Great Yarmouth Borough Council Portal
No.Condition Text
1.The application site is outside of the development limits for the parish where development will not be permitted except where specific policies of the plan indicate otherwise and in this respect the application is being presented as a self-build proposal, including within the description and confirmed in the application form. However, a draft S106 Agreement/Unilateral Undertaking has not been submitted to guarantee that this is delivered as such and therefore the weight to be attributed to this is not considered to outweigh the conflict with policies of the development plan in respect of development in the countryside. The proposal, therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS2 and Great Yarmouth Local Plan Part 2 (2021) Policy GSP1 together with the National Planning Policy Framework (2024).
2.The dwelling appears too large in scale and mass for the size of the plot which would not in keeping with the character of the surrounding residential properties. The plot layout and form of the detached bungalow contrasts with surrounding properties with larger more spacious gardens compared to the size of the proposed development. The dwelling therefore appears to be 'squeezed' into the wider more spacious pattern of development and represents a cramped form of development that also has impacts on the quality and standard of amenity being provided for future users in terms of orientation, outlook and proximity to plot boundary to the south and quality of rear (east facing) garden amenity space which has a shallow depth and is compromised in terms of achieving direct sunlight by the large width rear bungalow gable. The development, therefore, fails to respect the surrounding built character and form of the area and does not achieve a high standard of amenity for future occupiers of the dwelling. The proposal therefore, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS9 and Great Yarmouth Local Plan Part 2 (2021) Policies A1 and A2, together with Great Yarmouth Design Code SPD (2024) Policies BD6, BF1 and CI1 and NPPF Paragraphs 131, 134 and 135 and engages paragraph 139.
3.The application site is located within the Orange 400m to 2.5km Indicative Habitat Impact Zone but the application is not supported by the required £221.17;; GIRAMS contribution, which is necessary for the purposes of satisfying the Council's duty to avoid impacts on internationally protected sites through the use of the Green Infrastructure Recreational Avoidance Mitigation Strategy (GIRAMS). As such the Local Planning Authority cannot fully assess the additional impact upon the designated sites within the Borough without satisfaction that the required mitigation would be provided. Consequently, the application is contrary to the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS11 and Great Yarmouth Local Plan Part 2 (2021) Policies GSP5 and GSP8.
4.The proposal has failed to address the public open space requirements of the development, whether by on-site provision or through means to secure financial contributions towards off-site provision. As such, the impacts of the development and the pressures the development places on public open spaces have not been mitigated. The proposal is, therefore, contrary to Great Yarmouth Local Plan Core Strategy (2015) Policies CS14 and CS15 and Policies GSP8 and H4 of the Great Yarmouth Local Plan Part 2 (2021).
5.Biodiversity net gain applies to the development in the absence of the development meeting the exemption in relation to Self-build and custom build development, as although described as a self-build or custom build dwelling in the description of development, there is no appropriate planning obligation in place to secure the dwelling as a self-build dwelling. The proposal therefore fails to demonstrate that the development will deliver at least 10% increase in biodiversity value of the onsite habitat. This contributes to the unsatisfactory nature of the proposal, contrary to the principles of Policy CS11 and national requirements.
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 although as the principle of development is not considered acceptable, information to overcome the other reasons for refusal have not been requested and the application has been refused for the reasons set out above.