Great Yarmouth Borough Council Portal
No.Condition Text
1.The application site is outside of the development limits for the Martham where development will not be permitted except where specific policies of the plan indicate otherwise. In this respect the application is being presented as a self-build dwelling, included within the description of the proposal in the submitted Application Form and supporting Planning Statement. However, a draft S106 Agreement/Unilateral Undertaking has not been completed 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) and would be contrary to Emerging Policy OSS3 in the Emerging Local Plan.
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. 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. Furthermore, the proposal would be contrary to the Emerging Local Plan Policy RUR2 with respect to self-build dwellings within the countryside due to the lack of road frontage (the proposal does not front an existing highway) and the building footprint to plot ratio not being similar to neighbouring dwellings. The submitted proposal for a self-build dwelling in this location is therefore not acceptable under either the adopted or emerging development plan. As a consequence of the above: - The proposal, fails to comply with the adopted Great Yarmouth Local Plan Core Strategy (2015) Policy CS9 and Great Yarmouth Local Plan Part 2 (2021) Policy A2. - The proposal is at odds with guidance within the Great Yarmouth Design Code SPD (2024), sections BF1 and CI1; and NPPF paragraphs 131, 134 and 135 and engages paragraph 139. - The proposal is also contrary to Emerging Local Plan Policy RUR2 criterion d and f.
3.The application proposes to discharge surface water into the mains sewer. No evidence has been provided in support of the application to justify that it is not possible to deal with surface water in a more preferable method in the drainage hierarchy. Moreover, Anglian Water have confirmed that there are no designated public surface water sewers within the vicinity of the development and surface water must not connect to a designated public foul sewer. Discharging surface water into the main sewer is therefore not unacceptable and the proposal is contrary to Local Plan Part 2 (2021) Policy I3.
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.