| No. | Condition Text |
|---|
| 1. | The application site occupies a prominent corner plot, forms part of a legible group of an early 20th century terrace of dwellings and lies immediately adjacent to the No.17 Gorleston Conservation Area. The unsympathetic modern works, combined with the loss of period design features severely detracts from the historic legibility and character of the dwelling and its wider terrace group. This results in a low level of 'less than substantial harm' to the setting and significance of the adjacent Conservation Area.
It is considered that there are no public benefits arising from the scheme which would outweigh the low level of less than substantial harm identified.
This is contrary to adopted policy CS10 of the Great Yarmouth Core Strategy (2015) and policy E5 of the Great Yarmouth Local Plan Part 2 (2021), as well as Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990. As the proposal fails to preserve the character and appearance of the adjacent conservation area it is contrary to paragraphs 210c, 215 and 219 of the National Planning Policy Framework (December 2024), and is contrary to draft policy DHE2 and DHE4 of the Emerging Local Plan (examination version 2026), to which significant weight should be afforded, and is contrary to Sections CI2 and 5.4 of the Great Yarmouth Design Code. |
| 2. | The removal of original early twentieth-century architectural features including half-timbered mock Tudor detailing, traditional bay windows, vertical brick banding, and red hanging pantiles and their replacement with smooth white render, horizontal timber cladding, and black tiles, introduces an unsympathetic, incongruous, and visually discordant appearance which is harmful to the character and appearance of the dwelling and the wider terrace. The alterations significantly disrupt the established, uniform character of the connected block of four early twentieth century dwellings and fails to integrate with or draw inspiration from the distinctive character of the Gorleston Seafront. As such, the proposal constitutes poor design and is contrary to Policy CS9 of the Great Yarmouth Core Strategy (2015), Policy H9 of the Local Plan Part 2 (2021) Policies CI1 and CI4 of the Great Yarmouth Design Code Supplementary Planning Document (2024), and paragraphs 131, 135a-c , and 139 of the National Planning Policy Framework (2024). |
| 3. | 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. |
