| No. | Condition Text |
|---|
| 1. | The application site occupies a prominent central plot, forms part of a legible group of an early 20th century terrace of dwellings and lies immediately adjacent to the No.17 Gorleston Conservation Area. The unsympathetic modern works, combined with the loss of period design features severely detracts from the historic legibility and character of the dwelling and its wider terrace group. This results a low level of harm to the significance of the Conservation Area through adverse changes to its setting.
It is considered that there are no public benefits arising from the scheme which would outweigh the low level of harm identified.
This is contrary to adopted policies DHE2 and DHE4 of the Local Plan 2026 as well as Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990. As the proposal fails to preserve the character and appearance of the adjacent conservation area it is contrary to Policies HE4, HE6 and HE9 of the August 2026 NPPF24). |
| 2. | The removal of original early twentieth-century architectural features including half-timbered mock Tudor detailing and the ground floor existing frontage and their replacement with smooth white render, vertical composite cladding, unsympathetic first floor window, and a glass balustrade, introduces an unsympathetic, incongruous, and visually discordant appearance which is harmful to the character and appearance of the dwelling and the wider terrace. The alterations significantly disrupt the established, uniform character of the connected block of four early twentieth century dwellings and fails to integrate with or draw inspiration from the distinctive character of the Gorleston Seafront. As such, the proposal constitutes poor design and is contrary to policies DHE1 and HOU11 of the Local Plan, Design Code policy CHA4 , and Policies HE6 and HE9 of the National Planning Policy Framework August 2026. |
| 3. | The proposed balcony, by virtue of its position, elevated height, close proximity to the first-floor East-facing bay window of No. 2 Gournay Avenue, and inadequate 0.9m balustrade height, would result in an intrusive, and unduly overbearing form of development. The development would cause direct, severe, and detrimental overlooking into the primary front bedroom window of No. 2 Gournay Avenue, leading to a significant loss of privacy and outlook for current and future occupiers. Consequently, the proposal fails to satisfy Policies HEC7 and HOU11 of the Local Plan, which seek to protect residential amenity and prevent excessive or unacceptable impacts regarding overlooking, loss of privacy, and overbearing structures. |
| 4. | 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. |
