Decision details

DECISION:

To delegate powers to the Senior Planning Manager to refuse - reasons:

1.    This development would not be located in an unobtrusive location that would be completely screened by existing landscape features and landscaping proposals, it would be harmful to the quality of the landscape and it would not integrate appropriately to its location in open countryside. In addition, the proposal would not contribute to the maintenance, enhancement or restoration of the recognised character of the Llŷn Area of Outstanding Natural Beauty. Therefore, it is considered that the proposal is contrary to the requirements of Policies TWR 5, PCYFF 4 and AMG 1 of the Anglesey and Gwynedd Joint Local Development Plan.

2. Insufficient information had been submitted as part of the planning application to enable the Local Planning Authority, as the competent authority under the Conservation of Habitats and Species Regulations 2017 (as amended), to undertake an appropriate assessment of the implications of the project for the Pen Llŷn and Sarnau Special Area of Conservation. The proposal therefore does not show that the proposal would protect or improve the natural environment and therefore the application is contrary to the requirements of Policies PS 19 and AMG 5 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026. 

3. Insufficient evidence has been 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 proposal therefore is considered to be contrary to the requirements of criteria 6 of Policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026 and advice provided in paragraphs 3.58 and 3.59 of Planning Policy Wales. 

4. The proposal as submitted entails the use of a sub-standard entrance and the use of a second entrance without restriction. It is considered that the proposal is unacceptable and contrary to the requirements of policy TRA 4 of the Anglesey and Gwynedd Joint Local Development Plan which confirms that proposals that would cause unacceptable harm to the safe and efficient operation of the highway will be rejected.

5. No drainage statement has been submitted as part of the application, and therefore insufficient information has been submitted to be able to confirm that the proposal complies with the requirements of part 7 of TAN 15: ⁠Development, flooding and coastal erosion (2025) in terms of providing a sustainable drainage system.

6. The site is partially located within a C2 and C3 Flood Zone for surface water and minor watercourses as noted by the 'Flood Map for Planning'. No Assessment of Flood Consequences has been submitted as part of the application and the application means providing a new, very vulnerable development on ground floor level and therefore the proposal does not comply with the requirements of paragraphs 6.1, 10.19 or 10.20 of Technical Advice Note 15: ⁠Development, flooding and coastal erosion (2025) that ensures that very vulnerable developments are not located within flood zones where they would cause a risk to life.  ⁠