Decision details

DECISION: TO REFUSE

1.     This development would create an urban encroachment onto a greenfield site in open countryside and is not immediately adjacent to the development boundary. ⁠It is not considered that the proposal would complement or enhance the character and appearance of the site nor integrate with its surroundings and would not therefore create a reasonable extension to the settlement. The proposal is therefore contrary to the requirements of Policies PCYFF 1, PCYFF 3, PS 5 and TAI 16 of the Gwynedd and Anglesey Joint Local Development Plan together with part 2.6 of Technical Advice Note 12: Design which states that design which is inappropriate in its context, or which fails to grasp opportunities to enhance the character, quality and function of an area, should not be accepted, as these have detrimental effects on existing communities.

2.     Insufficient information and evidence have been included as part of the planning application to enable the Local Planning Authority to fully assess all necessary material planning considerations. In addition, there is inconsistent and misleading information in the documents submitted regarding the type and size of units to be developed from what was shown on the detailed plans. ⁠To enable a complete assessment of the proposal under the relevant policies of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026, further information would be required on the following issues:

i. Evidence in the form of a formal market housing assessment proving the need for an affordable dwelling (Policy TAI 16)

ii. Evidence of suitability of the housing mix and a valuation of the units (Policies TAI 8 and TAI 15).

3.         Based on the submitted information, the Local Planning Authority has not been persuaded that the development would not cause significant harm to the character and balance of the Welsh language in the community and, therefore, the application is contrary to the requirements of policy PS1 of the Gwynedd and Anglesey Joint Local Development Plan together with the relevant requirements of the SPG Maintaining and Creating Distinctive and Sustainable Communities.

4.         Insufficient information has been included as part of the planning application to enable the Local Planning Authority to fully assess the effect of the proposal on local biodiversity. Consequently, the proposal is deemed unacceptable and does not comply with the relevant requirements of policies PS 19 and AMG 5 of the Gwynedd and Anglesey Joint Local Development Plan and Chapter 6 of Planning Policy Wales.

5.         No details of sufficient access arrangements have been included as part of the application and therefore, it is not considered that the proposal meets the relevant requirements in terms of compliance with the relevant criteria of policies TRA 4 and PCYFF 3 of the Gwynedd and Anglesey Joint Local Development Plan which note the need for new developments to ensure acceptable access provision.