Great Yarmouth Borough Council Portal
No.Condition Text
1.The erection of a dwelling within the garden of 1 Garfield Villa would result in a form of development which would be cramped and confined and be out of keeping with the surrounding character and appearance of the area. This resultant overdevelopment of the plot therefore means that the application fails to comply with Core Strategy (2015) Policies CS1 and CS9, Local Plan Part 2 (2021) Policy A2, Sections CI1 and BF1 of the Great Yarmouth Borough-wide Design Code Supplementary Planning Document (adopted January 2024) and Emerging Local Plan Policy DHE1, and is contrary to Paragraph 135 of the NPPF (December 2024).
2.The erection of a dwelling within the garden of 1 Garfield Villa and the subsequent overdevelopment of the site would deprive the donor dwelling of an adequate and enjoyable outdoor amenity space. The resulting space would be much smaller, confined and be subject to near constant overshadowing from both the donor dwelling and the proposed new dwelling. This would result in an oppressive environment for residents and be significantly detrimental to their amenity. The available vehicle parking, turning and manoeuvring space remaining for the donor dwelling would be severely compromised and this adds to the unsatisfactory nature of the proposal. The proposal therefore fails to comply with Core Strategy (2015) Policy CS9, Local Plan Part 2 (2021) Policy A2, Sections SM5, BD4 and BD6 of the Great Yarmouth Borough-wide Design Code Supplementary Planning Document (adopted January 2024) and Emerging Local Plan Policies DHE1 and HEC7, and is contrary to Paragraph 135 of the NPPF (December 2024).
3.Garfield Terrace is a single lane, unmade track without any passing spaces which is considered unsuitable to accommodate further development. The erection of an additional dwelling would increase the pressure on this track and increase the likelihood of further vehicle conflicts, especially when considering the near 100 metre section without any passing spaces and could result in vehicles having to reverse back out onto Yarmouth Road. This contributes to the unsatisfactory form of development proposed. The proposal is contrary to Core Strategy (2015) Policy CS16 and Emerging Local Plan Policy SUT1.
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 Local Plan Part 2 (2021) Policy H4 and Emerging Local Plan Policy HEC2.
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.
6.NOTES - Please read the following notes carefully:- This assessment is based on the following drawings: - Site location plan (unreferenced) - Proposed Site Plan; drawing reference: 992 -1/3 (amended 10/10/2025) - Site and Floor Plans; drawing reference: 992-2/3 (amended 10/10/2025) - Proposed Elevations; drawing reference: 992-3/3 (amended 10/10/2025)