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 :- The time limit condition is imposed in order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.The development shall be carried out in accordance with the following plans: - Site location plan (unreferenced) and the following plans received by the Local Planning Authority on 2nd May 2025 - - Proposed Site Plan: drawing reference: 8545 P01 Rev F - Proposed Storage Shed Floor Plans and Elevations: drawing reference: 8545 P03 - Proposed Floor Plans and Elevations: drawing reference: 8545 P04 Rev A - Street Scene; drawing reference: 8545 P05 Rev A The reason for the condition is:- For the avoidance of doubt of what has been approved and in the interests of proper planning.
3.The assisted living residential flats hereby permitted shall only be used in connection with the adjacent Burgh House Residential Home for the Elderly and shall not be occupied as separate independent dwellings by residents that have no connection with the Burgh House Residential Home for the Elderly at any time. The reason for the condition is :- This permission is granted for a form of development not normally permitted outside of the development boundary by the Local Planning Authority and to enable the Authority to retain control over the use of the site; in accordance with Core Strategy (2015) Policy CS3 and Local Plan Part 2 (2021) Policy H11.
4.A) No development shall take place until an archaeological written scheme of investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and 1) The programme and methodology of site investigation and recording, 2) The programme for post investigation assessment, 3) Provision to be made for analysis of the site investigation and recording, 4) Provision to be made for publication and dissemination of the analysis and records of the site investigation, 5) Provision to be made for archive deposition of the analysis and records of the site investigation and 6) Nomination of a competent person or persons/organization to undertake the works set out within the written scheme of investigation. and, B) No development shall take place other than in accordance with the written scheme of investigation approved under condition (A). and, C) The development shall not be put into operation until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the archaeological written scheme of investigation approved under condition (A) and the provision to be made for analysis, publication and dissemination of results and archive deposition has been secured. The reason for the condition is :- The site lies within the medieval core of Burgh Castle, with a 16th century building (The Laurels) to the west and the site of the medieval guildhall of the Guild of St Peter to the east. In addition the field to the south has produced a large amount of Roman material, as well as artefacts of other periods, possibly associated with the Roman fort to the southwest. Consequently, there is potential that heritage assets with archaeological interest (buried archaeological remains) may be present at the site and that their significance will be affected by the proposed development; in accordance with Core Strategy (2015) Policy CS10 and Local Plan Part 2 (2021) Policy E5. Please note: In this instance the programme of archaeological mitigatory work will comprise one phase - the monitoring of groundworks for the development under archaeological supervision and control. A brief for the archaeological work can be obtained from Norfolk County Council Historic Environment Service. Please note that they now charge for their services.
5.No development shall take place until the following information has been submitted to and approved in writing by the Local Planning Authority: (i) a full site survey showing all existing site levels above ordnance datum and shall include: - the datum used to calibrate the site levels - levels along all site boundaries - levels across the site at regular intervals - floor levels of the neighbouring dwelling (Rose Gardens) (ii) full details of the proposed finished floor levels of the proposed building along with details of the proposed levels of the car park, shared communal garden and raised walkways. The development shall be carried out only in strict accordance with the levels as approved. The reason for the condition is:- To ensure that the development takes place in the manner expected by the Local Planning Authority, to retain control over any significant changes in levels within the site and in the interests of residential amenity and design; in accordance with Core Strategy (2015) Policy CS9 and Local Plan Part 2 (2021) Policies A1 and A2.
6.No development shall take place until such time that a scheme for 1 fire hydrant capable of delivering a minimum of 20 litres per second of water has first been submitted to and agreed by the Council, in consultation with Norfolk Fire and Rescue Service. The flats hereby approved, shall not be occupied until such time that the hydrant serving the development has been provided to the satisfaction of the Council in consultation with Norfolk Fire and Rescue Service. The reason for the condition is: - To ensure adequate water infrastructure provision is made on site for the local fire service to tackle any property fire. Please note: the onus will be on the developer to install the hydrants, during construction, to the satisfaction of Norfolk Fire and Rescue Service at the developer's cost. Given that the works involved will be on-site, it is considered that the hydrants should be delivered through a planning condition. Should you have any queries please call Norfolk Fire and Rescue Service on 0300 123 1165 or email firewaterofficer@norfolk.gov.uk.
7.No development shall take place until such time that a detailed noise and dust management plan/scheme to protect the occupants of completed dwellings on the site and residential dwelling surrounding the site from noise, dust and smoke, has first been submitted to, and approved in writing by the Local Planning Authority. The scheme is to include: 1. Communication with neighbours before and during works. 2. Contact arrangements by which residents can raise any concerns and, issues. 3. The mechanism for investigation and responding to residents' concerns and complaints 4. Management arrangements to be put in place to minimise noise and dust (including staff training such as toolbox talks). 5. Hours during which noisy and potentially dusty activities will take place. 6. Measures to control loud radios on site. 7. Measures to be taken to ensure noisy activities take place away from residential premises where possible such as a separate compound for cutting and grinding activities. 8. Measures to control dust from excavation, wetting of soil; dust netting and loading and transportation of soil such as minimising drop heights, sheeting of vehicles. 9. Measures to control dust from soil stockpiles such as sheeting, making sure that stockpiles exist for the shortest possible time and locating stockpiles away from residential premises. 10. Measures to control dust from vehicle movements such as site speed limits, cleaning of site roads and wetting of vehicle routes in dry weather. 11. Measures to minimise dust generating activities on windy and dry days 12. Measures to control smoke from burning activities. 13. Method statements and risk assessments relating to the identification, removal and disposal of any asbestos containing materials which are present on site. 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 the amenities of the locality; in accordance with Core Strategy (2015) Policies CS9 and Local Plan Part 2 (2021) Policy A1.
8.There shall be no commencement of development (including demolition and site clearance) until details of tree/hedge protection measures for all trees/hedging along the western boundary and adjoining the site have first been submitted to and approved in writing by the Local Planning Authority. The measures shall be installed prior to any site clearance and demolition works taking place and shall thereafter remain in place for the duration of the demolition and construction period. The reason for the condition is :- To ensure the development avoids damaging the trees/hedging along the boundary which provides screening between the site and the neighbour to the west, in accordance with Great Yarmouth Local Plan Part 2 (2021) Policies A1 E4.
9.No works above slab level shall take place until such time that full details of a soft landscaping and planting scheme have first been submitted to and approved in writing by the Local Planning Authority. The precise details of the landscaping proposals shall include: - full specifications of all new planting along with details for their protection during establishment. - supplementary evergreen planting along the western boundary. For the avoidance of doubt, all species used in the planting proposal shall be locally native species of local provenance unless otherwise agreed in writing with the Local Planning Authority. The reason for the condition is :- Because the precise details have not been submitted and in the interests of the satisfactory visual and residential amenity; and to ensure such soft landscaping measures are in line with the Biodiversity Net Gain Plan; in accordance with Core Strategy (2015) Policies CS9, CS11 and Local Plan Part 2 (2021) Policy E4.
10.The approved planting scheme secured by condition 9 of this permission shall be carried out in its entirety within the first planting and growing season following the first occupation of the assisted living flats hereby permitted. For the duration of a period of 10 years from the first occupation of the development, any trees, shrubs or hedges planted in accordance with the landscaping scheme which die, are removed or become seriously damaged or diseased shall be replaced in the next immediate planting season with others of similar size and species, unless the Local Planning Authority gives its first written consent to any variation thereof. The reason for the condition is :- To ensure a high quality of development and in the interests of ensuring appropriate visual amenity for the local area, to enhance biodiversity and to secure appropriate residential amenity, in accordance with Core Strategy (2015) Policies CS9, CS11 and Local Plan Part 2 Policy E4.
11.No works above slab level shall take place until such time that a biodiversity enhancement plan has first been submitted to and approved in writing by the Local Planning Authority, detailing the enhancement measures for biodiversity on site. The measures shall be carried out strictly in accordance with the approved scheme. The reason for the condition is :- To ensure that the application complies with Core Strategy (2015) policy CS11.
12.Prior to the first occupation of the development hereby permitted the proposed access, on-site car 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 Core Strategy (2015) Policy CS16.
13.Prior to the first occupation of the development hereby permitted a 2.4 metre wide parallel visibility splay (as measured back from the near edge of the adjacent highway carriageway) shall be provided across the whole of the site's roadside frontage. The splay shall thereafter be maintained at all times free from any obstruction exceeding 0.6 metres above the level of the adjacent highway carriageway. The reason for the condition is: - In the interests of highway safety; in accordance with Core Strategy (2015) Policy CS16.
14.Any access gates/bollard/chain/other means of obstruction shall be hung to open inwards, set back, and thereafter retained a minimum distance of 5 metres from the near channel edge of the adjacent carriageway. Any sidewalls/fences/hedges adjacent to the access shall be splayed at an angle of 45 degrees from each of the outside gateposts to the front boundary of the site. The reason for the condition is: - In the interests of highway safety enabling vehicles to safely draw off the highway before the gates/obstruction is opened; in accordance with Core Strategy (2015) Policy CS16.
15.No occupation of the development hereby permitted shall take place until such time that a statement demonstrating how the dwellings will be designed and built to achieve a water consumption rate of no more than 110 litres/person/day has been first submitted to and approved in writing by the Local Planning Authority. All required water conservation measures within the approved details shall thereafter be installed and maintained to achieve this agreed rate to ensure the required water consumption is not exceeded for the lifetime of the development. The reason for the condition is: - In the interests of promoting and securing water efficiency improvements to a higher standard than Building Regulations minimum standards require, to accord with adopted Local Plan Part 2 policy E7. Note to applicant - The imposition of this planning condition requires the development to achieve a higher standard of construction than the current minimum national requirement through Building Regulations. This requires you / the Developer to ensure that the standard is adhered to when seeking Building Regulations Completion Notice approval (whether using local authority inspectors or third party approved inspectors).
16.No occupation of the development hereby permitted shall take place until such time that details in written and drawn form of the means by which electric vehicle charging shall be made available for common parking areas within the scheme shall be submitted to and approved by the local planning authority. The works shall be installed in accordance with the approved scheme prior to the first occupation of the development and shall be retained 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 Local Plan Part 2 (2021) Policy I1.
17.The dwelling/s shall be constructed so as to provide sound attenuation against external noise and ensure internal sound levels no greater than: a) 35dB LAeq (16 hour) in the main living rooms of the dwelling(s) (for daytime and evening use); and b) 30dB LAeq (8 hour)/45dB LAmax (fast) in the bedrooms of the dwelling(s) (for night-time use) in line with World Health Organisation guidance, with windows shut and other means of ventilation provided. The reason for the condition is: - To ensure adequate living conditions for future occupiers and to World Health Organisation guidance levels; in accordance with Core Strategy (2015) Policies CS9 and Local Plan Part 2 (2021) Policy A1.
18.No external lighting shall be erected unless full details of its design, location, orientation and level of illuminance have first been submitted to and agreed in writing with the local planning authority. Such lighting shall be kept to the minimum necessary for the purposes of security and site safety and shall prevent upward and outward light radiation. The lighting shall thereafter be implemented accordance with the approved details and shall be retained as such thereafter. The reason for the condition is :- To mitigate the impact of uncontrolled external lighting on protected species and dark skies, in accordance with Core Strategy (2015) Policy CS11 and Local Plan Part 2 (2021) Policy E6.
19.In the event that contamination that was not previously identified is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority. All development shall cease and shall not recommence until: 1) a report has been submitted and agreed in writing by the Local Planning Authority which includes results of an investigation and risk assessment together with proposed remediation scheme to deal with the risk identified and 2) the agreed remediation scheme has been carried out and a validation report demonstrating its effectiveness has been approved in writing by the Local Planning Authority. 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 receptor as required by policy E6 of the Local Plan Part 2.
20.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. It is hereby acknowledged that the application has been accompanied by the appropriate and necessary financial contributions for GIRAMS Habitat Impacts Mitigation amounting to £2129.19 received 7/6/2025 and for off-site public open space provision and enhancement amounting to £7275.73 received 12/6/2025.
21.NOTES - Please read the following notes carefully:- Hours of Work: 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 Asbestos Note: The developer is reminded that prior to any demolition commencing on site the building/s to be demolished 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 removed in accordance with the above regulations and waste regulations. Failure to comply with these regulations could result in prosecution by the relevant authority. For further help and advice in respect of asbestos removal the applicant/agent is advised to contact the Health and Safety Executive (HSE) www.hse.gov.uk/asbestos. Contamination Disclaimer NOTE: 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.
22.NOTES - Please read the following notes carefully:- Great Yarmouth Borough Council has a duty to ensure that roads and streets within the Borough are properly named and that the properties fronting onto them are appropriately numbered. Therefore it is essential that once planning permission has been granted, and prior to the completion of development, the developer/owner applies for an official address. This Authority has adopted the legislation set out in sections 17, 18 and 19 of The Public Health Act 1925. In common with most neighbouring local authorities, Great Yarmouth Borough Council is introducing charging for the street naming and numbering of new developments from the 1st January 2020. Charges and more information can be seen on the Council's website here: https://www.great-yarmouth.gov.uk/street-naming-numbering