72 St Nicholas Road, GREAT YARMOUTH, NR30 1NP

Change of use from shop to residential

Authority: Great Yarmouth Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Mileham P

Main issues, as the Inspector framed them

the effect of the proposal on the safety of future occupiers having regard to flood risk
the effect of the proposal on the character and appearance of the area including on the setting of the nearby St. Nicholas/ Northgate Conservation Area
the effect of the proposal on the living conditions of future occupiers having regard to available living space and neighbouring occupiers having regard to refuse storage

What decided it

The cumulative effect of unmitigated flood risk to future occupiers, harm to heritage character and appearance, and substandard living conditions for both future and neighbouring occupiers meant the proposal could not be justified against the development plan.

Framework references: 167, 200, 130

Plan policies cited: Policy CS13, Policy E5, Policy CS09(A), Policy CS10, Policy A1, Policy CS09(F)

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.