| No. | Condition Text |
|---|
| 1. | By virtue of its height at 7.8m, scale, and overall massing sited approximately 1 metre from the shared northern boundary and set forward of the rear elevation of No. 34 Whinchat Way, the proposed first-floor extension above the existing side extension would result in an unacceptably dominant and overbearing structure. The development would cause a severe loss of outlook from the ground and first-floor rear habitable room windows of No. 34 to the North, alongside significant overshadowing to its main rear windows and private rear amenity space throughout the day.
The proposal is therefore contrary to policies CS09 of the Great Yarmouth Local Plan (2015) and policies H9, H9(b), and A1 of the Great Yarmouth Local Plan Part 2 (2021), decision making policy P3: Living conditions and pollution of the National Planning Policy Framework (August 2026), and is contrary to draft policies HOU11 and HEC 7 of the Emerging Local Plan (examination version 2026), to which significant weight should be afforded. |
| 2. | The proposed development, by reason of the excessive height, depth, and overall massing of the two-storey side extension sited in close proximity to the shared northern boundary, represents an unsatisfactory form of design that fails to respond positively to its immediate site context. The creation of a continuous, 9-metre-tall blank render wall along the northern elevation exacerbated by the forward position of the application property relative to No. 34 Whinchat Way results in an overly dominant expanse of render with no of visual relief. The proposal fails to satisfy the design requirements of Policy CS09 of the Core Strategy, Policy H9(a) of the Local Plan Part 2, and Emerging Local Plan Policy HOU11, which require development to reinforce local identity and respond appropriately to existing scale and form, and exacerbated by the use of a gable roof to the two-storey extension which further creates a sense of disproportion.
This would be contrary to policy CS09 of the Great Yarmouth Local Plan (2015) and policy H9 of the Great Yarmouth Local Plan Part 2 (2021), as the proposal does not maintain or enhance the character and appearance of the wider design area or host dwelling and is contrary to policy DP3: Key principles for well-designed places of the August 2026 National Planning Policy Framework, and is contrary to draft policy HOU11 of the Emerging Local Plan (examination version 2026), to which significant weight should be afforded. When assessed against the adopted Borough-wide Design Code SPD policy CI1, the extension fails to meet the expected standard of being built with regard to local context due to its scale and height. |
| 3. | STATEMENT OF POSITIVE ENGAGEMENT (REFUSALS): In accordance with the NPPF, in determining this application for planning permission, the Borough Council has approached it in a positive and proactive way and where possible has sought solutions to problems to achieve the aim of approving sustainable development. Unfortunately, despite this, in this particular case the development is not considered to represent sustainable or an acceptable form of development and has been refused for the reasons set out above. |
