Great Yarmouth Borough Council Portal
No.Condition Text
1.OUTLINE PLANNING PERMISSION for: Up to 70 extra care dwellings (including community facilities and services) (Use Class C3(b)), up to 280sq.m of flexible non-residential floorspace for use as either Commercial, Business and Service (Class E) or Local Community and Learning (Class F) uses, and associated parking, landscaping, drainage and infrastructure, with details of means of access to the extra care units for approval, and details of layout, scale, appearance, landscaping and means of access to the non-residential floorspace reserved for future determination. [] [] Conditions and associated Reasons and Informative's that apply to Outline Planning Permission only []
2.Time limit - Outline Permission Extra Care Development: For the extra care development application(s) for approval of ALL "reserved matters" including details of layout, scale, appearance and landscaping must be made to the Local Planning Authority not later than the expiry of THREE YEARS from the date of this decision. The development hereby permitted must be begun in accordance with the "reserved matters" as approved not later than the expiration of TWO YEARS from either: (i) the final approval of the reserved matters, or, (ii) in the case of approval on different dates, the final approval of the last such reserved matter to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. Non-Residential Development: For the non-residential floorspace application(s) for approval of ALL "reserved matters" including details of means of access, layout, scale, appearance and landscaping must be made to the Local Planning Authority not later than the expiry of THREE YEARS from the date of this decision. The development hereby permitted must be begun in accordance with the "reserved matters" as approved not later than the expiration of TWO YEARS from either: (iii) the final approval of the reserved matters, or, (iv) in the case of approval on different dates, the final approval of the last such reserved matter to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
3.Reserved Matters Scope No development whatsoever shall take place until full details of the "reserved matters" as listed above have first been submitted to and approved in writing by the Local Planning Authority, and the development shall thereafter be carried out strictly in accordance with such approved details. The following details shall also be provided as part of any future reserved matters application(s): · Detailed layout and specifications of proposed cycle storage, refuse storage and collection points, and vehicle parking/turning provision; · Full details of the materials and their colours, and finishes, for all external surfaces; and Reason: The application is in outline only and such details have not been submitted as part of this application; these details are required to ensure a high quality of design and local distinctiveness in accordance with Policies CS9 and A2 of the adopted Great Yarmouth Local Plan and Section 12 (Achieving well-designed places) of the NPPF 2024.
4.The Extra Care dwellings - Use Class The Extra Care Dwellings shall be used for purposes in Use Class C3(b) - (dwelling where care is provided for residents) and for no other purpose (including any other purpose in Class C3) of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification). Reason: To enable the local planning authority to retain control over any future changes of use of the dwelling(s) in the interests of meeting the needs of the boroughs ageing population in accordance with the requirements of Policy GN1 of the adopted Great Yarmouth Local Plan.
5.Non-Residential floorspace The non-residential floorspace shall be used for purposes in Use Classes E(a) to E(f) and Use Classes F1 and F2 and for no other purpose (including any other purpose in Class E) of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification). Reason: To enable the local Planning Authority to retain control over any future changes of use of the floorspace to ensure that alternative uses are acceptable both in terms of amenity, highway safety and preferred location for employment uses in accordance with the requirements of Policies CS16, A1, and GN5 of the adopted Great Yarmouth Local Plan.
6.Approved Plans and Documents Site Wide Plans: · LINKSR-IWD-00-XX-DR-A-0005, Site Location Plan, P03 · LINKSR-IWD-00-XX-DR-A-0006, Site Layout Plan. P25 · LINKSR-IWD-00-XX-DR-A-1020, Phasing Plan, P06 · Surface Water Construction Management Plan, Mar 2026, JG/VL/P24-3300/18/P03 Highways works plans: · 1047.0001-0001, P08 [within Technical Response Note (Transport), Feb 2026, 1047.0001/TRN/1] Approved supporting information: · AIA Drawing 11469-D2-AIA Rev A · Ecological Assessment Report, Nov 2025 · Archaeology Report - Written Scheme of Investigation, Sept 2025, 1243/01 Rev 1.1 · Accommodation Schedule, P14 [in so far as it relates to Phase 2] · Design & Access Statement, Feb 2026, LINKSR-IWD-00-XX-RP-A 001_P3 [in so far as it relates to Design Parameters for Outline element on page 54] · Arboricultural Impact Assessment, Sept 2025, 11469/LA/BM Rev. A · Landscape Design and Access Statement, Apr 2026, 2813-LLA-XX-XX-RP-L-0002 P06 [in so far as it relates to acoustic fence and bund] · Shadow Habitat Regulations Assessment, Sept 2025 · FRA and Drainage Strategy; Land South of Links Road, Gorleston Flood Risk Assessment and Drainage Strategy Revision C (Create Consulting Engineers (Create) Limited, JE/VL/P24-3300/09 Rev C, March 2026)Land South of Links Road, Gorleston-on-Sea · Proposed SuDS Strategy for the Outline Elements of the Hybrid Application, Revision A (Create Consulting Engineers (Create) Limited JG/VL/P24-3300/14TN, March 2026 · Technical Response Note (Transport), Feb 2026, 1047.0001/TRN/1 - (Appendix C contains Drawing No1047.0001 0001 P08 referenced in Highways conditions) · Minerals Resource Assessment, September 2025, TB/VL/P24-3300/07 Rev A Reason: For the avoidance of doubt of what has been approved and in the interests of proper planning.
7.Flood Risk Assessment and Drainage Strategy Prior to or as part of any reserved matters application and prior to commencement of development, in accordance with the most up-to-date submitted FRA and Drainage Strategy; Land South of Links Road, Gorleston Flood Risk Assessment and Drainage Strategy Revision C (Create Consulting Engineers (Create) Limited, JE/VL/P24-3300/09 Rev C, March 2026) (Volume 1-8), along with additional outline information within; Land South of Links Road, Gorleston-on-Sea Proposed SuDS Strategy for the Outline Elements of the Hybrid Application, Revision A (Create Consulting Engineers (Create) Limited JG/VL/P24-3300/14TN, March 2026) detailed designs of a surface water drainage scheme incorporating the following measures shall be submitted to and agreed with the Local Planning Authority. The approved scheme will be implemented prior to the first occupation of the development. The scheme shall address the following matters: I. Robust evidence that the discharge hierarchy has been correctly applied in relation to water reuse prior to shallow infiltration methods and subsequent hierarchy levels thereafter. II. Undertake detailed infiltration testing in accordance with BRE Digest 365 (or equivalent) at the intended depth within regional features, appropriately along the length of linear features and sufficiently representative of grouped individual features to sufficiently represent the infiltration rate of the features. We expect up to-date testing to be carried out to represent accurate and the current conditions. Seasonally wet groundwater levels should be evidenced to support the viability of shallow infiltration discharge if infiltration rates are favourable Or If infiltration is unfavourable then runoff rate/s for the site, in line with the proposed flow control method, shall be agreed with the Lead Local Flood Authority. Attenuation storage, sized and designed to accommodate the post development runoff volume of water generated in all rainfall events up to and including the critical storm duration for the 1% annual probability rainfall event including allowances for climate change. The discharge location for surface water runoff will be confirmed to connect with the wider watercourse network. III Provision of either an in date "in principle" agreement or evidence of sufficient communication documentation with relevant third parties (as required) to demonstrate that the surface water drainage strategy will be able to function as proposed for the lifetime of the development. An in-date principle agreement from Anglian Water Services should be submitted to support proposed discharge to sewer if this discharge location is utilised in line with the discharge hierarchy. IV The detailed drainage design for the scheme will be produced in adherence with all four pillars of SuDS, water quality, water quantity, biodiversity and amenity. Being a greenfield site, all four pillars of SuDS should be fully addressed. V Detailed designs, modelling calculations (including conservative design parameters, climate change allowances, urban creep and pervious uplift) and plans of the drainage conveyance network in the: a. 100% annual probability critical duration rainfall event. b. 3.33% annual probability critical duration rainfall event including climate change allowances to show no above ground flooding on any part of the site. c. 1% annual probability critical duration rainfall event including climate change allowances to show, if any, the depth, volume and storage location of any above ground flooding from the drainage network ensuring that flooding does not occur in any part of a building or any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development. VI The design of any infiltration or attenuation basins will incorporate an emergency spillway and any drainage structures include a minimum of 300mm freeboard allowance. VII Plans to be submitted showing the routes for the management of exceedance surface water flow routes that minimise the risk to people and property during rainfall events in excess of 1% annual probability rainfall event including climate change allowances. This should include depths, velocities, and volumes of flow paths and ponding areas if there is potential for flows to impact any developed areas within the site or off-site third-party property or highways. VIII Finished ground floor levels of properties are a minimum of 300mm above expected flood / maximum design water levels of all sources of flooding (including watercourses, SuDS features and within any proposed drainage scheme) or 150mm above proposed external ground level, whichever is the more precautionary. IX Details of how all surface water management features to be designed in accordance with The SuDS Manual (CIRIA C753, 2015), including appropriate treatment stages for water quality prior to discharge. X In the event that phasing of the development is proposed, a detailed site SuDS phasing plan which aligns with any proposed phased development of the site shall be submitted to and approved in writing by the Local Planning Authority. This SuDS phasing plan shall ensure that each phase does not exceed the agreed discharge rates for that phase and that source control measures are installed within each phase to adequately address the phases own surface water runoff. The plan shall ensure that each SuDS component is adequately protected throughout the development of the scheme. The plan shall show all exceedance routes throughout the site clearance and construction of the scheme ensuring flood risk is not increased elsewhere or to the site itself and that the site remains safe for all exceedance event flow routes for the lifetime of the development during rainfall (i.e. greater than design events or during blockage) and how property on and off site will be protected. XI A maintenance and management plan detailing the activities required and details of who will adopt (if to be adopted) and maintain all the surface water drainage features for the lifetime of the development. XII Construction shall not begin until a detailed construction phase surface water management plan for the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be carried out in accordance with the approved details. Reason: To prevent flooding by ensuring the satisfactory management of local flood risk, storage and disposal of surface water from the site in a range of rainfall events and ensuring the SuDS proposed operates as designed for the lifetime of the development including during the construction period, in accordance with Policies CS13 an GN1 of the adopted Great Yarmouth Local Plan. [] [] PRE-COMMENCEMENT CONDITIONS: - []
8.Foul Drainage No development shall commence on this phase until the details of a Foul Water Drainage Scheme have first been submitted to and approved in writing by the Local Planning Authority. The Scheme shall identify a sustainable point of connection to the public foul network. There shall be no use or occupation of the buildings hereby permitted until the foul water drainage scheme for this phase has first been carried out and made available for use in complete accordance with the approved scheme. Reason: To protect water quality, prevent pollution and secure sustainable development in accordance with Policies E6 and I3 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development..
9.Means of Access - Detailed plans No works shall commence on the site until such time as detailed plans of the access roads, footways, cycleways, foul and surface water drainage have been submitted to and approved in writing by the Local Planning Authority. All construction works shall be carried out in accordance with the approved plans. Reason: To ensure a safe and satisfactory highway network in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan and paragraph 115 of the NPPF 2024. This needs to be a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development.
10.Highways - construction parking Development shall not commence until a scheme detailing provision for on-site parking for construction workers for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period. Reason: To minimise disruption to residents and maintain highway safety, in accordance with Policies CS16 and A1 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition as it deals with the construction period of the development.
11.Highways - Construction Traffic Management Plan and Access Route Prior to the commencement of any works a Construction Traffic Management Plan with an access route which shall incorporate adequate provision for addressing any abnormal wear and tear to the highway together with wheel cleaning facilities shall be submitted to and approved in writing by the Local Planning Authority in consultation with National Highways and the local Highway Authority. Reason: To minimise disruption to residents and maintain highway safety, in accordance with Policies CS16 and A1 of the adopted Great Yarmouth Local Plan This needs to be a pre-commencement condition as it deals with the construction period of the development.
12.Highways - Traffic Regulation Order No works shall commence on the site until the Traffic Regulation Order for double yellow line waiting restrictions on Links Road as indicated on Drawing No1047.0001-0001 P08 have been promoted by the Local Highway Authority. Reason: In the interests of highway safety and to ensure the mitigation required to make the development acceptable is legally enforceable, in accordance with paragraph 56 of the NPPF 2024 and Policies CS16 and GN1 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition as the impact applies to traffic associated with both the construction phase and also daily running of the site.
13.Construction Environmental Management Plan: Biodiversity There shall be no commencement of the development hereby permitted whatsoever until a Construction Environmental Management Plan - Biodiversity (CEMP) has first been submitted to and approved in writing by the Local Planning Authority. The CEMP shall be derived from section 6.4 of the Ecological Assessment Report by Wild Frontier dated November 2025 and include: · Risk assessment of potentially damaging construction activities · The location and timing of sensitive works to avoid harm to biodiversity features · The times during construction when specialist ecologists need to be present on site to oversee works · Responsible persons and lines of communication · The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person The development shall thereafter be carried out in strict accordance with the approved CEMP and to the timeframes for delivery of mitigation measures proposed therein. Reason: To protect wildlife and habitat biodiversity and priority species during construction in accordance with Policies CS09, CS11, GN1, A2 and E4 of the adopted Great Yarmouth Local Plan. This is a pre-commencement condition to ensure the development includes suitable safeguards for the ecological interests of the development, and mitigation to address the likely impacts associated with the construction period of the development, and to provide appropriate enhancement within the design of the development.
14.Construction Environmental Management Plan: Noise/Dust/Smoke Development shall not begin until a detailed noise and dust management plan/scheme to protect the local amenity from noise, dust and smoke, has 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. The mechanism for investigation and responding to concerns and complaints. 2. Management arrangements to be put in place to minimise noise and dust (including staff training such as toolbox talks). 3. Hours during which noisy and potentially dusty activities will take place. 4. Measures to control loud radios on site. 5. 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. 6. 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. 7. Measures to control dust from vehicle movements such as site speed limits, cleaning of site roads and wetting of vehicle routes in dry weather. 8. Measures to minimise dust generating activities on windy and dry days. 9. Measures to control smoke from burning activities. The approved CEMP as approved shall be implemented if full throughout the duration of the construction phases of the development. Reason: In the interests of the amenities of the locality in accordance with Policy A1 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition as the impact applies to traffic associated with both the construction phase and also daily running of the site.
15.Contaminated Land Investigation With the exception of above ground clearance, demolition works and tree protection works, no development shall take place until the following components of a scheme to manage the risks associated with contamination of the site have been submitted to and approved, in writing, by the local planning authority as necessary: 1) A preliminary risk assessment which has identified: a) all previous uses b) potential contaminants associated with those uses c) a conceptual model of the site indicating sources, pathways and receptors d) potentially unacceptable risks arising from contamination at the site; 2) If the preliminary risk assessment identifies a potential unacceptable risk from contamination, a site investigation scheme and a full risk assessment, based on the preliminary risk assessment shall be undertaken, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. The site investigation scheme and full risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The report of the findings must include: a) a survey of the extent, scale and nature of contamination b) an assessment of the potential risks to: (i) human health; (ii) property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes; (iii) adjoining land; (iv) controlled waters; (v) ecological systems; (vi) archaeological sites and ancient monuments. c) an appraisal of remedial options and proposal of the preferred option(s). This must be conducted in accordance with the Governments guidance 'Land Contamination Risk Management' 3) If the site investigation scheme and full risk assessment identifies a need for remediation, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks identified at 2) b). The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of land after remediation. 4) Where a remediation scheme is submitted and approved under part 3) of this condition, the approved remediation scheme must be carried out in accordance with its terms prior to the commencement of groundworks, other than that required to carry out remediation, unless otherwise agreed, in writing, by the Local Planning Authority. 5) Where a remediation scheme is submitted and approved under part 3) of this condition, the local planning authority shall be given prior written notification of commencement of the remediation scheme works. Following the completion of measures identified in any approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out shall be produced. No occupation of the development shall take place until the verification report has been submitted to and approved in writing by the local planning authority, unless a revised timetable for submission of the verification report has been first agreed in writing by the local planning authority. Reason: 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 receptors, in accordance with adopted Policies CS2, CS9, CS11, A1, A2, and E6 of the adopted Great Yarmouth Local Plan. The condition is pre-commencement as it is essential that the contamination on site is investigated, and a remediation plan drawn up before either demolition or construction commences, to ensure that pollutants are not mobilised and to avoid and future harm to residents.
16.Minerals Management Plan Prior to the commencement of the development hereby permitted, a Materials Management Plan - Minerals (MMP-M) shall be submitted to and approved in writing by the Local Planning Authority (LPA). Without prejudice to the foregoing, the MMP-M shall be informed by the Mineral Resource Assessment (September 2025) and shall: · consider the extent to which on-site materials, which could be extracted during the proposed development, would meet specifications for use on-site through the results of intrusive site investigations, testing and assessment · outline the amount of material which could be reused on site; and the movement of extracted material which cannot be used on-site, as far as possible by return run, to an aggregate processing plant. A record of the amounts of material obtained from on-site resources which are used on site and the amount of material returned to an aggregate processing plant shall be kept and an annual return of these amounts provided to the LPA upon request. The development shall be carried out in accordance with the approved MMP-M. Reason: To ensure that needless sterilisation of safeguarded mineral resources does not take place in accordance with the NPPF and Policy MP11 of the Norfolk Minerals and Waste Local Plan 2023-2038. This needs to be a pre-commencement as it relates to the construction of the development.
17.EV Charging Prior to the commencement of the development hereby permitted, details of an EV Charging Points scheme shall be first submitted to and approved in writing by the Local Planning Authority. Each EV Charging point shall thereafter be provided and made available for use prior to the first use or occupation of the extra care development, and prior to the first use of the non-residential building and shall be retained as such thereafter. Reason: To address the demand for electric vehicle charging within the development, promote sustainable transport and reduce emissions, in accordance with adopted policies CS09, CS16 and I1 of the adopted Great Yarmouth Local Plan, Policies SUT1 and SUT4 of the emerging Great Yarmouth Local Plan. This needs to be a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development.
18.Highways - surfacing phasing plan All footways and cycleways shall be fully surfaced in accordance with a phasing plan to be first submitted to and approved in writing prior to the commencement of development by the Local Planning Authority. Reason: To provide safe and suitable access for residents in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development.
19.Arboricultural Method Statement and Tree Protection Plan Development shall not begin until an Arboricultural Method Statement [AMS] and Tree Protection Plan {TPP] has been submitted to and approved in writing by the Local Planning Authority. This will specify the tree protection measures for the retained trees as indicated on Drawing No. 11469-D2-AIA Rev A. The submitted details are to be guided by the recommendations set out in BS5837 (Trees in Relation to Construction). Unless otherwise agreed, all approved tree protection measures are to be installed prior to the commencement of development work to implement this planning permission. The approved tree protection measures are to be maintained in good condition and observed throughout the construction period. Unless otherwise agreed in writing by the Local Planning Authority, no construction-related activities (for example: storage and/or siting of: vehicles, fuel, materials, site huts or other buildings or ancillary equipment; raising of lowering of ground levels; installation of underground services, drains etc.) may be undertaken within the identified Construction Exclusion Zones and fenced areas. Reason: To protect the visual amenity and biodiversity of the site and its trees protected by tree preservation orders, in accordance with adopted Policies CS9, CS11 and E4 of the adopted Great Yarmouth Local Plan. This is a pre-commencement condition to be agreed in advance of the commencement of development in the interests of ensuring the continued health and protection of trees and public visual amenity and to avoid unnecessary costs to the developer related to later remediation.
20.Landscaping Details With the exception of demolition, there shall be no commencement of development until full details of both hard and soft landscape works have first been submitted to and approved in writing by the Local Planning Authority. These details shall include: Hard landscaping: a. Proposed finished levels or contours b. Means of enclosure c. Details of any hard surfacing d. Location, type and materials to be used for hard landscaping including specifications, where applicable for: e. Permeable paving f. Tree pit design g. Underground modular systems h. SUDS i. Street furniture j. Proposed and existing services above and below ground k. Retained historical landscape features and proposals for restoration where relevant Soft landscaping: a. A scaled plan showing all existing vegetation and landscape features to be retained and trees and plants to be planted b. Implementation programme and specification for cultivation and establishment The scheme as approved shall be carried out not later than the next available planting season following the commencement of development or such further period as the Local Planning Authority may allow in writing. If within a period of TEN YEARS from the date of planting any tree or plant or any tree or plant planted in replacement for it, is removed, uprooted or is destroyed or dies, or becomes in the opinion of the Local Planning Authority, seriously damaged or defective, another tree or plant of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variation. Reason: In the interests of the satisfactory appearance of the development in accordance with Policies CS9, CS11 and E4 of the Great Yarmouth Local Plan. This needs to be a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development. PRE-CONSTRUCTION ABOVE SLAB/DPC/FOUNDATION LEVEL: -
21.Highways - off-site highway improvement works Notwithstanding the details indicated on the submitted drawings no works above slab level shall commence on site unless otherwise agreed in writing until detailed drawings for the off-site highway improvement works as indicated on Drawing No1047.0001-0001 P08 has been submitted to and approved in writing by the Local Planning Authority. Reason: To provide safe and suitable access for residents in accordance with Policies CS16 and GN1 of the adopted Great Yarmouth Local Plan.
22.Water Efficiency No works of construction above slab level shall take place until a Water Efficiency Strategy has first been submitted to and approved in writing by the Local Planning Authority. The details shall be sufficient to demonstrate how the extra care development within the development hereby permitted will be designed and built to achieve a water consumption rate of no more than 110 litres/person/day. The development shall thereafter be constructed in accordance with the approved details prior to the first occupation of each dwelling and shall thereafter be maintained to achieve this agreed rate to ensure the required water consumption is not exceeded for the lifetime of the development. Reason: In the interests of promoting and securing water efficiency improvements to a higher standard than Building Regulations minimum standards require, to ensure sustainable use of water resources, in accordance with adopted policies CS09, CS12, A2 and E7 of the adopted Great Yarmouth Local Plan.
23.Accessible Housing There shall be no commencement of the extra care development above DPC/slab/foundations level until precise details of an Accessible and Adaptable Housing Scheme have first been submitted to and approved in writing by the Local Planning Authority sufficient to show how the development will ensure the dwellings hereby permitted are to be constructed in accordance with the requirements of Part M4(2) of Part M of the Building Regulations wherever practicable and feasible. Any proposed non-compliance with the requirements of Part M4(2) shall be documented and the reasons set out in the submitted details. The development shall thereafter be undertaken in strict accordance with the approved details prior to the first occupation or use of each dwelling concerned. Reason: In the interests of promoting an appropriate mix of housing types and facilities and securing accessible and adaptable housing and promoting a suitable standard of design and residential amenity, in accordance with adopted policies CS09, H1 and A2 of the adopted Great Yarmouth Local Plan, the adopted Great Yarmouth Design Code SPD.
24.Biodiversity Lighting Design Strategy No development shall take place above DPC/slab/foundations level of any dwelling/building until a 'Lighting Design Strategy for Biodiversity' has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall include the following details: (a) Identify those areas and features within the site that are particularly sensitive for bats and that are likely to experience disturbance in or around their breeding sites and resting places, or along important routes used to access key areas of their territory, for example foraging; and, (b) Show how and where external lighting shall be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that any areas to be lit will not disturb or prevent bats using their territory or having access to breeding sites, resting places or feeding areas. All external lighting shall thereafter be installed only in accordance with the specifications and locations set out in the approved details, and site lighting shall thereafter be maintained in accordance with that strategy. Reason: In the interests of the satisfactory development of the site, protection of local visual amenity, to protect and maintain residential amenity, and to ensure biodiversity protection for light-sensitive species, in accordance with adopted policies CS01, CS09, CS11, A1, A2 and E4 of the adopted Great Yarmouth Local Plan.
25.Landscape Environmental Management Plan There shall be no commencement of development above DPC/slab/foundations level until a Landscape and Ecological Management Plan (LEMP) has first been submitted to and approved in writing by the Local Planning Authority. The LEMP shall be derived from section 7 of the Ecological Assessment Report by Wild Frontier dated November 2025 and include: · Description and evaluation of features to be managed · Ecological trends and constraints on site that might influence management · Aims and objectives of management · Appropriate management options for achieving aims and objectives actions · Prescriptions for management actions · Where the results from monitoring show that conservation aims and objectives of the LEMP are not being met, how contingencies and/or remedial action will be identified agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme · Preparation of a work schedule (including an annual work plan capable of being rolled over a five-year period) · Details of the body or organisation responsible for long term implementation and delivery of the plan The development shall thereafter be undertaken in strict accordance with the approved details. There shall be no occupation of the development hereby permitted until the approved LEMP has first been undertaken in full and made operational / available for use and shall be retained and maintained as such thereafter. Reason: To ensure the long-term biodiversity value and landscape quality of the site, in accordance with Policies CS11, GN1 and E4 of the adopted Great Yarmouth Local Plan.
26.Noise/ventilation assessment - extra care facility Development shall not proceed above slab level until a comprehensive noise assessment to determine the level of noise both internally and externally from the adjacent highways, whilst also providing suitable and sufficient internal ventilation, has been completed in accordance with a scheme to be first agreed in writing by the Local Planning Authority. The written report(s) shall identify and consider the potential impacts on all identified receptors. All investigation and reports must be carried out in accordance with current best practice. Based on the findings of this study, details of whether remediation is required together with a remediation method strategy as appropriate shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the amenities of occupiers of the accommodation in accordance with Policy A1 of the adopted Great Yarmouth Local Plan.
27.Acoustic Bund/Acoustic fence on western site boundary Details of the proposed acoustic bund and / or fence in so far as it relates to the outline scheme as illustrated on the Site Boundary Mitigation Strategy and Acoustic Design Strategy as contained within the Design & Access Statement: Landscape, Document Ref2813-LLA-XX-XX-RP-L-0002, dated April 2026 shall be submitted to and approved in writing by the Local Planning Authority before development proceeds above slab level. This shall include full details and plans of the bund and fence and the effectiveness of these as part of the noise assessment required in connection with condition No. 26. The approved details shall be implemented in full prior to the first occupation of the extra care facility and be retained as such in perpetuity. Reason: In the interests of the amenities of occupiers of the accommodation in accordance with Policy A1 of the adopted Great Yarmouth Local Plan. [] [] PRIOR TO FIRST OCCUPATION/USE: - []
28.Highways - works completion Prior to the occupation of the extra care development or occupation of the non-residential floorspace on this phase all works shall be carried out on roads, footways, cycleways, foul and surface water sewers in accordance with the approved plans/specifications to the satisfaction. Reason: To ensure estate roads are constructed to a standard suitable for adoption as public highway and the safe and efficient operation of the local highway network in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan.
29.Highways - Binder course Before any dwelling is first occupied or before first occupation of the non-residential floorspace on this phase the roads, footways, cycleways shall be constructed to binder course surfacing level from the dwelling to the adjoining County Road in accordance with the details to be approved by the Local Planning Authority under condition No. 18. Reason: To provide safe and suitable access for residents in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan.
30.Highways - visibility splays Prior to the first occupation/use of the development on this phase visibility splays measuring 2.4 metres x 59 metres shall be provided to each side of the access where it meets the near edge of the adjacent highway carriageway [as shown on Drawing No1047.0001-0001 P08]. The splays shall thereafter be maintained at all times free from any obstruction exceeding 0.225metres above the level of the adjacent highway carriageway. Reason: To ensure a safe and satisfactory highway network in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan.
31.Highways - off-site highway improvement works Prior to the first occupation of the development hereby permitted the off-site highway improvement works referred to in condition No. 21 shall be substantially completed to the written satisfaction of the Local Planning Authority. Reason: To provide safe and suitable access for residents in accordance with Policies CS16 and GN1 of the adopted Great Yarmouth Local Plan
32.Highways - Travel Plan Prior to first occupation of the extra care development a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority in consultation with National Highways and the local Highway Authority. The Travel Plan shall include a monitoring programme to ensure that the identified travel plan targets are met. The Travel Plan shall be implemented in accordance with the timetable and targets contained therein and continue to be implemented as long as any part of the development is occupied subject to approved modifications agreed by the Local Planning Authority. Reason: To ensure that the development offers a wide range of travel choices to reduce the impact of travel and transport on the environment in accordance with Policies CS16 and GN1 of the adopted Great Yarmouth Local Plan.
33.Archaeology Part (A) No demolition/development shall take place other than in accordance with the approved written scheme of investigation (WSI) submitted with the application (GCH Archaeology and Heritage ref. 1243/01 dated 04/09/25). and, Part (B) The development shall not be occupied or put into first use until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the approved written scheme of investigation referred to in Part (A) and the provision to be made for analysis, publication and dissemination of results and archive deposition has been secured. Reason: In the interests of ensuring appropriate archaeological investigation of the site, and to ensure the full understanding and preservation of heritage assets within the site, in accordance with policies CS10, GN1 and E5 of the adopted Great Yarmouth Local Plan.
34.Fire Hydrants The following provision shall be made for a phase prior to occupation of any dwelling or building on that phase- Residential [extra care development]- One fire hydrant per 50 dwellings rounded up to the nearest 50th dwelling served by the mains supply (min 90mm main). The developer will incur the full cost of the hydrant/s and its installation by the Water company Reason: In the interests of public safety. [] [] REQUIRED DURING CONSTRUCTION: - []
35.Highways - CTMP & Access Route compliance For the duration of the construction period all traffic associated with the construction of the development will comply with the Construction Traffic Management Plan approved under condition No. 11 and use only the 'Construction Traffic Access Route' and no other roads unless approved in writing with the Local Planning Authority. Reason: To minimise disruption to residents and maintain highway safety, in accordance with Policies CS16 and A1 of the adopted Great Yarmouth Local Plan. [] [] COMPLIANCE: - []
36.Implementation of approved noise remediation/ventilation scheme and validation If condition No. 26 above determined that remediation is required, the development hereby permitted shall be carried out in accordance with the approved noise remediation / ventilation scheme. Following completion of remediation and prior to first occupation of the dwelling(s), a verification report that scientifically and technically demonstrates the effectiveness and success of the remediation scheme shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the amenities of occupiers of the accommodation in accordance with Policy A1 of the adopted Great Yarmouth Local Plan.
37.Plant and machinery Prior to installation of any plant or machinery, including any replacements of such, full details including location, acoustic specifications, and specific measures to control noise from the equipment, shall be submitted to and approved in writing by the Local Planning Authority. The equipment shall be installed, used and maintained thereafter in full accordance with the approved details. Reason: To protect the amenity of neighbouring residents and occupants within the development in accordance with Policies CS9, A1, A2 and E6 of the adopted Great Yarmouth Local Plan.
38.Unknown Contamination If, during development, contamination not previously identified is found to be present, then no further development shall be carried out in pursuance of this permission until a scheme has been submitted to and approved by the Council as Local Planning Authority detailing how this contamination shall be dealt with in accordance with the remediation scheme as set out above. Only when evidence is provided to confirm the contamination no longer presents an unacceptable risk, can development continue. Reason: 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 receptors, in accordance with Policy E6 of the adopted Great Yarmouth Local Plan.
39.Habitat Management and Monitoring Plan No phase of development shall be occupied until: A [Habitat Management and Monitoring Plan (the HMMP)], prepared in accordance with the approved Phase Biodiversity Gain Plan for that phase has been submitted to and approved in writing by the local planning authority and including: (a) a non-technical summary; (b) the roles and responsibilities of the people or organisation(s) delivering the [HMMP]; (c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Phase Biodiversity Gain Plan for that phase; (d) the management measures to maintain habitat in accordance with the approved Phase Biodiversity Gain Plan for that phase for a period of 30 years from the completion of development; and (e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority. Notice in writing shall be given to the Council when the [HMMP] works for any phase have started. No completion of that phase shall take place until: (a) the habitat creation and enhancement works set out in the approved [HMMP] for that phase have been completed; and (b) a completion report, evidencing the completed habitat enhancements for that phase, has been submitted to and approved in writing by the Local Planning Authority. The created and/or enhanced habitat specified in the approved [HMMP] for that phase shall be managed and maintained in accordance with the approved [HMMP] for that phase. Monitoring reports shall be submitted to local planning authority in writing in accordance with the methodology and frequency specified in the approved [HMMP] for that phase. Reason: In the interests of ensuring measurable biodiversity net gains in accordance with Policies CS11 and E4 of the adopted Great Yarmouth Local Plan and to ensure the development is able to address the separate requirements of the deemed pre commencement condition and achieve the required 10% statutory Biodiversity Net Gain within the requirements of Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021), by ensuring that the start of the 30 year time period is clearly recorded.
40.FULL PLANNING PERMISSION for construction of 446 residential dwellings and associated landscaping, access and highway works, drainage and infrastructure, and demolition of the existing farm buildings [] [] Conditions and associated Reasons and Informative's that apply to Full Planning Permission only[ []
41.Time Limit - Full Permission The development hereby permitted must be begun before the expiry of THREE YEARS from the date of this decision. Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004
42.Approved Plans and Documents Site Wide Plans: · LINKSR-IWD-00-XX-DR-A-0005 Site Location Plan P03 · LINKSR-IWD-00-XX-DR-A-0006 Site Layout Plan P25 · LINKSR-IWD-00-XX-DR-A-1010 Building Materials Plan P11 · LINKSR-IWD-00-XX-DR-A-1011 House Types Site Plan P07 · LINKSR-IWD-00-XX-DR-A-1007 Refuse Strategy Plan P09 · LINKSR-IWD-00-XX-DR-A-1020 Phasing Plan P06[SM3.1][SM3.2][NH3.3] Topographical Drawings: · BBS-CP-EGL-SU-00 Existing Ground Level Survey Overview · BBS-CP-EGL-SU-01 Existing Ground Level Survey Sheet 1 · BBS-CP-EGL-SU-02 Existing Ground Level Survey Sheet 2 · BBS-CP-EGL-SU-03 Existing Ground Level Survey Sheet 3 · BBS-CP-EGL-SU-04 Existing Ground Level Survey Sheet 4 · BBS-CP-EGL-SU-05 Existing Ground Level Survey Sheet 5 · BBS-CP-EGL-SU-06 Existing Ground Level Survey Sheet 6 · BBS-CP-EGL-SU-07 Existing Ground Level Survey Sheet 7 Landscaping Drawings: · 2813-LLA-ZZ-GF-DR-L-0001 Illustrative Landscape Masterplan P07 · 2813-LLA-ZZ-GF-DR-L-0101 Landscape General Arrangement - Sheet 1 of 5 P09 · 2813-LLA-ZZ-GF-DR-L-0102 Landscape General Arrangement - Sheet 2 of 5 P07 · 2813-LLA-ZZ-GF-DR-L-0103 Landscape General Arrangement - Sheet 3 of 5 P08 · 2813-LLA-ZZ-GF-DR-L-0104 Landscape General Arrangement - Sheet 4 of 5 P08 · 2813-LLA-ZZ-GF-DR-L-0105 Landscape General Arrangement - Sheet 5 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0201 Strategic Soft Landscape Proposals - Sheet 1 of 5 P07 · 2813-LLA-ZZ-GF-DR-L-0202 Strategic Soft Landscape Proposals - Sheet 2 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0203 Strategic Soft Landscape Proposals - Sheet 3 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0204 Strategic Soft Landscape Proposals - Sheet 4 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0205 Strategic Soft Landscape Proposals - Sheet 5 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0300 Landscape Implementation Specification and Details P01 · 2813-LLA-ZZ-GF-DR-L-0301 Tree Planting Details P01 Highways works plans: · 1047.0001-0001, P08 [within Technical Response Note (Transport), Feb 2026, 1047.0001/TRN/1] House type / garage type drawings: · LINKSR-IWD-00-XX-SA-A-2000 Housetype Front Elevations Sheet 1 P08 · LINKSR-IWD-00-XX-SA-A-2001 Housetype Front Elevations Sheet 2 P07 · LINKSR-IWD-00-XX-SA-A-2002 Housetype Front Elevations Sheet 3 P07 · LINKSR-IWD-00-XX-SA-A-2003 Housetype Front Elevations Sheet 4 P06 · LINKSR-IWD-00-XX-SA-A-2005 Housetype Front Elevations Sheet 5 P05 · LINKSR-IWD-00-XX-SA-A-2006 Housetype Front Elevations Sheet 6 P02 · LOV-2023-1659-V1-1 Ashdown M Plans P02 · LOV-2023-1659-V1-2 Ashdown M Brick Elevations P03 · LOV-2023-1659-V2-1 Ashdown M Render Elevations P04 · LOV-2023-1659-V3-1 Ashdown M Cladding Elevations P03 · LOV-2023-969-V1-1 Drayton P02 · LOV-2023-872-V1-1 Formby P01 · LOV-2023-765-V1-1 Headley P02 · LOV-2023-855-V1-1 Henbury M P03 · LOV-2023-JENS-V2-1 Jenson P01 · LOV-2023-765-V1-1 Kingfisher P03 · LOV-2023-765-V2-1 Kingfisher M P03 · LOV-2023-898-V1-1 Lansdown P01 · LOV-2023-898-V2-1 Lansdown M P04 · LOV-2023-898-V3-1 Lansdown M ALT P03 · LOV-2023-LNC-V1-1 Lincoln P01 · LOV-2023-MOR-V1-1 Morgan P02 · LOV-2023-1016A-V1-1 Newbury P01 · LOV-2023-1016A-V2-1 Newbury Render P03 · LOV-2023-1016A-V3-1 Newbury Cladding P02 · LOV-2023-1016A-V4-1 Newbury M P03 · LOV-2023-1205-V1-1 Osbourne P03 · LOV-2023-1205-V2-1 Osbourne Alt P05 · LOV-2023-1205-V3-1 Osbourne M P04 · LOV-2023-1205-V4-1 Osbourne M Alt P06 · LOV-2023-1205-V5-1 Osbourne Crescent P06 · LOV-2023-1205-V6-1 Osbourne Crescent Alt P04 · LOV-2023-1164-V1-1 Oxley M P03 · LOV-2023-1016WA-V1-1 Puttenham P02 · LOV-2023-1016WA-V2-1 Puttenham Render P03 · LOV-2023-1016WA-V3-1 Puttenham Cladding P02 · LOV-2023-1016WA-V4-1 Puttenham M P03 · LOV-2023-1135-V1-1 Ramsey P01 · LOV-2023-1135-V2-1 Ramsey Render P02 · LOV-2023-1135-V3-1 Ramsey Cladding P02 · LOV-2023-1135-V4-1 Ramsey M P04 · LOV-2023-1244-V1-1 Redbourne P04 · LOV-2023-1440-V1-1 Richmond M P02 · LOV-2023-1917-V1-1 Shrivenham M Plans P04 · LOV-2023-1917-V1-2 Shrivenham M Elevations P04 · LOV-2023-1296-V1-1 Silverdale P03 · LOV-2023-1296-V2-1 Silverdale M P04 · LOV-2023-1530-V2-1 Tattenhoe P02 · LOV-2023-1175-V1-1 Elseham P02 · LINKSR-IWD-00-XX-DR-A-2010 GS Single Garage P01 · LINKSR-IWD-00-XX-DR-A-2040 GS Double Large Garage P01 · LINKSR-IWD-00-XX-DR-A-2050 GS Double Shared Large Garage P01 · LINKSR-IWD-00-XX-DR-A-2060 GS Triple Large Garage P01 Approved supporting information: · AIA Drawing 11469-D2-AIA Rev A · Landscape Design and Access Statement, Apr 2026 ref: 2813-LLA-XX-XX-RP-L-0002 P06 · Ecological Assessment Report, Nov 2025 · Archaeology Report - Written Scheme of Investigation, Sept 2025, 1243/01 Rev 1.1 · Arboricultural Impact Assessment, Sept 2025, 11469/LA/BM Rev. A · Shadow Habitat Regulations Assessment, Sept 2025 · FRA and Drainage Strategy; Land South of Links Road, Gorleston Flood Risk Assessment and Drainage Strategy Revision C (Create Consulting Engineers (Create) Limited, JE/VL/P24-3300/09 Rev C, March 2026)Land South of Links Road, Gorleston-on-Sea · Technical Response Note (Transport), Feb 2026, 1047.0001/TRN/1 - (Appendix C contains Drawing No1047.0001 0001 P08 referenced in Highways conditions) · Minerals Resource Assessment, September 2025, TB/VL/P24-3300/07 Rev A · Accommodation Schedule, P14 · Acoustic Report, 02/10/2025, MT/VL/P24-3300/05 Rev C Reason: For the avoidance of doubt of what has been approved and in the interests of proper planning. [] [] PRE-COMMENCEMENT/DEMOLITION CONDITIONS: - []
43.Foul Drainage No development shall commence on a phase until the details of a Foul Water Drainage Scheme have first been submitted to and approved in writing by the Local Planning Authority. The Scheme shall identify a sustainable point of connection to the public foul network serving that phase of the development. There shall be no use or occupation of the dwellings on a phase until the foul water drainage scheme serving that phase has first been carried out and made available for use in complete accordance with the approved scheme. Reason: To protect water quality, prevent pollution and secure sustainable development in accordance with Policies E6 and I3 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development.
44.Flood Risk Assessment and Drainage Strategy Construction shall not begin until a detailed site-specific construction phase surface water management plan for the site has been submitted to and approved in writing by the Local Planning Authority. Construction of the proposed development shall subsequently be carried out in accordance with the approved details. Reason: To prevent flooding by ensuring the satisfactory management of local flood risk, storage and disposal of surface water from the site in a range of rainfall events and ensuring the SuDS proposed operates as designed for the lifetime of the development including during the construction period, in accordance with Policies CS13 an GN1 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development.
45.Highways - construction parking Development shall not commence on a phase until a scheme detailing provision for on-site parking for construction workers for the duration of the construction period of that phase has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period. Reason: To minimise disruption to residents and maintain highway safety, in accordance with Policies CS16 and A1 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition as it deals with the construction period of the development.
46.Highways - Construction Traffic Management Plan and Access Route Prior to the commencement of any works on a phase a Construction Traffic Management Plan and access route which shall incorporate adequate provision for addressing any abnormal wear and tear to the highway together with wheel cleaning facilities for that phase shall be submitted to and approved in writing by the Local Planning Authority in consultation with National Highways and the local Highway Authority. Reason: To minimise disruption to residents and maintain highway safety, in accordance with Policies CS16 and A1 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition as it deals with the construction period of the development.
47.Highways - Traffic Regulation Order No works shall commence on the site until the Traffic Regulation Order for double yellow line waiting restrictions on Links Road as indicated on Drawing No1047.0001-0001 P08 have been promoted by the Local Highway Authority. Reason: In the interests of highway safety and to ensure the mitigation required to make the development acceptable is legally enforceable, in accordance with Policies CS16 and GN1 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition as the impact applies to traffic associated with both the construction phase and daily running of the site.
48.Construction Environmental Management Plan: Biodiversity There shall be no commencement of development on a phase until a Construction Environmental Management Plan - Biodiversity (CEMP) for that phase has first been submitted to and approved in writing by the Local Planning Authority. The CEMP shall be derived from section 6.4 of the Ecological Assessment Report by Wild Frontier dated November 2025 and include: · Risk assessment of potentially damaging construction activities · The location and timing of sensitive works to avoid harm to biodiversity features · The times during construction when specialist ecologists need to be present on site to oversee works · Responsible persons and lines of communication · The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person The development shall thereafter be carried out in strict accordance with the approved CEMP and to the timeframes for delivery of mitigation measures proposed therein. Reason: To protect wildlife and habitat biodiversity and priority species during construction in accordance with Policies CS09, CS11, GN1, A2 and E4 of the adopted Great Yarmouth Local Plan. This is a pre-commencement condition to ensure the development includes suitable safeguards for the ecological interests of the development, and mitigation to address the likely impacts associated with the construction period of the development, and to provide appropriate enhancement within the design of the development.
49.Construction Environmental Management Plan: Noise/Dust/Smoke Development shall not begin on a phase until a detailed noise and dust management plan/scheme to protect the local amenity from noise, dust and smoke for that phase, has 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. The mechanism for investigation and responding to concerns and complaints. 2. Management arrangements to be put in place to minimise noise and dust (including staff training such as toolbox talks). 3. Hours during which noisy and potentially dusty activities will take place. 4. Measures to control loud radios on site. 5. 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. 6. 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. 7. Measures to control dust from vehicle movements such as site speed limits, cleaning of site roads and wetting of vehicle routes in dry weather. 8. Measures to minimise dust generating activities on windy and dry days. 9. Measures to control smoke from burning activities. The approved CEMP as approved shall be implemented if full throughout the duration of the construction phases of the development. Reason: In the interests of the amenities of the locality in accordance with Policy A1 of the adopted Great Yarmouth Local Plan. This needs to be a pre-commencement condition as the impact applies to traffic and development associated with both the construction phase and daily running of the site.
50.Contaminated Land Investigation With the exception of above ground clearance, demolition works and tree protection works, no development on a phase shall take place until the following components of a scheme to manage the risks associated with contamination of the site have been submitted to and approved, in writing, by the local planning authority as necessary: 1) A preliminary risk assessment which has identified: a) all previous uses b) potential contaminants associated with those uses c) a conceptual model of the site indicating sources, pathways and receptors d) potentially unacceptable risks arising from contamination at the site; 2) If the preliminary risk assessment identifies a potential unacceptable risk from contamination, a site investigation scheme and a full risk assessment, based on the preliminary risk assessment shall be undertaken, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. The site investigation scheme and full risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The report of the findings must include: a) a survey of the extent, scale and nature of contamination b) an assessment of the potential risks to: (i) human health; (ii) property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes; (iii) adjoining land; (iv) controlled waters; (v) ecological systems; (vi) archaeological sites and ancient monuments. c) an appraisal of remedial options and proposal of the preferred option(s). This must be conducted in accordance with the Governments guidance 'Land Contamination Risk Management' 3) If the site investigation scheme and full risk assessment identifies a need for remediation, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks identified at 2) b). The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of land after remediation. 4) Where a remediation scheme is submitted and approved under part 3) of this condition, the approved remediation scheme must be carried out in accordance with its terms prior to the commencement of groundworks, other than that required to carry out remediation, unless otherwise agreed, in writing, by the Local Planning Authority. 5) Where a remediation scheme is submitted and approved under part 3) of this condition, the local planning authority shall be given prior written notification of commencement of the remediation scheme works. Following the completion of measures identified in any approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out shall be produced. No occupation of the development on a phase shall take place until the verification report has been submitted to and approved in writing by the local planning authority, unless a revised timetable for submission of the verification report has been first agreed in writing by the local planning authority. Reason: 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 receptors, in accordance with adopted Policies CS2, CS9, CS11, A1, A2, and E6 of the adopted Great Yarmouth Local Plan. The condition is pre-commencement as it is essential that the contamination on site is investigated, and a remediation plan drawn up before either demolition or construction commences, to ensure that pollutants are not mobilised and to avoid and future harm to residents.
51.Minerals Management Plan Prior to the commencement of the development hereby permitted, a Materials Management Plan - Minerals (MMP-M) shall be submitted to and approved in writing by the Local Planning Authority (LPA). Without prejudice to the foregoing, the MMP-M shall be informed by the Mineral Resource Assessment (September 2025) and shall: · consider the extent to which on-site materials, which could be extracted during the proposed development, would meet specifications for use on-site through the results of intrusive site investigations, testing and assessment · outline the amount of material which could be reused on site; and the movement of extracted material which cannot be used on-site, as far as possible by return run, to an aggregate processing plant. A record of the amounts of material obtained from on-site resources which are used on site and the amount of material returned to an aggregate processing plant shall be kept and an annual return of these amounts provided to the LPA upon request. The development shall be carried out in accordance with the approved MMP-M. Reason: To ensure that needless sterilisation of safeguarded mineral resources does not take place in accordance with the NPPF and Policy MP11 of the Norfolk Minerals and Waste Local Plan 2023-2038. This needs to be a pre-commencement as it relates to the construction of the development.
52.Highways - surfacing phasing plan All footways and cycleways within a phase shall be fully surfaced in accordance with a phasing plan to be first submitted to and approved in writing prior to the commencement of development by the Local Planning Authority. Reason: To provide safe and suitable access for residents in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan and paragraph 115 of the NPPF 2024. This needs to be a pre-commencement condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development.
53.Arboricultural Method Statement and Tree Protection Plan Development shall not begin on a phase until an Arboricultural Method Statement [AMS] and Tree Protection Plan {TPP] has been submitted to and approved in writing by the Local Planning Authority. This will specify the tree protection measures for the retained trees as indicated on Drawing No. 11469-D2-AIA Rev A. The submitted details are to be guided by the recommendations set out in BS5837 (Trees in Relation to Construction). Unless otherwise agreed, all approved tree protection measures are to be installed prior to the commencement of development work to implement this planning permission. The approved tree protection measures for a phase are to be maintained in good condition and observed throughout the construction period for that phase. Unless otherwise agreed in writing by the Local Planning Authority, no construction-related activities (for example: storage and/or siting of: vehicles, fuel, materials, site huts or other buildings or ancillary equipment; raising of lowering of ground levels; installation of underground services, drains etc.) may be undertaken within the identified Construction Exclusion Zones and fenced areas. Reason: To protect the visual amenity and biodiversity of the site and its trees protected by tree preservation orders, in accordance with adopted Policies CS9, CS11 and E4 of the adopted Great Yarmouth Local Plan. This is a pre-commencement condition to be agreed in advance of the commencement of development in the interests of ensuring the continued health and protection of trees and public visual amenity and to avoid unnecessary costs to the developer related to later remediation.
54.Heritage asset - Brick pillbox Development shall not commence on Phase 1C until a detailed schedule/plan including timetable of works for the repair and restoration of the brick pillbox [non-designated heritage asset] [shown numbered/note 4 on the Illustrative Landscape Masterplan Drawing 2813-LLA-ZZ-GF-DR-L-0001 P07] has first been submitted to and approved in writing by the local planning authority and shall be repaired and restored in accordance with the approved details and retained as such thereafter. Reason: To ensure the heritage asset and its interest is retained and restored for the wider public benefit in accordance with Policies CS10 and E5 of the adopted Great Yarmouth Local Plan. This needs to be pre-commencement to ensure the protection of the heritage asset before any development on the relevant phase commences.
55.Ecological Mitigation Prior to the demolition of farm building (B2) as shown in 'Figure 4: Buildings Subject to Preliminary Roost Appraisals for Bats' of the submitted Ecological Assessment Report, Nov 2025, targeted emergence surveys shall be completed in the survey window May to August immediately preceding proposed demolition and the results including any required mitigation shall be submitted to and approved in writing by the Local Planning Authority. No demolition shall take place other than in strict accordance with the details of the mitigation measures approved by this condition. Where mitigation requires species relocation or compensation habitat / roost creation, these shall be provided and made available for use prior to any demolition works commencing and shall thereafter be retained and maintained as such for the lifetime of the development. Reason: To protect European Protected Species and their habitats in accordance with Policies CS11 and Policy E4 of the adopted Great Yarmouth Local Plan. This is a pre-commencement condition to ensure the development includes suitable safeguards for protected species during construction, with appropriate mitigation as necessary to address impacts associated with the demolition, and to provide appropriate enhancement within the design of the development. [] [] PRE-CONSTRUCTION ABOVE SLAB/DPC/FOUNDATION LEVEL: - []
56.Highways - Detailed plans No works shall commence above slab level on a phase until such time as detailed plans of the roads, footways, cycleways, foul and surface water drainage have been submitted to and approved in writing by the Local Planning Authority. All construction works shall be carried out in accordance with the approved plans. Reason: To ensure a safe and satisfactory highway network in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan. This needs to be a pre-slab level condition to ensure fundamental elements of the development that cannot be retrospectively designed and built are planned for at the earliest possible stage in the development and therefore will not lead to expensive remedial action and adversely impact on the viability of the development.
57.Highways - off-site highway improvement works Notwithstanding the details indicated on the submitted drawings no works above slab level on any phase shall commence until detailed drawings for the off-site highway improvement works as indicated on Drawing No1047.0001-0001 P08 has been submitted to and approved in writing by the Local Planning Authority. Reason: To provide safe and suitable access for residents in accordance with Policies CS16 and GN1 of the adopted Great Yarmouth Local Plan.
58.Water Efficiency No works of construction above slab level on any phase shall take place until a Water Efficiency Strategy for that phase has first been submitted to and approved in writing by the Local Planning Authority. The details shall be sufficient to demonstrate how the dwellings within the development hereby permitted will be designed and built to achieve a water consumption rate of no more than 110 litres/person/day. The development shall thereafter be constructed in accordance with the approved details prior to the first occupation of each dwelling and shall thereafter be maintained to achieve this agreed rate to ensure the required water consumption is not exceeded for the lifetime of the development. Reason: In the interests of promoting and securing water efficiency improvements to a higher standard than Building Regulations minimum standards require, to ensure sustainable use of water resources, in accordance with adopted policies CS09, CS12, A2 and E7 of the adopted Great Yarmouth Local Plan.
59.Biodiversity Lighting Design Strategy No development shall take place above DPC/slab/foundations level of any dwelling on a phase until a 'Lighting Design Strategy for Biodiversity' for that phase has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall include the following details: (a) Identify those areas and features within the site that are particularly sensitive for bats and that are likely to experience disturbance in or around their breeding sites and resting places, or along important routes used to access key areas of their territory, for example foraging; and, (b) Show how and where external lighting shall be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that any areas to be lit will not disturb or prevent bats using their territory or having access to breeding sites, resting places or feeding areas. All external lighting shall thereafter be installed only in accordance with the specifications and locations set out in the approved details, and site lighting shall thereafter be maintained in accordance with that strategy. Reason: In the interests of the satisfactory development of the site, protection of local visual amenity, to protect and maintain residential amenity, and to ensure biodiversity protection for light-sensitive species, in accordance with adopted policies CS01, CS09, CS11, A1, A2 and E4 of the adopted Great Yarmouth Local Plan.
60.Landscape Environmental Management Plan There shall be no commencement of development on a phase above DPC/slab/foundations level until a Landscape and Ecological Management Plan (LEMP) for that phase has first been submitted to and approved in writing by the Local Planning Authority. The LEMP shall be derived from section 7 of the Ecological Assessment Report by Wild Frontier dated November 2025 and include: · Description and evaluation of features to be managed · Ecological trends and constraints on site that might influence management · Aims and objectives of management · Appropriate management options for achieving aims and objectives actions · Prescriptions for management actions · Where the results from monitoring show that conservation aims and objectives of the LEMP are not being met, how contingencies and/or remedial action will be identified agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme · Preparation of a work schedule (including an annual work plan capable of being rolled over a five-year period) · Details of the body or organisation responsible for long term implementation and delivery of the plan The development shall thereafter be undertaken in strict accordance with the approved details. There shall be no occupation of the development hereby permitted until the approved LEMP has first been undertaken in full and made operational / available for use and shall be retained and maintained as such thereafter. Reason: To ensure the long-term biodiversity value and landscape quality of the site, in accordance with Policies CS11, GN1 and E4 of the adopted Great Yarmouth Local Plan.
61.Noise/ventilation assessment Development shall not proceed above slab level on Phases 1A and 1B until a comprehensive noise assessment to determine the level of noise both internally and externally from the adjacent highways, whilst also providing suitable and sufficient internal ventilation, has been completed in accordance with a scheme to be first agreed in writing by the Local Planning Authority for those dwellings/plots within the red 55.0< area as shown on figures 6.6 and 6.7 of the Acoustic Report, 02/10/2025, MT/VL/P24-3300/05 Rev C. The written report(s) shall identify and consider the potential impacts on all identified receptors. All investigation and reports must be carried out in accordance with current best practice. Based on the findings of this study, details of whether remediation is required together with a remediation method strategy as appropriate shall be submitted to and approved in writing by the Local `Planning Authority. Reason: In the interests of the amenities of occupiers of the accommodation in accordance with Policy A1 of the adopted Great Yarmouth Local Plan.
62.Acoustic Bund/Acoustic fence on western site boundary Details of the proposed acoustic bund and fence in so far as it relates to the Full application site area scheme as illustrated on the Site Boundary Mitigation Strategy and Acoustic Design Strategy as contained within the Design & Access Statement: Landscape, Document Ref2813-LLA-XX-XX-RP-L-0002, dated April 2026 shall be submitted to and approved in writing by the Local Planning Authority prior to development proceeding above slab level. This shall include full details and plans of the bund and fence and the effectiveness of these as part of the noise assessment required in connection with condition No. 61. The approved details shall be implemented in full prior to the first occupation of the dwellings within Phases 1A and 1B and be retained as such in perpetuity. Reason: In the interests of the amenities of occupiers of the accommodation in accordance with Policy A1 of the adopted Great Yarmouth Local Plan.
63.Foul Pumping Station Development shall not proceed above slab level on phase 1A until details of the layout and appearance of the Foul Pumping Station building have been submitted to and agreed in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details. Reason: To ensure the satisfactory appearance of the development in accordance with Policies CS9 and A2 of the of the adopted Great Yarmouth Local Plan. [] [] PRIOR TO FIRST OCCUPATION/USE: - []
64.Highways - works completion Prior to the occupation of the final dwelling on a phase all works shall be carried out on roads, footways, cycleways, foul and surface water sewers in accordance with the approved plans/specifications. Reason: To ensure estate roads are constructed to a standard suitable for adoption as public highway and the safe and efficient operation of the local highway network in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan and paragraph 115 of the NPPF 2024.
65.Highways - Binder course Before any dwelling is first occupied on a phase the roads, footways, cycleways shall be constructed to binder course surfacing level from the dwelling to the adjoining County Road in accordance with the details to be approved by the Local Planning Authority under condition No. 52. Reason: To provide safe and suitable access for residents in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan.
66.Highways - visibility splays Prior to the first occupation of the development hereby permitted visibility splays measuring 2.4 metres x 59 metres shall be provided to each side of the access where it meets the near edge of the adjacent highway carriageway [as shown on Drawing No1047.0001-0001 P08]. The splays shall thereafter be maintained at all times free from any obstruction exceeding 0.225metres above the level of the adjacent highway carriageway. Reason: To ensure a safe and satisfactory highway network in accordance with Policy CS16 of the adopted Great Yarmouth Local Plan.
67.Highways - off-site highway improvement works Prior to the first occupation of the development hereby permitted the off-site highway improvement works referred to in condition No. 57 shall be substantially completed in accordance with the approved details. Reason: To provide safe and suitable access for residents in accordance with Policies CS16 and GN1 of the adopted Great Yarmouth Local Plan.
68.Highways - Travel Plan Prior to first occupation of the residential development a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority in consultation with National Highways and the local Highway Authority. The Travel Plan shall include a monitoring programme to ensure that the identified travel plan targets are met. The Travel Plan shall be implemented in accordance with the timetable and targets contained therein and continue to be implemented as long as any part of the development is occupied subject to approved modifications agreed by the Local Planning Authority. Reason: To ensure that the development offers a wide range of travel choices to reduce the impact of travel and transport on the environment in accordance with Policies CS16 and GN1 of the adopted Great Yarmouth Local Plan.
69.Archaeology Part (A) No demolition/development shall take place on a phase other than in accordance with the approved written scheme of investigation (WSI) submitted with the application (GCH Archaeology and Heritage ref. 1243/01 dated 04/09/25). and, Part (B) The development on a phase shall not be occupied or put into first use until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the approved written scheme of investigation referred to in Part (A) and the provision to be made for analysis, publication and dissemination of results and archive deposition has been secured. Reason: In the interests of ensuring appropriate archaeological investigation of the site, and to ensure the full understanding and preservation of heritage assets within the site, in accordance with National Planning Policy Framework paragraph 207 and policies CS10, GN1 and E5 of the adopted Great Yarmouth Local Plan.
70.Fire Hydrants The following provision shall be made for a phase prior to occupation of any dwelling or building on that phase- Residential: One fire hydrant per 50 dwellings rounded up to the nearest 50th dwelling served by the mains supply (min 90mm main). The developer will incur the full cost of the hydrant/s and its installation by the Water company. Reason: In the interests of public safety.
71.EV Charging Prior to the first occupation of each dwelling, active provision shall be made for a minimum 7kW wired. electric vehicle charge point- either post or wall mounted. This shall be retained as such thereafter Reason: To address the demand for electric vehicle charging within the development, promote sustainable transport and reduce emissions, in accordance with adopted policies CS09, CS16 and I1 of the adopted Great Yarmouth Local Plan, Policies SUT1 and SUT4 of the emerging Great Yarmouth Local Plan.
72.Soft/Hard Landscaping & Means of Enclosure All soft/hard landscaping works on a phase shall be carried out, completed and maintained in accordance with the following approved details: · 2813-LLA-ZZ-GF-DR-L-0001 Illustrative Landscape Masterplan P07 · 2813-LLA-ZZ-GF-DR-L-0101 Landscape General Arrangement - Sheet 1 of 5 P09 · 2813-LLA-ZZ-GF-DR-L-0102 Landscape General Arrangement - Sheet 2 of 5 P07 · 2813-LLA-ZZ-GF-DR-L-0103 Landscape General Arrangement - Sheet 3 of 5 P08 · 2813-LLA-ZZ-GF-DR-L-0104 Landscape General Arrangement - Sheet 4 of 5 P08 · 2813-LLA-ZZ-GF-DR-L-0105 Landscape General Arrangement - Sheet 5 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0201 Strategic Soft Landscape Proposals - Sheet 1 of 5 P07 · 2813-LLA-ZZ-GF-DR-L-0202 Strategic Soft Landscape Proposals - Sheet 2 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0203 Strategic Soft Landscape Proposals - Sheet 3 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0204 Strategic Soft Landscape Proposals - Sheet 4 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0205 Strategic Soft Landscape Proposals - Sheet 5 of 5 P06 · 2813-LLA-ZZ-GF-DR-L-0300 Landscape Implementation Specification and Details P01 · 2813-LLA-ZZ-GF-DR-L-0301 Tree Planting Details P01 Plot/dwelling planting shall be carried out and completed within the first available planting season prior to occupation of that plot/dwelling or within such other time as may be agreed in writing with the Local Planning Authority If within a period of TEN years from the date of planting , any plant, or shrub or plant or shrub planted in replacement for it, which is removed, uprooted or is destroyed or dies, (or which becomes, in the opinion of the local planning authority, seriously damaged or defective) shall be replaced by another shrub or plant of the same species and size as that originally planted which shall be planted at the same place, unless the local planning authority gives its prior written consent to any variation.. The boundary treatments as shown on the drawings listed above shall be constructed in the manner shown and shall be completed in respect of each plot/dwelling and area of open space shown, before each respective plot/dwelling is occupied, and before each area of open space is first brought into use or before the first occupation of any adjoining dwelling thereto (whichever is the earlier) and shall be retained as such thereafter. Reason: In the interests of the satisfactory appearance of the development in accordance with Policies CS9, CS11, GN1, A2and E4 of the Great Yarmouth Local Plan. [] [] REQUIRED DURING CONSTRUCTION: - []
73.Highways - CTMP & Access Route compliance For the duration of the construction period on any phase all traffic associated with the construction of the development will comply with the Construction Traffic Management Plan approved under condition No. 46 and use only the 'Construction Traffic Access Route' and no other roads unless approved in writing with the Local Planning Authority. Reason: To minimise disruption to residents and maintain highway safety, in accordance with Policies CS16 and A1 of the adopted Great Yarmouth Local Plan. [] [] COMPLIANCE:- []
74.Phasing Plan The development shall take place in accordance with the Phasing Plan reference LINKSR-IWD-00-XX-DR-A-1020 Phasing Plan P06 unless otherwise agreed with the local planning authority Reason for: For the avoidance of doubt
75.Implementation of approved noise remediation/ventilation scheme and validation If condition No. 61 above determines that remediation is required, the development hereby permitted shall be carried out on a phase in accordance with the approved noise remediation / ventilation scheme. Following completion of remediation and prior to first occupation of the dwelling(s), a verification report that scientifically and technically demonstrates the effectiveness and success of the remediation scheme shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the amenities of occupiers of the accommodation in accordance with Policy A1 of the adopted Great Yarmouth Local Plan.
76.Air Source Heat Pumps Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), or as modified, there shall be no installation of any Air Source Heat Pump (ASHP) within a phase of the development hereby permitted until suitable details to provide a noise impact assessment in accordance with BS4142 have first been submitted to and approved in writing By the Local Planning Authority. The details to be provided shall demonstrate compliance with relevant night-time sound attenuation standards and WHO Guidelines in force at that time. Reason: To protect the amenity of neighbouring residents and occupants within the development in accordance with Policies CS9, A1, A2 and E6 of the adopted Great Yarmouth Local Plan.
77.Flood Risk Assessment and Drainage Strategy The development shall be constructed in accordance with the submitted FRA and Drainage Strategy: Land South of Links Road, Gorleston Flood Risk Assessment and Drainage Strategy Revision C (Create Consulting Engineers (Create) Limited, JE/VL/P24 3300/09 Rev C, March 2026) (Volume 1-8). The approved strategy will be implemented as approved in writing by the local planning authority prior to the first use of the development and thereafter be managed and maintained in accordance with the approved strategy. Reason: To ensure that the principles of sustainable surface water drainage and flood risk management are incorporated into this development proposal, to ensure that the proposed development can be adequately drained in accordance with Policies CS13 an GN1 of the adopted Great Yarmouth Local Plan.
78.Unknown Contamination If, during development, contamination not previously identified is found to be present, then no further development shall be carried out in pursuance of this permission until a scheme has been submitted to and approved by the Council as Local Planning Authority detailing how this contamination shall be dealt with in accordance with the remediation scheme as set out above. Only when evidence is provided to confirm the contamination no longer presents an unacceptable risk, can development continue. Reason: 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 receptors, in accordance with Policy E6 of the adopted Great Yarmouth Local Plan.
79.Habitat Management and Monitoring Plan No phase of development shall be occupied until: A [Habitat Management and Monitoring Plan (the HMMP)], prepared in accordance with the approved Phase Biodiversity Gain Plan for that phase has been submitted to and approved in writing by the local planning authority and including: (a) a non-technical summary; (b) the roles and responsibilities of the people or organisation(s) delivering the [HMMP]; (c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Phase Biodiversity Gain Plan for that phase; (d) the management measures to maintain habitat in accordance with the approved Phase Biodiversity Gain Plan for that phase for a period of 30 years from the completion of development; and (e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority. Notice in writing shall be given to the Council when the [HMMP] works for any phase have started. No completion of that phase shall take place until: (a) the habitat creation and enhancement works set out in the approved [HMMP] for that phase have been completed; and (b) a completion report, evidencing the completed habitat enhancements for that phase, has been submitted to and approved in writing by the Local Planning Authority. The created and/or enhanced habitat specified in the approved [HMMP] for that phase shall be managed and maintained in accordance with the approved [HMMP] for that phase. Monitoring reports shall be submitted to local planning authority in writing in accordance with the methodology and frequency specified in the approved [HMMP] for that phase. Reason: In the interests of ensuring measurable biodiversity net gains in accordance with Policies CS11 and E4 of the adopted Great Yarmouth Local Plan and to ensure the development is able to address the separate requirements of the deemed pre commencement condition and achieve the required 10% statutory Biodiversity Net Gain within the requirements of Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021), by ensuring that the start of the 30 year time period is clearly recorded.
80.INFORMATIVES for this Permission :- Planning obligations: This permission is subject to the provisions of a legal agreement entered into under Section 106 of the Town and Country Planning Act 1990, to secure planning obligations relating to on-site affordable housing provision, financial contributions for SEND education, library enhancements, and the Norfolk Green Infrastructure and Recreational Impact Avoidance and Mitigation Strategy, and management and maintenance of some on-site facilities. These are set out in the associated Section 106 Agreement dated 21 August 2026. 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 confirmed that this shadow HRA submitted by the applicant has been assessed as being suitable for the Borough Council as competent authority to use as the HRA record for the determination of the planning application, in accordance with the Conservation of Habitats and Species Regulations 2017. In this instance the Borough Council has considered there is no likely significant effect on protected habitats arising solely from the development itself; and the development would contribute to the overall in-combination significant adverse effect identified by the Habitats Regulations Assessment Report for the Local Plan Core Strategy, but this effect can be adequately mitigated by the Habitats Monitoring and Mitigation Strategy; and that Strategy requires a payment of £315.58 per each additional dwelling towards the monitoring and mitigation provided through that Strategy and through appropriate on-site open space including informal amenity space and accessible natural greenspace together with appropriate landscape and ecological management. Pre-commencement conditions: Some conditions attached to this Planning Permission require details to be submitted prior to the commencement of development. Failure to secure approval of those details risks the development being unauthorised. Biodiversity Net Gain : The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless: a) a Biodiversity Gain Plan has been submitted to the planning authority, and b) the planning authority has approved the plan. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this hybrid permission is Great Yarmouth Bourgh Council. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed in paragraph 17 of Schedule 7A of the Town and Country Planning Act 1990 and the Biodiversity Gain Requirements (Exemptions) Regulations 2024. Based on the information available and in accordance with this hybrid permission the development is to proceed in phases and the modifications in Part 2 of the Biodiversity Gain (Town and Country Planning) (Modifications and Amendments) (England) Regulations 2024 apply. Biodiversity gain plans are required before development may be begun and required before each phase of development may be begun. None of the statutory exemptions or transitional arrangements are considered to apply. Works within public highway: It is an OFFENCE to carry out any works within the Public Highway, which includes a Public Right of Way, without the permission of the Highway Authority. This development involves work to the public highway that can only be undertaken within the scope of a Legal Agreement between the Applicant and the County Council. Please note that it is the Agreements under the Highways Act 1980 are also obtained (insert for SHWP only and typically this can take between 3 and 4 months). Advice on this matter can be obtained developer.services@norfolk.gov.uk Public Utility apparatus may be affected by this proposal. Contact the appropriate utility service to reach agreement on any necessary alterations, which must be carried out at the expense of the developer. If required, street furniture will need to be repositioned at the Applicants own expense. Section 278 Agreement: The off-site works will be delivered by a Section 278 Agreement and the precise delivery mechanism will be determined as the works are brought forward. The applicant should be aware that there may be additional costs relating to the off-site works which will include a commuted maintenance amount as well as various fees including administration and supervision. The completed works will be subject to a Safety Audit and additional works may be required. Further information on the delivery of highway works can be found under Highways and Transport: Post-planning processes at the following link: https://www.norfolk.gov.uk/rubbish-recycling-and-planning/planning-applications/highway guidance-for-development/publications Air Quality - Construction: The site will potentially generate a significant amount of dust during the construction process; therefore, the following measures should be employed: · An adequate supply of water shall be available for suppressing dust. · Mechanical cutting equipment with integral dust suppression should be used. · There shall be no burning of any materials on site, or burial of asbestos, which should instead be removed by an EA licenced waste carrier, and the waste transfer notes retained as evidence. 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. Construction noise notification: The applicant is strongly recommended to advise neighbouring businesses and residential occupiers of the proposals, including any periods of potentially significant disturbance e.g. demolition or piling, together with contact details in the event of problems. UXO Management Plan: The report has also recommended that a UXO Management Plan is put in place for the Site as well as Site-specific UXO Awareness Briefings for intrusive works Contamination Disclaimer: 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. Asbestos: The developer is reminded that prior to any works commencing on site the buildings 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 managed or 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). National Highways (landscaping): All landscaping aligning the boundary with the A47 should be maintained within the developer's land in accordance with paragraph 57 of the DfT Circular 01/2022. Tree Removal/Protected Species: The applicant should note that under the terms of the Wildlife and Countryside Act 1981, it is an offence to disturb nesting birds, bats their roosts and other protected species. In the light of this legal protection, it is recommended that any works to trees where birds and/or bats are known to, or are likely to, nest/roost, be avoided during the bird nesting season (usually March to August) and/or the advice of a bat specialist is obtained. Use of energy efficiency measures: Your attention is drawn to emerging Great Yarmouth Local Plan Policy CLC6 - Policy CLC6 - Energy Efficiency for New Development Development proposals are encouraged to reduce energy and resource consumption compared to the minimum required under Part L of the Building Regulation and where they implement the following core principles: a) Designing buildings by prioritising fabric first, orientation and landscaping in order to minimise energy demand for heating, lighting and cooling with reference to CC2, CC8 and BF4 of the Design Code (Appendix 1). All proposals should consider opportunities to provide solar PV and energy storage. Cadent Gas: Cadent Gas Ltd own and operate the gas infrastructure within the area of your development. Prior to carrying out works, please register on www.linesearchbeforeudig.co.uk to submit details of the planned works for review, ensuring requirements are adhered to. Essex & Suffolk Water: Essex & Suffolk Water have assets within the proposed bell mouth accesses to the development in the form of a 10" PVC main. The applicant will need to apply for a diversion if they will move forward with their proposal.