Great Yarmouth Borough Council Portal
No.Condition Text
1.TIME LIMIT: The development must be begun not later than three years beginning with the date of this permission. The reason for the condition is :- The time limit condition is imposed in order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.IN ACCORDANCE WITH REVISED PLANS AND DOCUMENTS: The development shall be carried out in accordance with the following revised plans and documents received by the Local Planning Authority: Received 12.03.2026: - Detailed Landscape Proposals (Dwg. No. 1001, Rev. A) Received 09.02.2026: - Shadow Habitat Regulations Assessment (Stage 1 & 2: Screening & Appropriate Assessment) Version 1 December 2025. - Preliminary Ecological Appraisal Report. Version 5. February 2026. - Biodiversity Net Gain Design Stage Report. Version 4. February 2026. Received 03.12.2025: - Climbing Wall (Dwg. No. 2329-HP-041, Rev. 01) - Padel Court (Dwg. No. 2329-HP-040, Rev. 01) - Freezer/Chiller GA Plans and Elevations (Dwg. No. 2329-HP-044, Rev. 01) - Bungee Elevations (Dwg. No. 2329-HP-043, Rev. 01) - Cellar Elevation (Dwg. No. 2329-HP-042, Rev. 01) Received 18.11.2025: - Proposed Site Plan (Dwg. No. 2329-HP-019, Rev. 10) - Detail Sections (Dwg. No. 2329-HP-022, Rev. 02) - Detail Sections (Dwg. No. 2329-HP-024A) Received on the 12.11.2025: - Location Plan (Dwg. No. 2329-HP-001, Rev. 03) - Proposed GA Elevations Extension (Dwg. No. 2329-HP-105, Rev. T02) - Proposed GA Elevations (Dwg. No. 2329-HP-014, Rev. T01) Received on the 15.10.2025: - Proposed Booking Hub GA Plans & Elevations (Dwg. No. 2329-HP-010, Rev. 01) - Proposed Ranger Station GA Plans & Elevations (Dwg. No. 2329-HP-011, Rev. 01) - Proposed Kart Store GA Plans & Elevations (Dwg. No. 2329-HP-013, Rev. 01) - Proposed Activity Range GA Plans & Elevations (Dwg. No. 2329-HP-012, Rev. 01) - Proposed Creative Studio GA Plans & Elevations (Dwg. No. 2329-HP-014, Rev. 01) - Proposed Seaside Treats & Box Bar GA Plans and Elevations (Dwg. No. 2329-HP-015, Rev. 01) - Proposed Chopstix GA Plans & Elevations (Dwg. No. 2329-HP-016, Rev. 01) - Proposed Site Sections (Dwg. No. 2329-HP-018, Rev. 02) - GA Building Elevations Sheet 01 (Dwg. No. 2329-HP-020, Rev. 01) - GA Building Elevations Sheet 02 (Dwg. No. 2329-HP-021, Rev. 02) - GA Building Elevation Detail Sheet 01 (Dwg. No. 2329-HP-022, Rev. 01) - GA Building Elevation Detail Sheet 02 (Dwg. No. 2329-HP-023, Rev. 02) - Proposed Bin Stores (Dwg. No. 2329-HP-031) - Drainage Strategy (Dwg. No. 9000, Rev. P02) - Bat Survey Report. Hopton Adventure Village, Hopton on Sea, NR31 9BW. Version 1. August 2025. The reason for the condition is:- To define the permission and for the avoidance of doubt.
3.CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN: There shall be no commencement of the development hereby permitted whatsoever until a Construction Environmental Management Plan (CEMP) has first been submitted to and approved in writing by the Local Planning Authority. The CEMP shall demonstrate that it is consistent with the findings and recommendations of the Habitat Regulations Assessment and Preliminary Ecological Appraisal reports approved as part of this permission, and shall include the following impact avoidance measures: (A) Water Management:- Works shall be shown to be able to accord with any licensing or approvals required from the Environment Agency and shall be proposed in accordance with the Environment Agency Pollution Prevention Guidelines. All hazardous substances (including fuel, oil, liquids and solids) must be stored within impermeable, bunded areas, to minimise the risk of migration to groundwater or a nearby watercourse. The measures proposed will assist in avoiding or minimising the potential for contaminants and suspended solids to migrate to surface and groundwater, reduce localised flood risk and protect water quality and the ecosystems the water resources support. The following measures should be included in the CEMP to prevent pollution: - The handling, use and storage of hazardous materials to be undertaken in line with the EA's Pollution Presentation Guidelines; - Adequately bunded and secure areas with impervious walls and floor for the temporary storage of fuel, oil and chemicals on site during construction; - Drip trays to collect leaks from standing plant; - Provision of spill containment equipment such as absorbent material on site; - Wheel wash facilities should be provided for vehicles moving to and from the Site at all entry and exit points. Wheel wash facilities should not be located too close to surface waters; - The early re-seeding or planting of cleared land, where practicable, to minimise exposed land and the entrainment of sediment by overland flow; and this can be managed by ensuring construction plant/materials are stored on hardstanding surfaces where possible. Where this is unavoidable, the Contractor will ensure any compacted topsoil is loosened as soon as possible following completion of the works; and, - Appropriate training for all construction staff. (B) Protection of Ocean:- During construction, protection measures to control the risk of pollution to surface water will be adopted. These will include: - Any containers of contaminating substances on site will be leak proof and kept in a safe and secure building or compound from which they cannot leak, spill or be open to vandalism. The containers will be protected by temporary impermeable bunds with a capacity of 110% of the maximum stored volume. - Areas for transfer of contaminating substances will be similarly protected. - All refuelling, oiling and greasing will take place above drip trays or on an impermeable surface which provides protection to underground strata and watercourses and away from drains as far as reasonably practicable. Vehicles will not be left unattended during refuelling. - Only construction equipment and vehicles free of oil/fuel leaks which could cause material contamination will be permitted on site. Drip trays will be placed below static mechanical plant. - Appropriate measures shall be taken to protect erodible earthwork surfaces. (C) Control of Pollution to Groundwater:- - Pollution Prevention Measures and Good Construction Practices shall be used to ensure that any oils, hydrocarbons or hazardous materials stored on site will not leak onto the ground surface and thereby ensure that there is no pathway for contaminants to affect the Site. These techniques will also ensure that surface water bodies and associated ecosystems are protected as there is a hydraulic connectivity between these bodies and the groundwater. - Protection measures to control the risk of pollution to groundwater shall be consistent with the requirements of the Groundwater Regulations 2009. - Where reasonably practicable, the use of materials that could pollute groundwater will be avoided. (D) Avoidance of disturbance to birds, bats and invertebrates from lighting:- - No works shall be undertaken occur after dusk, and working hours during the summer shall be restricted to 07:30 - 18:30 wherever possible. Shorter hours will be undertaken during other times of year, due to less daylight hours, with working hours still finishing prior to dusk. - The adjacent Southern North Sea SAC and Outer Thames Estuary SPA should not be directly illuminated as a result of works activities. - There should not be unnecessary light spill onto retained vegetation, including the woodland to the north of the Site or any bat boxes installed as part of the development. - There should be no bare bulbs or upward-pointing light fixtures. The spread of light should be kept near to or below the horizontal plane, by using as steep a downward angle as possible and/or shield hood. Flat, cut-off lanterns are best. - Luminaires should feature peak wavelengths higher than 550 nm to avoid the component of light most disturbing to bats. A warm white spectrum (ideally <2700 Kelvin) should be adopted to reduce the blue light component. All luminaires should lack UV elements when manufactured. Metal halide and fluorescent sources should not be used. - Limiting the height of lighting columns to eight metres and increasing the spacing of lighting columns can reduce the spill of light into unwanted areas such as the aforementioned habitats. - Artificial lighting proposals should not directly illuminate boundary habitats, trees, or bat box locations. The reason for the condition is :- To reduce Likely Significant Effects (LSEs) from dust and water pollution on both the Southern North Sea SAC and Outer Thames Estuary SPA to insignificant levels during the construction phase. To ensure the protection of species using the SPA habitats, with particular reference to birds bats and invertebrates, from increased lighting during construction. This is to conform with Core Strategy (2015) Policy CS11, Local Plan Part 2 (2021) policy GSP5, and Part 15 of the NPPF and to ensure the development can pass the Appropriate Assessment stage of the Habitat Regulations. This condition is pre-commencement as it is essential that the possible sources of contamination and wildlife impacts are considered and mitigated as part of the construction phase before either demolition or construction commences, to ensure that pollutants are not mobilised and to avoid any significant levels of harm to designated natural assets and ecological receptors.
4.SURFACE WATER DRAINAGE: With the exception of the approved demolition works and site clearance, there shall be no commencement of development until the details of a surface water drainage scheme have first been submitted to and approved in writing by the Local Planning Authority. The detailed surface water drainage scheme shall include the following matters: - Demonstrate regard has been had for the sites infiltration capacity and location of infiltration features, as informed by the approved drainage strategy infiltration areas plan ref: 25394-XX-XX-DR-C - 9000 - Rev. P02; - Demonstrate that natural infiltration is achievable and that post-development runoff rates will be limited to greenfield rates; - Set out the capacity and performance of any existing drainage infrastructure intended to be retained or utilised; - Demonstrate that the proposed development, including any revised layout, pathways or landscaped areas, will not increase flood risk on or off the site; and, - Provide details of the design, location, capacity and long-term maintenance arrangements of all SuDS components proposed. The development shall thereafter be carried out, managed and maintained in full accordance with the approved details, which shall be provided and made operational prior to the first use of the development hereby permitted, and shall be retained as such thereafter for the lifetime of the development. The reason for the condition is:- To ensure that adequate and sustainable surface water drainage is provided to serve the development, to ensure that existing and proposed systems operate effectively following changes to site layout, and to minimise the risk of increased flood risk on or off site, in accordance with Core Strategy (2015) Policies CS11, CS13 and CS14, and Policies E1 and E6 of the Local Plan Part 2 (2021). This condition has some pre-commencement requirements to ensure the development includes suitable safeguards to reduce the risk of flooding, which need to be factored into the development from the earliest construction stages of the development, and which are necessary to avoid the later need for remedial action which could have implications for the viability of the development.
5.FOUL DRAINAGE: With the exception of the approved demolition works and site clearance, there shall be no commencement of development until an appropriate foul water drainage scheme has first been submitted to and approved in writing by the Local Planning Authority. The scheme for foul water drainage shall including a suitable sustainable connection point into the existing sewer network and shall detail appropriate discharge rates from the development into the network. There shall be no use of any part of the development hereby permitted until the foul water drainage works relating to that part of the development have been carried out in complete accordance with the approved scheme, which shall be retained and maintained as such thereafter for the lifetime of the development. Reason for the condition:- To reduce the risk of flooding and to prevent environmental and amenity problems arising from flooding in accordance with Policies CS13, CS14 of the Core Strategy (2015) and Policies E6 and I3 of the Local Plan Part 2 (2021). This condition has a pre-commencement element to ensure the development includes suitable safeguards to reduce the risk of flooding and provide essential infrastructure, which need to be factored into the development from the earliest construction stages of the development, and which are necessary to avoid an impact on public drainage network and later remedial action which could have implications for the viability of the development.
6.BIODIVERSITY ENHANCEMENT PLAN: The development hereby permitted shall not be brought into use until the details of a scheme for the provision of biodiversity enhancement within the application site defined by the red line boundary on the Site Location Plan (Dwg. no. 2329-HP-001), have first been submitted to and approved in writing by the Local Planning Authority. The details of the scheme shall include as a minimum: - A site plan/block plan showing the proposed locations of the measures to be installed in the site and details or photographs of the proposed measure(s). - A minimum of two bat boxes should be mounted on a retained tree, at least 3 m high away from light sources and branches and with a clear line of flight. - Log piles, loggeries or other reptile refugia within the hedgerow or quiet area within the wider landholdings. - Bird nesting enhancements such as bird boxes. - A minimum of one hedgehog house in a quiet area of the Site, such as the species-rich native hedgerow on the eastern boundary. The biodiversity enhancement measures shall thereafter be carried out in strict accordance with the approved details prior to the use of the development, and the biodiversity enhancement measures shall be retained as such in perpetuity. The reason for the condition is: - To provide biodiversity enhancements on site in accordance with the requirements of the approved Preliminary Ecological Assessment and Bat Survey Report and to ensure compliance with Core Strategy (2015) Policy CS11 and Local Plan Part 2 (2021) Policy E4.
7.EXTERNAL LIGHTING: Notwithstanding the details shown on the submitted lighting plan, no external lighting shall be installed on the site whatsoever unless a scheme incorporating more beneficial ecological features for such lighting has first been submitted to and approved in writing by the Local Planning Authority. The scheme must be designed to prevent unnecessary light spill onto retained vegetation, including the woodland to the north of the Site or any bat boxes proposed. The submitted scheme must conform with the following guidance: · Minimise light spill by eliminating any bare bulbs and upward-pointing light fixtures. The spread of light should be kept near to or below the horizontal plane, by using as steep a downward angle as possible and/or shield hood. Flat, cut-off lanterns are best. · Luminaires should feature peak wavelengths higher than 550 nm to avoid the component of light most disturbing to bats. · A warm white spectrum (ideally <2700 Kelvin) should be adopted to reduce the blue light component. · All luminaires should lack UV elements when manufactured. Metal halide and fluorescent sources should not be used. · Limiting the height of lighting columns to eight metres and increasing the spacing of lighting columns can reduce the spill of light into unwanted areas such as the aforementioned habitats. · Artificial lighting proposals should not directly illuminate boundary habitats, trees, or bat box locations. The reason for the condition is: - To mitigate any potential adverse effects from lighting upon bats and other ecology in accordance with the approved Bat Survey Report and to ensure compliance with Core Strategy (2015) Policy CS11 and Local Plan Part 2 (2021) Policy E4.
8.PLANTING OF THE LANDSCAPING SCHEME: (a) The approved landscaping scheme (Dwg. No. 1001, Rev. A) shall be provided in full no later than the first planting and growing season following the first use of the development hereby permitted. (b) For the duration of a period of 10 years from the first use of the development, any trees, shrubs or hedges planted in accordance with the landscaping scheme which die, are removed or become seriously damaged or diseased shall be replaced in the next immediate planting season with others of similar size and species, unless the Local Planning Authority gives its first written consent to any variation thereof. The reason for the condition is :- In the interests of providing a high-quality development and in the interests of visual amenity. Additionally, to ensure that the proposed species are suitable for a marine environment, in accordance with Core Strategy (2015) Policy CS11 and Local Plan Part 2 (2021) Policy E4.
9.The external materials to be used in the development hereby permitted shall be provided in accordance with the details set out in the approved drawings within this permission. The reason for the condition is :- To ensure the development is in keeping with the character and appearance of the site and surrounding area and provide a satisfactory form of development, in accordance with Core Strategy (2015) Policy CS9 and Local Plan Part 2 (2021) policy L1(c).
10.BNG - PROVISION OF THE DEEMED BNG PLAN'S HABITAT MANAGEMENT AND MONITORING PLAN (HMMP): Further to the submission and approval of the statutory deemed BNG Plan condition required at a pre-commencement stage - The development hereby permitted shall not commence until a Habitat Management and Monitoring Plan (HMMP), or similar document, has first been prepared in accordance with the approved Biodiversity Gain Plan (see the Advisory Note at Condition 13 of this permission below), and has been submitted to, and approved in writing by, the Local Planning Authority. The details of the HMMP shall ensure there is a minimum 10% net gain in biodiversity as a result of the development hereby permitted, and shall include 30 year objectives, management responsibilities, maintenance schedules and a methodology to ensure the submission of monitoring reports. The details to be submitted within the HMMP shall be required to demonstrate to the local planning authority that the habitat creation and enhancements will be maintained for 30 years from the completion of development (in accordance with Paragraph 9(3) of Schedule 7A of the Town and Country Planning Act 1990). The Plan shall include as a minimum: (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 Biodiversity Gain Plan; (d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan 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. The reason for the condition is :- In the interests of ensuring measurable net gains to biodiversity in accordance with Core Strategy (2015) Policy CS11 and Local Plan Part 2 (2021) Policy E4, and to ensure the development is able to address the separate requirements of the deemed pre-commencement condition within the requirements of Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021).
11.BNG - FULFILMENT OF BNG PLAN MEASURES: No use of the development hereby permitted shall take place until: (a) the habitat creation and enhancement works set out in the approved [HMMP] have been completed; (b) any off-site BNG Credits required as part of the BNG Plan have been purchased; and, (c) a Completion Report, evidencing the completed habitat enhancements, has been submitted to, and approved in writing by the Local Planning Authority. The reason for the condition is :- In the interests of ensuring measurable biodiversity net gains in accordance with Core Strategy (2015) Policy CS11 and Local Plan Part 2 (2021) policy E4, 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.
12.BNG - MANAGEMENT OF CREATED OR ENHANCED BNG HABITAT: The created and/or enhanced habitat specified in the Biodiversity Gain Plan shall be managed and maintained in accordance with the approved Biodiversity Gain Plan and Habitat Management and Monitoring Plan. The reason for the condition is :- To ensure that the proposed development achieves the required 10% statutory Biodiversity Net Gain in accordance with Schedule 7A of the Town and Country Planning Act 1990 and Policy CS11 of the Core Strategy (2015).
13.THE STATUTORY DEEMED BNG GAIN PLAN CONDITION: The following condition is the STATUTORY DEEMED BIODIVERSITY GAIN PLAN CONDITION required under Schedule 7A to the Town and Country Planning Act 1990, which you are also required to comply with prior to commencement of development: There shall be no commencement of the development hereby permitted until a Biodiversity Gain Plan has first been submitted to and approved in writing by the Local Planning Authority. The Biodiversity Gain Plan must address all of the matters under paragraph 14(2) of Schedule 7A to the Town and Country Planning Act 1990 and Article 37C(2) of The Town and Country Planning (Development Management Procedure) (England) Order 2015. In addition, as the development is not anticipated to proceed in phases, the matters specified under Article 37C(4) of The Town and Country Planning (Development Management Procedure) (England) Order 2015 must also be addressed. The Biodiversity Gain Plan to be submitted must include: a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat; b) the pre-development biodiversity value of the onsite habitat; c) the post-development biodiversity value of the onsite habitat; d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development; e) any biodiversity credits purchased for the development; and f) any such other matters as the Secretary of State may by regulations specify. Please be aware that:- Under paragraph 15 of Schedule 7A, the planning authority must only approve the Biodiversity Gain Plan if they are satisfied that: i. the pre-development biodiversity value of the onsite habitat is as specified in the plan; ii. the post-development biodiversity value of the onsite habitat is at least the value specified in the plan; iii. in the case where the registered offsite biodiversity gain is specified in the plan, as allocated to the development: - the registered offsite biodiversity gain is so allocated (and, if the allocation is conditional, that any conditions attaching to the allocation have been met or will be met by the time the development begins), and - the registered offsite biodiversity gain has the biodiversity value specified in the plan in relation to the development; iv. that any biodiversity credits specified in the plan as purchased for the development have been so purchased; and v. the biodiversity net gain objective is met. In addition: - In determining whether to approve the plan, a planning authority must take into account how the Biodiversity Gain Hierarchy will be followed, and any reasons where it cannot be followed (except in relation to irreplaceable habitats where the Hierarchy does not apply). Re: Irreplaceable habitat: - If prior to commencement of development the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans. The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat. The planning authority can only approve a Biodiversity Gain Plan if it is satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits.
14.BNG ADVISORY NOTE - CONFIRMATION OF BNG STATUS: 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 permission is Great Yarmouth Borough Council. Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or BNG transitional arrangements are considered to apply.
15.BNG ADVISORY NOTE - DEFINITION OF COMPLETION OF DEVELOPMENT: In relation to Biodiversity Net Gain only, the Local Planning Authority considers that in this case completion of the development is commencement of first use. Condition 11 requires that a Completion Report of the biodiversity measures is to be submitted once the biodiversity measures are complete. Unless otherwise agreed through discharge of the condition, it is expected that the biodiversity measures shall be completed before the 'completion' of the development as defined here. The approved biodiversity net gain measures shall be managed and maintained for a period of 30 years following the agreed completion date.
16.INFORMATIVE - ANGLIAN WATER ADVISORY NOTE: The applicant is encouraged to engage with Anglian Water Services in the form of a Pre-Development enquiry (PPE) in order to define a Sustainable Point of Connection (SPOC) in preparation for addressing Condition 5 of this permission. This is recommended by Anglian Water Services to help the development avoid discharging foul flows into the constrained network which could cause pollution and flood risk downstream. The developer is to be responsible for the infrastructure to convey foul water flows from the proposed development to the receiving network. Once a SPOC has been identified and a strategy has been agreed with Anglian Water, the applicant could submit this PPE as part of their submitted documents for the Foul Water Scheme (Condition 5 of this permission). The applicant can find further information regarding Anglian Water's pre-development services, including how to submit a pre-development enquiry, on their website: https://www.anglianwater.co.uk/developing/planning--capacity/how-to-apply/
17.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.