Great Yarmouth Borough Council Portal
No.Condition Text
1.Application for approval of reserved matters must be made not later than the expiration of 2 years beginning with the date of this permission and the development must be begun not later than the expiration of 2 year(s) from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. The reason for this condition is:- The time limit condition is imposed in order to comply with the requirements of Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.No development whatsoever shall take place until full details of the siting, design, external appearance, landscaping of the development (herein after referred to as the reserved matters) have been submitted to and approved by the Local Planning Authority and the development shall be carried out strictly in accordance with such approved details. The reason for the condition is:- Such details have not been submitted as part of this application.
3.The residential development hereby granted planning permission shall be wholly located with and limited to the land outlined in red, totalling 3613 square metres, in accordance with the site area plan received by the Local Planning Authority on the 14th October 2020 and for a maximum of 14 three storey dwellings. The reason for the condition is:- For the avoidance of doubt and in accordance with the application details.
4.No development shall take place until the following information has been submitted to and approved in writing by the Local Planning Authority: (i) a full site survey showing: the datum used to calibrate the site levels levels along all site boundaries levels across the site at regular intervals floor levels of adjoining buildings (ii) full details of the proposed finished floor levels of all buildings and hard surfaces. The development shall be carried out only in accordance with the approved details. No development shall take place until full details of the finished levels, above ordnance datum, of the ground floor(s) of the proposed building(s), in relation to existing ground levels have been submitted to and approved by the Local Planning Authority. The development shall be carried out in strict accordance with the levels approved. The reason for the condtions is:- To ensure that the development takes place in the manner contemplated by the Local Planning Authority and to retain control over any significant changes in levels within the site.
5.No drainage works shall commence until a surface water management strategy has been submitted to and approved in writing by the Local Planning Authority. No hard-standing areas to be constructed until the works have been carried out in accordance with the strategy. The reason for the condition is :- To ensure the suitable management of surface water run-off from the site.
6.Prior to first occupation of the development, the surface water drainage system shall be constructed in accordance with the submitted FRA and Drainage Strategy (Evans Rivers and Coastal, PROPOSED REDEVELOPMENT AT ABBEVILLE LODGE RESIDENTIAL CARE HOME, SCHOOL ROAD BACK/ACLE, NEW ROAD, RUNHAM, GREAT YARMOUTH, NORFOLK, REF: 2497/RE/04-20/02, November 2020). . The scheme shall address the following matters: I. Detailed ground investigation and infiltration testing in accordance with BRE Digest 365 (or equivalent) at the location and proposed depth of the possible infiltration features to be provided to support the Drainage Strategy proposals. II. Surface water runoff rates will be attenuated to QBar or 0.17l/s as stated within the FRA / Drainage Strategy. III. Provision of surface water attenuation storage, sized and designed to accommodate the 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. Run-off from the undeveloped areas must be taken into account and included in the storage calculations. The minimum volume of storage will be calculated using an appropriate factor of safety as stated in Table 25.2 of the updated CIRIA C753 Manual. The most up to date FEH parameters to be used for calculations, not FSR. IV. Detailed designs, modelling calculations and plans of the of the drainage conveyance network in the: · 3.33% annual probability critical rainfall event to show no above ground flooding on any part of the site. · 1% annual probability critical rainfall plus climate change event 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. V. 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. VI. Details of how all surface water management features to be designed in accordance with The SuDS Manual (CIRIA C697, 2007), or the updated The SuDS Manual (CIRIA C753, 2015), including appropriate treatment stages for water quality prior to discharge. VII. A maintenance and management plan detailing the activities required and details of who will adopt and maintain the all the surface water drainage features for the lifetime of the development. Reason: To prevent flooding in accordance with National Planning Policy Framework paragraph 163,165 and 170 by ensuring the satisfactory management of local sources of flooding surface water flow paths, 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.
7.Construction work shall not take place outside the following hours:- 07:30 to 18:30 Monday to Friday 08:30 to 13:30 Saturdays and no work shall take place on Sundays or Bank Holidays. (These hours shall only apply to work generating noise that is audible at the boundary of the nearest noise sensitive property) The reason for the condition is :- In the interests of the residential amenities of the occupiers of nearby dwellings.
8.No buildings or outside areas hereby permitted in shall be used until an acoustic report with an acoustic design and protection scheme for dwellings and gardens, has been approved in writing and implemented to the satisfaction of the Local Planning Authority. Reason for the condition In the interests of the amenities of the locality.
9.Prior to the commencement of the development and to the satisfaction of the Local Planning Authority, a Phase 2 site investigation is to be carried out to the satisfaction of the Local Planning Authority. If the Phase 2 site investigation determines that the ground contains contaminants at unacceptable levels then the applicant is to submit a written strategy detailing how the site is to be remediated to a standard suitable for its proposed end-use, which must also be implemented and agreed in writing by the Local Planning Authority. No buildings hereby permitted shall be occupied until the remediation works agreed within the scheme have been carried out to the satisfaction of the Local Planning Authority. The reason for the condition is :- 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.
10.In the event that contamination that was not previously identified is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority. All development shall cease and shall not recommence until: 1) a report has been submitted and agreed in writing by the Local Planning Authority which includes results of an investigation and risk assessment together with proposed remediation scheme to deal with the risk identified and 2) the agreed remediation scheme has been carried out and a validation report demonstrating its effectiveness has been approved in writing by the Local Planning Authority. The reason for the condition is :- 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.
11.All vehicular access for the development shall be taken from School Road Back as shown on Drawing No 300 01 Rev C received by the Local Planning Authority on March 1st 2021. The reason for the condition is :- for avoidance of doubt.
12.Prior to the first occupation of any dwelling hereby permitted School Road Back shall be widened to 4.8m plus a 0.5m margin on the north side and 1.8m footway on the south side. It shall also be constructed to an appropriate standard suitable for adoption, regardless of whether the developer pursues adoption of School Road Back. The reason for the condition is :-in the interests of satisfactory development and highway safety.
13.A minimum of one parking space shall be provided for each property in front of an integral garage, subject to the garage door being 6.0m from the adjacent footway. Garages shall also have minimum internal dimensions measuring 3.0m x 6.0m. The reason for the condition is :- To ensure adequate off-street parking for the development.
14.No works shall commence on the site until such time as detailed plans of the roads, footways, cycleways, street lighting, 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. The reason for the condition is: - 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.
15.Before any dwelling is first occupied the road(s)/footway(s)/cycleway(s) shall be constructed to binder course surfacing level from the dwelling to the adjoining County road in accordance with the details to be approved in writing by the Local Planning Authority. The reason for the condition is: - To ensure satisfactory development of the site.
16.Prior to the first occupation of the development hereby permitted the proposed access/on-site car/cycle parking and turning area shall be laid out, demarcated, levelled, surfaced and drained in accordance with the approved plan and retained thereafter available for that specific use. The reason for the condition is: - To ensure the permanent availability of the parking/manoeuvring areas, in the interests of satisfactory development and highway safety.
17.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. The reason for the condition is: - To ensure adequate off-street parking during construction in the interests of highway safety. This needs to be a pre-commencement condition as it deals with the construction period of the development.
18.No works above slab level shall commence until details of a biodiversity enhancement plan are submitted and approved in writing by the local planning authority, detailing the enhancement measures for biodiversity on site. The biodiversity enhancement plan should include numbers and locations of bird boxes, bat boxes, habitat enhancements. The measures shall be carried out strictly in accordance of the approved scheme. The reason for the condition is :-To secure biodiversity enhancements in line with the NPPF.
19.Prior to occupation of the development hereby permitted details of boundary treatments shall be submitted to and approved by the Local Planning Authority. The boundary treatments shall be erected in accordance with the approved details prior to occupation of the dwelling to which they relate. The boundary treatments shall have access holes at each boundary measuring 13cmx13cm to allow for the free movement of small mammals such as hedgehogs. These holes shall remain in perpetuity. The reason for the condition is :- To mitigate against any adverse impact of urbanisation on the existing wildlife.
20.REASON FOR APPROVAL OF THE APPLICATION :- The proposals meet the criteria for new housing development set out in saved Policies HOU7 and HOU16 of the Great Yarmouth Borough-Wide Local Plan also of Core Strategy Policy CS17 and of emerging policy A1 of the Draft Local Plan Part 2.
21.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 £110 per each additional dwelling towards the monitoring and mitigation provided through that Strategy.
22.NOTES - Please read the following notes carefully:- 1. Given this is an outline application where siting, and appearance are reserved matters the following is highlighted for future consideration. The adjoining land fronting the A47 has been cleared and there are open views of the property, consideration of the external appearance of buildings should be assessed in future to ensure they present an attractive elevation to wider public view. Consideration of landscaping to soften the impact of the buildings should be made and any open space should be overlooked to enhance safety. Further open space should be designed to give a biodiversity net gain. Consideration should be given to softening the impact of any frontage parking on the street scene. It may be possible to include some off street parking on the site to offset the loss of current on street parking. Consideration should be given to bin storage and bin collection points clear of the highway on pick up day. 2. The plans as submitted indicated a pair of houses to be sited on a wedge of land at the southern end of the site adjacent to terrace of properties fronting Bridge Road but set back to the rear of the same. It is considered that development of a 3 storey building extending beyond existing dwellings would have an overbearing impact. For consideration of any future reserved matters application, 3 storey buildings in this location will likely not be acceptable but could be suitable as open space of parking. The reduction from 16-14 dwellings may mean there is more space on site to provide sustainable drainage systems. 3. Norfolk Constabulary Designing out Crime Service advises that it will provide advice on the following at reserved matters stage: · Layout, including orientation, 'active room' cover over parking and garaging · Landscaping, including enhanced hedging and Open Spaces · Associated security features, including security lighting. 4. In regards to the above condition requiring details for biodiversity enhancements the following is suggested: swallow/swift boxes if the houses have a suitable overhang (eaves), or integrated bird boxes (1/dwelling) and bat boxes (5). Use of native trees in the open spaces and flower rich lawn mix for grass. 5. Occasionally protected species, such as bats, can be found during the course of development even when the site appears unlikely to support them or after an ecological survey has found no previous evidence of them. In the event that this occurs, it is advised that the developer stops work immediately and seeks the advice of a suitability qualified ecological consultant." 6. Please be aware it is the applicants responsibility to clarify the boundary with the public highway. Private structures such as fences or walls will not be permitted on highway land. The highway boundary may not match the applicants title plan. Please contact the highway research team at highway.boundaries@norfolk.gov.uk for further details.
23.NOTES - Please read the following notes carefully:- 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. Disclaimer re contamination NOTE: 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. The site will potentially generate a significant amount of dust during the conversion 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.
24.NOTES - Please read the following notes carefully:- Great Yarmouth Borough Council has a duty to ensure that roads and streets within the Borough are properly named and that the properties fronting onto them are appropriately numbered. Therefore it is essential that once planning permission has been granted, and prior to the completion of development, the developer/owner applies for an official address. This Authority has adopted the legislation set out in sections 17, 18 and 19 of The Public Health Act 1925. In common with most neighbouring local authorities, Great Yarmouth Borough Council is introducing charging for the street naming and numbering of new developments from the 1st January 2020. Charges and more information can be seen on the Council's website here: https://www.great-yarmouth.gov.uk/street-naming-numbering