Decision status: Approved
Is Key decision?: No
Is subject to call in?: No
DECISION: To delegate powers to the Senior Planning Manager to refuse the
application.
Reasons
1.
Considering the
scale, design and number of proposed dwellings, it is not considered that the
development would be in keeping or of an acceptable appearance within the local
area. In addition, considering 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 Gwynedd and Anglesey Joint Local Development Plan.
2.
On the grounds of a
lack of appropriate housing mix, a lack of justification outlining how the
proposal would meet the needs to the local community or any provision of
affordable housing as a part of the application, the Local Planning Authority
does not consider that the proposal is acceptable. Consequently, it is believed
that the proposal is unable to meet the requirements of policies TAI 1, TAI 8
and TAI 15 within the Gwynedd and Anglesey Joint Local Development Plan, along
with the relevant advice given within the Affordable Housing and Housing Mix
SPG.
3.
Although the document
noted as a Community and Linguistic Statement was submitted as part of the
application, it does not include sufficient information and as a result, it is
not believed that sufficient information is available to assess whether the
proposal is in accordance with criterion 1c of Policy PS1, which requests a
Welsh language statement that would show how the proposed developments
protects, promotes and strengthens the Welsh language. On the basis, the Local
Planning Authority has not been convinced that the proposal would not affect
the Welsh language in the plan area
4.
It is not believed that sufficient information has been submitted which
justifies the loss of facility on the grounds of the relevant requirements of
policy ISA 2 as well as the advice given in Supplementary Planning Guidance: Change
of use of community facilities and services, employment sites
and retail units; which states that evidence would be needed that an attempt
has been made to suitably market the property.
5.
The site lies within
an area that is at risk of surface water flooding and as no Flood Consequence
Assessment was submitted that would have considered the safe development of the
site and show that the proposed development would not divert surface water
towards other properties, it is not believed that the proposal is acceptable
based on flood risk and that it is, consequently, contrary to criterion 8 of
policy PS 5, criterion 4 of policy PS 6 as well as the instruction given in
paragraph 11.1 of Technical Advice Note 15.
6.
No preliminary survey
for protected species within the site and buildings was submitted and no
biodiversity improvements are included as part of the proposal. Consequently,
it is not possible to ensure protection and improvements to local biodiversity
and as a result, it is not believed that the proposal is unacceptable in terms
of the requirements of the criteria of policy AMG 5, along with the advice
given within TAN 5.
Publication date: 22/03/2021
Date of decision: 22/03/2021
Decided at meeting: 22/03/2021 - Planning Committee
Accompanying Documents: