Decision details

DECISION: To Refuse

1.     The proposal, because of its location, scale and use is considered to be unacceptable due to the level of disturbance and increase in activity compared to the current situation, consequently the proposal is considered to be contrary to criterion 7 of policy PCYFF 2 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026, which safeguards the amenities of the occupiers of local properties.

2.     The test of likely significant impact suggests that the proposal may cause a significant impact on the features of the Glynllifon SAC, in particular the lesser horseshoe bat which is a feature of this SAC, as a result of its location, evidence that the area is used by lesser horseshoe bats and that the proposal affects the hedges used by the bats. Insufficient information has been submitted as part of the application to enable the Local Planning Authority to complete an Appropriate Assessment in this case in accordance with the Authority's requirements under the Conservation of Habitats and Species Regulations 2017. It is therefore concluded that there can be no assurance that the proposal will not have a significant or adverse effect on the SAC due to the lack of information, therefore the proposal does not comply with the requirements of the Conservation of Habitats and Species Regulations 2017.

3.     A green infrastructure statement has not been submitted as part of the application and therefore there is no assurance that the proposal complies with the requirements of Chapter 6 of Planning Policy Wales (2024) with regard to the step-wise approach and biodiversity enhancements.

4.     There is currently insufficient information submitted as part of the application to assess the impact of any land contamination. To this end, it cannot be confirmed whether the proposal complies with the requirements of criterion 7 of policy PCYFF 2 or policy PS6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026.

5.     The site contains a designated main river (afon Rhosdican) and there are concerns about this development and the future flood risk to the proposal and to third parties. Insufficient information has been submitted as part of the application to ensure suitable and adequate access to machinery to enable future maintenance of the main river and to provide a flood flow route/buffer zone to the main river. Without this information, we cannot ensure that the proposal complies with the requirements of criterion 4 of policy PS6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026.

6.     Insufficient evidence was submitted as part of the planning application to demonstrate that full consideration has been given to the loss of the best and most versatile agricultural land. The application is therefore considered to be contrary to the requirements of criterion 6 of Policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026 and to the advice provided in paragraphs 3.58 and 3.59 of Planning Policy Wales.

7.     The development does not reflect a sensitive or appropriate approach to design. It appears incompatible and intrusive within its context, and therefore it does not comply with policies PCYFF 3 and PCYFF 4 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026 which ensures that proposals and landscaping plans respect their context and their setting in the local landscape.

8.     Insufficient information or evidence was submitted as part of the planning application to satisfy the sequential approach to demonstrate that the 'food to go' development combined with the retail element in a rural location would not have an adverse impact on the vitality and viability of neighbouring town centres. The application is therefore considered to be contrary to the requirements of Policies PCYFF 1, PS15, MAN 1, MAN 6 and MAN 7 and criterion v of policy TRA 1 of the Gwynedd and Anglesey Joint Local Development Plan 2011-2026.