Great Yarmouth Borough Council Portal
No.Condition Text
1.By virtue of its scale being a 4-metre forward projection, and close proximity to the shared boundary, the proposed front extension would result in a cramped, overdeveloped, and overly dominant form of development. The extension would cause a significant loss of daylight, sunlight, and visual outlook to the ground and first-floor windows of the adjacent residential properties at Nos. 14 and 16 Filby Lane. Furthermore, the insertion of side elevation windows at a separation distance of less than 1.5 metres (without any intervening boundary treatments) from neighbouring windows would give rise to an unacceptable level of direct overlooking and loss of privacy. The proposal is therefore contrary to Policies CS9 of the Great Yarmouth Local Plan 2015 and A1 & H9 of the Great Yarmouth Local Plan Part 2 (2021), Policies HOU11 and HEC7 of the Emerging Local Plan 2026, Policies BD4 and BD5 of the Great Yarmouth Design Code SPD, and Policy P3 of the National Planning Policy Framework (2026).
2.By extending the bungalow 4 metres forward of the its current position, the proposal would significantly increase the visual prominence of an incongruous, post-war dwelling within a street scene predominantly defined by historic Victorian and Edwardian properties and exacerbate its already poor relationship with the neighbouring properties to the south. The proposal fails to respect or integrate with the scale, massing, and context of its immediate surroundings within the Conservation Area, contrary to Policies CS9 and CS10 of the Great Yarmouth Local Plan 2015 , and H9 of the Great Yarmouth Local Plan Part 2 (2021), Policies HOU11 and DHE4 of the Emerging Local Plan 2026 , Policy DP3 of the NPPF (August 2026), and Policy CI1 of the Great Yarmouth Design Code SPD 2024.
3.The proposed replacement front boundary wall and brick piers would severely restrict the visibility of oncoming traffic for vehicles exiting the driveway onto Filby Lane, reducing critical visibility from approximately 20 metres down to 5 metres. The proposal would introduce a permanent obstacle that compromises highway safety and fails to provide safe and suitable access to the site, contrary to Policy CS16 of the Great Yarmouth Local Plan 2015, Policy SUT1 of the Emerging Local Plan 2026, and Policy TR3 of the NPPF (August 2026)
4.The submitted plans fail to accurately reflect the true site constraints and separation distances between the host dwelling and Nos. 14 and 16 Filby Lane (showing a 2.5m gap where approximately 1.3m exists on site). As a result, the application fails to demonstrate that a suitable layout can be achieved that safeguards residential amenity, contrary to Policy H9 and A1 of the Great Yarmouth Local Plan Part 2 (2021) and Policy HOU11 of the Emerging Local Plan (2026).
5.STATEMENT OF POSITIVE ENGAGEMENT (REFUSALS): In accordance with the NPPF, in determining this application for planning permission, the Borough Council has approached it in a positive and proactive way and where possible has sought solutions to problems to achieve the aim of approving sustainable development. Unfortunately, despite this, in this particular case the development is not considered to represent sustainable or an acceptable form of development and has been refused for the reasons set out above.