for members of staff, and shall not be occupied as a separate entity, or primary residence of any occupant, nor shall it be used for purposes not associated with the use hereby permitted. The reason for the condition is:- Reason: In the interests of maintaining appropriate residential amenity within the neighbouring area, and in accordance with the aims and objectives of the National Planning Policy Framework 2024.
5.The premises hereby approved shall be operated at all times in full accordance with the approved Sanctuary Supported Living Site Management Plan - 03/03/2026, unless otherwise agreed in writing by the Local Planning Authority. The reason for the condition is:- In order to ensure that the facility is appropriately managed and to prevent harm being caused to the amenity of the neighbouring residential occupiers, in accordance with Policy CS9 of the Core Strategy and Policy A1 of the Local Plan Part 2.
6.With the exception of demolition works, no works shall commence until a surface water management strategy has first been submitted to and approved in writing by the Local Planning Authority. No hard-standing areas shall be constructed until the works have been carried out in accordance with the details of the approved strategy. The following steps shall be undertaken in proposing the surface water scheme: a) Unless demonstrated to be unfeasible or unpracticable for any other reason, the strategy should seek to provide and implement a scheme based on the 'Option 1' proposals provided within the approved Flood Risk and Drainage Statement submitted as part of this application. This will require infiltration testing to be carried out on the site following the demolition of the existing building and the reports of those tests to be provided with the strategy. b) Should the results of the infiltration testing render Option 1 unfeasible, an alternative drainage strategy based on the 'Option 2' proposals within the approved Flood Risk and Drainage Statement should be submitted. The surface water drainage scheme shall thereafter be implemented in full accordance with the agreed details and shall be provided and made operational prior to the first use of the development. Following the implementation of the surface water drainage works, the drainage systems shall be managed and maintained thereafter in accordance with the agreed management strategy. The reason for the condition is:- To ensure that an appropriate drainage strategy is implementable and that the surface water drainage hierarchy is adhered to, in accordance with adopted policy CS13 of the Core Strategy (2015), policy E1 of the Local Plan Part 2 and the expectations of the NPPF.
7.Operations on site, including demolition, shall take place in complete accordance with the approved Arboricultural Impact Assessment (AIA) and the tree protection measures therein. No operations shall commence on site in connection with the hereby-approved development until the tree protection works and any pre-emptive tree works required by the approved AIA have been carried out and all measures are in place as indicated on the Arboricultural Impact Assessment drawing ref. Arbtech AIA 01 Rev. A. The approved mitigation measures shall be retained in a good and effective condition for the duration of the development and shall not be moved or removed, temporarily or otherwise, until all site works have been completed and all equipment, machinery and surplus materials removed from the site, unless the prior written approval of the local planning authority has first been sought and obtained. The reason for the condition is:- To ensure the satisfactory protection of those trees to be retained on the site and to accord with Policy E4 of the Local Plan Part 2.
8.No works shall take place within the root protection areas, as identified on drawing ref. Arbtech AIA 01 Rev: A Rev. A unless carried out under the supervision of a suitably qualified arborist. No-dig manual methods of construction shall be used in the construction of the enlarged site entrance. The reason for the condition is:- To ensure the satisfactory protection of the street trees to be retained which represent an important visual amenity which the Local Planning Authority, and to accord with Policy E4 of the Local Plan Part 2.
9.There shall be no occupation of the development hereby permitted until details of proposed security measures (including CCTV) have first been submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in accordance with the approved measures which shall be installed and made available for use upon the first occupation or use of the development, and shall be retained and maintained in place for the lifetime of the development. The reason for the condition is:- In the interests of fulfilling the City Council's duty under Section 17 of the Crime and Disorder Act 1998 to minimise the potential for crime, disorder and public nuisance, and to protect the amenity of the future occupants and neighbouring residential occupiers, in accordance with Policies A1 and A2 of the Local Plan Part 2.
10.There shall be no occupation of the development hereby permitted until details of appropriate boundary treatments to be provided in the development have first been submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in accordance with the approved measures which shall be installed prior to the first occupation, and shall be retained and maintained in place for the lifetime of the development. The reason for the condition is:- In the interests of residential amenity, in accordance with Policy A1 of the Local Plan Part 2 and in accordance with the aims and objectives of the National Planning Policy Framework 2024.
11.There shall be no external lighting installed until full details of the proposed lighting scheme have first been submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall be designed, maintained and operated so as not to exceed the maximum values specified for an E3 environmental zone as detailed in the Institute of Lighting Professionals. No lighting shall be installed other than in accordance with the details of the approved lighting scheme, which shall thereafter be maintained. The reason for the condition is:- In the interests of residential amenity in accordance with Policy CS9 of the Core Strategy and Policy A1 of the Local Plan Part 2.
12.The windows on the north and south elevation serving the flats hereby approved labelled as opaque glazing on drawing ref. 1932-SBA -XX -ZZ -DR-A -520 Revision B shall be fitted with obscure glass to a level equivalent to Pilkington Privacy Level 5 which shall be installed prior to the first occupation of the dwelling and this obscure glazing shall be retained thereafter in perpetuity. The reason for the condition is:- In the interests of the residential amenities of the occupiers of nearby properties in accordance with Policy CS9 of the Core Strategy and Policy A1 of the Local Plan Part 2.
13.Notwithstanding the provision of the Town and Country Planning (General Permitted Development) Order (2015), (or any Order revoking, amending or re-enacting that Order) no gates/bollard/chain/other means of obstruction shall be erected across the approved access unless details have first been submitted to and approved in writing by the Local Planning Authority. The reason for the condition is:- In the interests of highway safety and in accordance with policy CS9 and CS16 of the Core Strategy.
14.Notwithstanding the submitted details unless otherwise agreed in writing by the Local Planning Authority the proposed private drive shall be maintained for the lifetime of the development hereby approved at a minimum width of 4.2 metres for its complete length and shall be constructed perpendicular to the highway carriageway for a minimum length of 10 metres as measured from the near edge of the highway carriageway. The reason for the condition is:- In the interests of highway safety and traffic movement, in accordance with policies CS9 and CS16 of the Core Strategy.
15.Prior to the first occupation of the development hereby permitted the proposed access, on-site car and cycle parking and turning area shall be laid out, demarcated, levelled, surfaced and drained in accordance with the approved plan and retained thereafter available for that specific use. The reason for the condition is:- To ensure the permanent availability of the parking/manoeuvring areas, in the interests of satisfactory development and highway safety, in accordance with policies CS9 and CS16 of the Core Strategy.
16.The electric vehicle charging points shown on the parking plan ref. 1932-SBA -XX -00 -DR-A -517 shall be installed and made available for use prior to the first use of the development hereby approved, and shall be retained and maintained as such thereafter. The reason for the condition is: To allow provision for the demand for electric vehicle charging within the lifetime of the development, in accordance with Policy I1 of the Local Plan Part 2.
17.Due to the close proximity of other residential dwellings and businesses, the hours of any construction or refurbishment works 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. The approved plan shall remain in place and be implemented throughout each phase of the development. The reason for the condition is:- In the interests of residential amenity and in accordance with the aims and objectives of the National Planning Policy Framework 2024, in accordance with Policy CS9 of the Core Strategy and Policy A1 of the Local Plan Part 2.
18.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. 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 section 179 of the NPPF, and Policy CS9 of the Core Strategy and Policy A1 of the Local Plan Part 2.
19.Part (a) - The development hereby permitted shall be carried out in strict accordance with the submitted Biodiversity Net Gain Assessment, dated 09/04/2024, unless an updated Proposed Biodiversity Net Gain Plan has first been submitted to and approved in writing by the Local Planning Authority, as required by the Statutory BNG Condition (listed at no. 20 on this Notice). Any updated Proposed Biodiversity Net Gain Plan must be sufficient to ensure that there is a minimum 10% net gain in biodiversity provided within a 30 year period as a result of the development as proposed and determined to be required as part of this permission. Thereafter, the Report shall be implemented in full accordance with the approved details. In the event that Biodiversity Net Gain is to be provided on-site, or through off-site habitat creation no development shall commence until a Habitat Management and Monitoring Plan (HMMP) has first been submitted to and approved in writing by the Local Planning Authority. The details of the HMMP shall ensure the provision, maintenance and management of net gain habitat, as proposed and determined to be required as part of the development hereby permitted, and shall include 30 year objectives, management responsibilities, maintenance schedules and a methodology to ensure the submission of monitoring reports. The details to be submitted within the HMMP shall be required to demonstrate to the local planning authority that the habitat creation and enhancements will be maintained for 30 years from the completion of development (in accordance with Paragraph 9(3) of Schedule 7A of the Town and Country Planning Act 1990). Part (b) - Relevant monitoring reports shall thereafter be submitted to the Local Planning Authority for their approval in writing during years 2, 5, 7, 10, 20 and 30 following the first residential occupation of the development, unless otherwise stated in the Habitat Management and Monitoring Plan (HMMP), with details sufficient to demonstrate how the plans for BNG provision are progressing towards achieving the BNG objectives, with evidence of arrangements and any rectifying measures as may be needed. The reason for the condition is:- In the interests of ensuring measurable net gains to biodiversity are secured and maintained, as proposed and required as part of this permission, in accordance with Core Strategy (2015) policy CS11 and Local Plan Part 2 (2021) policy E4, and to ensure the Biodiversity Gain Plan proposals are monitored and managed for 30 years from the effective completion of the development, in accordance with the requirements of Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021).
20.THE STATUTORY DEEMED BIODIVERSITY NET GAIN CONDITION - The following condition is the statutory deemed Biodiversity Gain Condition required under Schedule 7A to the Town and Country Planning Act 1990, which you are also required to comply with prior to commencement of development: There shall be no commencement of the development hereby permitted until a Biodiversity Gain Plan has first been submitted to and approved in writing by the Local Planning Authority. The Biodiversity Gain Plan must address all of the matters under paragraph 14(2) of Schedule 7A to the Town and Country Planning Act 1990 and Article 37C(2) of The Town and Country Planning (Development Management Procedure) (England) Order 2015. In addition, as the development is not anticipated to proceed in phases, the matters specified under Article 37C(4) of The Town and Country Planning (Development Management Procedure) (England) Order 2015 must also be addressed. The Biodiversity Gain Plan to be submitted must include: a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat; b) the pre-development biodiversity value of the onsite habitat; c) the post-development biodiversity value of the onsite habitat; d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development; e) any biodiversity credits purchased for the development; and f) any such other matters as the Secretary of State may by regulations specify. Please be aware that:- Under paragraph 15 of Schedule 7A, the planning authority must only approve the Biodiversity Gain Plan if they are satisfied that: i. the pre-development biodiversity value of the onsite habitat is as specified in the plan; ii. the post-development biodiversity value of the onsite habitat is at least the value specified in the plan; iii. in the case where the registered offsite biodiversity gain is specified in the plan, as allocated to the development: - the registered offsite biodiversity gain is so allocated (and, if the allocation is conditional, that any conditions attaching to the allocation have been met or will be met by the time the development begins), and - the registered offsite biodiversity gain has the biodiversity value specified in the plan in relation to the development; iv. that any biodiversity credits specified in the plan as purchased for the development have been so purchased; and v. the biodiversity net gain objective is met. In addition: - In determining whether to approve the plan, a planning authority must take into account how the Biodiversity Gain Hierarchy will be followed, and any reasons where it cannot be followed (except in relation to irreplaceable habitats where the Hierarchy does not apply). Re: Irreplaceable habitat: - If prior to commencement of development the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans. The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat. The planning authority can only approve a Biodiversity Gain Plan if it is satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits.
21.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.
22.NOTES - Please read the following notes carefully:- This permission is governed by a legal agreement between the applicant and the Local Planning Authority under Section 106 of the Town and Country Planning Act 1990, dated 28th April 2026. The agreement relates to Schedule 1: Affordable Housing, Schedule 2: Off-site Open Space Contribution, Schedule 3: Recreational Impact Avoidance and Mitigation Contribution, and Schedule 4: Supported Housing provision requiring a minimum level of care being necessary to, and provided and available for, all occupants.
23.NOTES - Please read the following notes carefully:- 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, which includes a Public Right of Way, without the permission of the Highway Authority. A formal application to the County Council is required to form the new vehicle access and this can be made online using the following web address: https://www.norfolk.gov.uk/droppedkerbs Please note that it is the Applicant's 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 HighwayDevelopment Management Group, tel: 0344 800 8020 or email: developer.services@norfolk.gov.uk If required, street furniture will need to be repositioned at the Applicant's 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.
24.NOTES - Please read the following notes carefully:- 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 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)
25.NOTES - Please read the following notes carefully:- 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.
26.NOTES - Please read the following notes carefully:- 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.
27.NOTES - Please read the following notes carefully:- 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.