Great Yarmouth Borough Council Portal
No.Condition Text
1.The development must be begun not later than three years beginning with the date of this permission. The reason for the condition is :- Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.
2.The development including external material finishes shall be carried out in accordance with the location plan and the revised plans 2020111-01 RevC, 2020111-02 RevB , 2020111-03 and 2020111-04 received by the Local Planning Authority on 2nd December, 2021. The reason for the condition is:- For the avoidance of doubt.
3.The development hereby permitted must not be commenced until such time as a scheme to demonstrate that the development and associated foundation design will not adversely affect the stability of the flood wall has been submitted to and approved in writing by the local planning authority. The scheme shall be implemented and carried out in accordance with the approved details. The reason for condition is: - To ensure the structural integrity of the existing flood defences thereby reducing the risk of flooding.
4.Prior to the commencement of the development, a flood response plan shall be submitted to and agreed in writing with the Local Planning Authority. This flood response plan, including information regarding the availability of the Environment Agency's Flood Warnings Service, shall be made available to future occupiers of the site. There shall be no occupation of any dwelling until the flood response plan is first agreed and made operational relevant for each dwelling. The reason for the condition is :- In accordance with the recommendations of the flood risk assessment, to minimise the risk to the occupants in the event of flooding.
5.Foul drainage shall not be discharge other than to the foul sewer. Surface water drainage shall be discharged in accordance with details to be submitted to and approved by the Local Planning Authority before any work takes place on site. The reason for the condition is:- In order to effect satisfactory drainage arrangements both on and from the site and to avoid problems of pollution of nearby water courses.
6.Prior to the construction above damp proof course, a scheme for on-site foul water drainage works, including connection point and discharge rate, shall be submitted to and approved in writing by the Local Planning Authority. Prior to the occupation of any phase, the foul water drainage works relating to that phase must have been carried out in complete accordance with the approved scheme. The reason for the condition is :- To prevent environmental and amenity problems arising from flooding
7.No development (including any construction, demolition, site clearance or removal of underground tanks and relic structures) approved by this planning permission, shall take place until a site investigation consisting of the following components has been submitted to, and approved in writing by, the local planning authority: 1) A desk study and site reconnaissance, including: · a detailed appraisal of the history of the site; · an inspection and assessment of current site conditions; · an assessment of the potential types, quantities and locations of hazardous materials and contaminants considered to potentially exist on site; · a conceptual site model indicating sources, pathways and receptors; and · a preliminary assessment of the risks posed from contamination at the site to relevant receptors, including: human health, ground waters, surface waters, ecological systems and property (both existing and proposed). 2) Where deemed necessary following the desk study and site reconnaissance an intrusive investigation(s), including: · the locations and nature of sampling points (including logs with descriptions of the materials encountered) and justification for the sampling strategy; · explanation and justification for the analytical strategy; · a revised conceptual site model; and · a revised assessment of the risks posed from contamination at the site to relevant receptors, including: human health, ground waters, surface waters, ecological systems and property (both existing and proposed). All site investigations must be undertaken by a competent person and conform to current guidance and best practice, including BS8485:2015+A1:2019, BS10175:2011+A2:2017 and CLR11. 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.
8.In the event that contamination which has not already been identified to the Local Planning Authority (LPA) is found or suspected on the site it must be reported in writing immediately to the Local Planning Authority. Unless agreed in writing by the LPA no further development (including any construction, demolition, site clearance, removal of underground tanks and relic structures) shall take place until this condition has been complied with in its entirety. An investigation and risk assessment must be completed in accordance with a scheme which is subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and conform with prevailing guidance (including BS8485:2015+A1:2019, BS 10175:2011+A2:2017 and CLR11) and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. Where remediation is necessary a detailed remediation method statement (RMS) must be prepared, and is subject to the approval in writing of the Local Planning Authority. The RMS must include detailed methodologies for all works to be undertaken, site management procedures, proposed remediation objectives and remediation criteria. The approved RMS must be carried out in its entirety and the Local Planning Authority must be given two weeks written notification prior to the commencement of the remedial works. Following completion of the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation must be submitted to and approved in writing by the LPA. 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.
9.Construction work shall not take place outside the following hours:- 07:30 to 18:00 hours Monday to Friday 08:00 to 13:00 hours 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.
10.Prior to the first occupation of the development hereby permitted the vehicular access shall be constructed in accordance with a detailed scheme to be agreed in writing with the Local Planning Authority in accordance with the highways specification (TRAD 1) and thereafter retained at the position shown on the approved plan. Arrangement shall be made for surface water drainage to be intercepted and disposal of separately so that it does not discharge from or onto the highway. The reason for the condition is: - To ensure construction of a satisfactory access and to avoid carriage of extraneous material or surface water from or onto the highway in the interests of highway safety.
11.Any access gates/bollard/chain/other means of obstruction shall be hung to open inwards, set back, and thereafter retained a minimum distance of 5 metres from the near channel edge of the adjacent carriageway. Any sidewalls/fences/hedges adjacent to the access shall be splayed at an angle of 45 degrees from each of the outside gateposts to the front boundary of the site. The reason for the condition is: - In the interests of highway safety enabling vehicles to safely draw off the highway before the gates/obstruction is opened.
12.No part of the proposed structure (to include fascia board/rainwater guttering) shall overhang or encroach upon highway land and no gate/door/ground floor window shall open outwards over the highway. The reason for the condition is: - In the interests of highway safety.
13.Prior to the first occupation/use of the development hereby permitted visibility splays measuring 2.4 metres x 25 metres shall be provided to each side of the access where it meets the near edge of the adjacent carriageway. The splays shall thereafter be maintained at all times free from any obstruction exceeding 1.0 metres above the level of the adjacent highway carriageway. The reason for the condition is: - In the interests of highway safety in accordance with the principles of the NPPF.
14.Prior to the first occupation of the development hereby permitted the proposed access/on-site car and 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.
15.There shall be no construction beyond damp proof course of the development hereby permitted until the full details of all boundary treatments to the site including gates, walls fences or other means of enclosure have first been submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in accordance with the details approved and shall be provided prior to the first occupation of any dwelling within the development hereby permitted. The reason for the condition is :- In the interests of the amenity of the occupants of the development and the character and appearance of the area.
16.No works above slab level shall commence until a Biodiversity Enhancement Plan has first been submitted to and approved in writing by the Local Planning Authority. The plan shall detail the provision of a minimum of 15 bird boxes (including swift). The plan shall be prepared by a suitably qualified and experienced ecologist and include elevation drawings to show the exact location of the bird boxes. Ideally boxes should be integrated within the building. Prior to the first occupation of the dwellings, the development shall be carried out in accordance with these details and the bird boxes shall be installed and thereafter be retained and maintained to the standards approved in perpetuity. The reason for the condition is :- To secure biodiversity enhancements in line with the NPPF.
17.No dwelling shall be occupied until details of the method of lighting and extent of illumination to the parking and circulation areas has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implement in accordance with the details agreed or an amended scheme submitted to and approved in writing by the local Planning Authority The reason for the condition is :- In the interests of the amenity of the locality and to prevent excessive artificial illumination at night.
18.REASON FOR APPROVAL OF THE APPLICATION :- The proposal complies with the aims of Policies CS2, CS3, CS4, CS9, CS11, CS13, CS16 and CS17 of the Great Yarmouth Local Plan Core Strategy, also Policies A1, A2, and E1 of the Emerging Local Plan Part 2 and saved Policies HOU7 and HOU16 of the Great Yarmouth Borough-wide Local Plan (2001).
19.NOTES - Please read the following notes carefully:- 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.
20.NOTES - Please read the following notes carefully:- Your attention is drawn to the consultation response and the informative contained therein prepared by the Anglian Water Pre-Development Team dated 11 May 2021. Your attention is drawn to the consultation response and design advice provided by the Norfolk Constabulary dated 7 May, 2021 Your attention is drawn to the advice provided by the Norfolk Fire and Rescue Service regarding the developments need for compliance with the Building Regualtions dated 2 June, 2021. Your attention is drawn to the consultation response and the informative contained therein provided by the Environment Agency dated September 1, 2021 regarding the requirement to maintain the integrity of the river wall structures and the related condition of this planning permission. In regard to the siting of the bird boxes these should be sited below the cornices on the upper floors, to the side of , not directly above windows. Protected species informative: "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. If this occurs, it is advised that the developer stops work immediately and seeks the advice of a suitability qualified ecological consultant." Nesting birds informative: Nesting birds: "The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while the nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this act. Trees, scrub, and buildings should be assumed to be used by nesting birds between 1st March and 31st August inclusive, unless a recent survey has been undertaken by a competent ecologist to assess the nesting bird activity on site during this period and has shown it is absolutely certain that nesting birds are not present. Cut vegetation is to be either removed from site or chipped. Piles of brash are not to be stored on site as this provides potential nesting habitat for birds. If piles of brash are left on site during the main breeding bird season these will need to be inspected for active nests prior to removal."
21.The development involves works within the public highway that can only be carried out by Norfolk County Council as Highway Authority unless otherwise agreed in writing. It is an OFFENCE to carry out any works within the Public Highway, which includes a Public Right of Way, without the permission of the Highway Authority. This development involves work to the public highway that can only be undertaken within the scope of a Legal Agreement between the applicant and the County Council. Please note that it is the applicant's responsibility to ensure that, in addition to planning permission, any necessary Agreements under the Highways Act 1980 and the New Roads and Street Works Act 1991 are obtained from the County Council. Advice on this matter can be obtained from the County Council's Highways Development Management Group based at County Hall in Norwich. Please contact Stuart French on 01603 638070. Public Utility apparatus may be affected by this proposal. Contact the appropriate utility service to reach agreement on any necessary alterations, which have to be carried out at the expense of the developer. If required, street furniture will need to be repositioned at the applicant's own expense. 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 plan. For further details please contact the highway research team at highway.boundaries@norfolk.gov.uk
22.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
23.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.