Decision status: Approved
Is Key decision?: No
Is subject to call in?: No
DECISION: To refuse – reasons
1. It is
not considered that sufficient information has been submitted as part of the
application to ensure that the proposal would not adversely affect the Welsh
Language and Culture. The proposal is
therefore contrary to the requirements of Policy PS1 of the Anglesey and
Gwynedd Joint Local Development Plan 2017, together with the Supplementary
Planning Guidance on Maintaining and Creating Distinctive and Sustainable
Communities and TAN 20 Planning and the Welsh Language.
2. Sufficient
information has not been submitted as part of the application which sets out
how the proposal complies with Policy CYF 5 Alternative Uses of Existing
Employment Sites, and therefore the proposal does not comply with the
requirements of the Policy. The proposal
must therefore be considered contrary to the requirements of Policies CYF 1,
CYF 5 of the Anglesey and Gwynedd Joint Local Development Plan 2017 together
with the Supplementary Planning Guidance: Change of use of community facilities
and services, employment sites and retail units.
3. The
proposal is situated on an open and visible coastal site which forms the front
elevation of extensive views of Snowdonia from the Anglesey AONB. This
particular development falls within the LCA01 (Bangor Coastal Plain) Landscape
Character Area and the Landscape Sensitivity and Capacity Study notes that
within each area contributing to the National Park’s setting there is typically
no capacity for static caravan park / holiday lodge developments. However,
outside these areas there may be some capacity for small to very small holiday
lodges / caravan park developments that have been well designed and situated.
The Study defines very small developments as up to 10 units and small
developments between 10 - 25 units. The information on proposed landscaping is
sketchy and does not include sufficient detail to confirm that it would be
acceptable in terms of type and scale. To this end it is therefore considered
that the proposal is contrary to the requirements of criteria 1i) and1ii) of
policy TWR 3, point 3 of policy PS14 together with policies AMG 3 and PCYFF 4
of the Anglesey and Gwynedd Joint Local Development Plan 2017 and the ‘Isle of
Anglesey, Gwynedd and Snowdonia National Park Landscape Sensitivity and
Capacity Study’ (Gillespies, 2014) as the proposal would lead to an abundance
of static caravan sites or permanent alternative camping sites and would have a
detrimental visual impact on the Anglesey AONB and the local landscape.
4. The
Welsh Government’s Economy and Infrastructure Department has confirmed that it
has a holding objection to ensure that arrangements can be made whereby
vehicles will not accumulate on the A487 trunk road at peak times and the
Council’s Transport Unit is concerned about the same impact. To this end, the Local Planning Authority is
not convinced that the plan would provide a safe access to the proposal, and
therefore it does not comply with the requirements of criterion 1iii) of policy
TWR 3, nor policies TRA 1 and 2 of the Anglesey and Gwynedd Joint Local
Development Plan 2017 which ensures suitable access and road safety.
5. The
leisure hub building which includes ancillary facilities to the holiday park,
which will also be open to the public, together with 51 holiday units is
substantial in bulk and height and would be fully visible above the existing
trees which largely conceal existing buildings. To this effect, therefore, it
is not considered that this part of the proposal complies with the requirements
of criterion ii of policy TWR 2 of the Anglesey and Gwynedd Joint Local
Development Plan 2017.
6. It is
acknowledged that the proposed work on the Plas Brereton building is minimal
and includes closing openings on the ground floor. However, the building is
situated in the open countryside and the plan has been submitted to retain the
building and use it as self-contained holiday units, therefore it is considered
that it is appropriate to ensure the structural condition of the building
before it can be confirmed as suitable for conversion. To this end, this part of the proposal is
contrary to the requirements of criteria 3i and iii of policy CYF 6, point 4 of
policy PS14 of the Anglesey and Gwynedd Joint Local Development Plan 2017
together with Supplementary Planning Guidance ‘Replacement Dwellings and
Conversions in the Countryside’ and paragraph 3.2.1 of TAN 23 Economic
Development.
7. No
evidence or information was submitted regarding the impact of the new holiday
units within the Plas Brereton building and the leisure hub on the
accommodation already available in the area. The Local Planning Authority is
therefore not convinced that this part of the proposal would not lead to an
excess of such accommodation in the area. Therefore, the proposal is contrary
to criterion v of policy TWR2, point 3 of policy PS14 of the Anglesey and
Gwynedd Joint Local Development Plan 2017 together with SPG: Holiday
Accommodation.
8. No
information has been submitted in relation to how the facilities in the leisure
hub that will be available to the public comply with Policy MAN 6 of the
Anglesey and Gwynedd Joint Local Development Plan 2017 and in particular the
impact of the proposal on Caernarfon town centre. Therefore, to this end, it is
considered that it is not possible to confirm whether the proposal is
acceptable in this respect, nor with respect to point 6 of policy PS16 of the
Anglesey and Gwynedd Joint Local Development Plan 2017.
9. The
proposal as a whole is considered contrary to the requirements of criterion 7
of policy PCYFF 2, the principles of policies PCYFF 3 and PCYFF 4 of the
Anglesey and Gwynedd Joint Local Development Plan 2017, because the proposal
would have a detrimental effect on the characteristics of the local area, the
proposal does not add to or enhance the character and appearance of the site
and it does not respect its context, and because of the lack of suitable
landscaping.
10. There is
no noise assessment or information as to the effect of the proposal on the
amenities of the users of Lôn Las Menai and to this end, it is considered that
there is potential for a significant adverse effect to arise from the
development in terms of noise and increased use of the Lôn Las Menai path.
Therefore, the proposal is considered to be contrary to the requirements of
criterion 7 of policy PCYFF 2, and criteria 4 and 10 of policy PCYFF 3 of the
Anglesey and Gwynedd Joint Local Development Plan 2017.
11. It is
not considered that sufficient current information has been submitted as part
of the application to ensure that the proposal would not adversely affect
biodiversity, protected species or trees on the site. Therefore, the proposal
is contrary to the requirements of policies PS19 and AMG 5 of the Anglesey and
Gwynedd Joint Local Development Plan 2017 together with TAN 5: Nature
Conservation and Planning.
12. The
Council’s Biodiversity Unit has confirmed that it believes that insufficient
information has been provided to enable the Local Planning Authority to
undertake a Habitats Regulations Assessment (HRA) and to determine the likely
impact on the Menai Strait and Conwy Bay SAC and the Skerries SPA. HRA assessment requires information to
demonstrate, to a high level of certainty, that the proposal will not have any adverse
effect on the designated species and habitats of the site, and to this end, it
cannot be confirmed that the proposal does not comply with the requirements of
the Habitats and Species Regulations 2017 and that the proposal will not
adversely affect the SAC or SPA. The proposal is therefore contrary to the
requirements of policies PS19 and AMG 4 of the Anglesey and Gwynedd Joint Local
Development Plan 2017.
13. There
are significant concerns about the visual impact of the proposal from the
Listed Park and Garden at Llanidan Hall, and there is insufficient information
in relation to the LVIA to ensure that the proposal will not have a significant
impact on the setting or views from the Park and Garden. It is therefore considered that the proposal
is contrary to the requirements of policies PS20 and AT1 of the Anglesey and
Gwynedd Joint Local Development Plan 2017 on this matter.
Publication date: 22/11/2021
Date of decision: 22/11/2021
Decided at meeting: 22/11/2021 - Planning Committee
Accompanying Documents: