Decision details

DECISION: To refuse

Reasons:

1.    In considering the scale, design and number of proposed dwellings, it is not considered that the development would be suitable for the site and that its appearance would be unacceptable in the local area.  In addition, given the narrow nature of the site, the number of units included in the plan and the lack of amenity space associated with the individual houses, it is believed that it would be an over-development of the site and harmful to residential amenities. Therefore, it is considered that the proposal is contrary to the relevant requirements of policies PCYFF 2 and PCYFF 3 of the Anglesey and Gwynedd Joint Local Development Plan.

2.    On the grounds of the lack of suitable housing mix along with an insufficient provision of affordable housing it is believed that the proposal is unable to meet the requirements of policies TAI 8 and TAI 15 of the Anglesey and Gwynedd Joint Local Development Plan, along with the relevant advice given within the 'Affordable Housing' and 'Housing Mix' Supplementary Planning Guidance.

3.    It is not believed that the applicant has submitted enough information to assess whether the proposal meets the requirements of criterion 1c of Policy PS1 of the Anglesey and Gwynedd Joint Local Development Plan that requires a Welsh Language statement to demonstrate how the proposed developments would protect, promote and strengthen the Welsh language.  On this basis, the Local Planning Authority has not been convinced that the proposal would not have a negative effect on the Welsh language in the plan area.

4.    It is not believed that sufficient information has been submitted to justify the loss of the public house facility on the grounds of the relevant requirements of policy ISA 2 C of the Anglesey and Gwynedd Joint Local Development Plan together with Supplementary Planning Guidance: "Change of use of community facilities, employment sites and retail units"; that note the need to confirm, via evidence, that there have been efforts made to market the site.

5.    The site lies within an area that is at risk of surface water flooding and there is insufficient information in the submitted Flood Consequence Assessment to demonstrate that the flood risk can be controlled acceptably over the development's lifetime and consequently, the application is contrary to criterion 8 of policy PS 5 and criterion 4 of policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan, as well as the guidance given in paragraph 11.1 of Technical Advice Note 15.