Great Yarmouth Borough Council Portal
No.Condition Text
1.Policy R5 identifies the application site as being within a Local Centre and states that within Local Centres, proposals to change the use of existing active ground floor uses to uses other than retail, leisure, community and offices will not be permitted. The application proposes to convert the active ground floor from retail to residential use and as such is contrary to adopted Local Plan Part 2 Policy R5. The emerging Great Yarmouth Local Plan Policy RTC4 is a material consideration and does hold significant weight. This requires stringent marketing evidence as set out within the policy also demonstration that the proposal would not impact the vitality and viability of the local centre. It is considered that insufficient marketing evidence has been submitted to comply with criterion c and no evidence has been submitted to conclude that the requirements of criterion a would be met in terms of the proposal not undermining the vitality and viability of the local centre. The proposal is also therefore contrary to emerging Policy RTC4.
2.The property is located within the Local Centre of Bells Road which is characterised by an active retail frontage at ground floor level with a number of traditional shop fronts. The changes to the ground floor front elevation of the property and removal of the shopfront with a more domestic front elevation would erode the character of the area and positive relationship with the street, contrary to Local Plan Core Strategy Policy CS09a) and c).
3.The site is located within the Orange 400m to 2.5km Indicative Habitats Impact Zone and the prior approval application proposes the net increase of 1no. dwelling. The required GIRAMs payment of £304.17 for the Green Infrastructure and Recreational Avoidance Mitigation Strategy payment has not been made to the Local Planning Authority. The proposal is therefore contrary to the Conservation of Habitats and Species Regulations 2017, Policy GSP5 of the Local Plan Part 2 and Policy NAT4 of the emerging Great Yarmouth Local Plan.
4.The Open Space Needs Assessment (2022) and Playing Pitch and Outdoor Sports Strategy (2022) identify open space deficits within the Gorleston Ward (in which the application site is located) for all types of open space. A financial contribution of £1,355.80 is required for the development to mitigate its impacts on public open space in the area and ensure the development would be in accordance with policies CS14 and CS15 of the Core Strategy, and Policy H4 of the Local Plan Part 2 and Policy HEC2 of the emerging Great Yarmouth Local Plan.
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.