Issue - meetings
Meeting: 13/07/2026 - Planning Committee (Item 9)
Proposed
petrol filling station, electric vehicle charging hub, retail building and
creation of new access and associated works to include landscaping.
LOCAL
MEMBERS: Councillor Menna Trenholme and Councillor Cai Larsen
Additional documents:
- Plans, item 9
PDF 1 MB
- Webcast for APPLICATION No C24/0323/14/LL Land By Muriau Park Hotel, Ffordd Bont Saint, Caernarfon, Gwynedd, LL55 2YS
Decision:
DECISION: To Refuse
Reasons:
1.
The
proposal, due to its location, scale and use is considered to be unacceptable
as a result of the level of disturbance and increase in activity compared to
the current situation and as a result, 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 local
property occupiers.
2.
The test
of the likely significant impact suggests that the proposal may cause a
significant impact on the Glynllifon SAC,
particularly the lesser horseshoe bat which is a feature of this SAC, as a
result of the location of the proposal, the 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 and
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) in terms of the
step-by-step approach and biodiversity improvements.
4.
There is currently insufficient information submitted as part of the application for assessing any
risk to in relation to contamination in the land. 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
includes 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 provide a flood flow
route/buffer zone to the main river. Without this information, it is considered
that the proposal cannot be ensured to comply with the requirements of
criterion number 4 of policy PS6 of the Anglesey and Gwynedd Joint Local
Development Plan 2011-2026.
6. 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. It 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 the advice provided in paragraphs 3.58 and 3.59 of Planning Policy Wales. ... view the full decision text for item 9
Minutes:
Proposed petrol filling station,
electric vehicle charging hub, retail building and creation of new access and
associated works to include landscaping.
Some Members of the Committee had visited the site on 8 July 2026.
The Planning Manager highlighted that an application, supported by a
letter, had been submitted by the agent of application 5.4 asking for
application 5.4 and application 5.5 to be deferred because some matters
required further attention. In response
to the application, the Planning Manager noted that the Highways Unit had now
submitted observations confirming that they did not object to the application
and the proposal therefore complied with criterion 3 of Policy TRA 1, as well
as Policy TRA 4 in terms of road safety.
As a result, the first reason for refusal (as it appeared in the report)
was removed. It was reiterated that the Local Planning Authority's objections
to the application highlighted that the location was unsuitable, and sufficient
information had been submitted for the Members to make a decision on both
applications.
Attention was drawn to the late observations form which included an
additional reason for refusal to reflect the intrusive impact of the
development. It was highlighted that the reason stated that the development did
not reflect a sensitive or appropriate approach to design and it appeared
incongruous and intrusive within its context; it therefore did not comply with
policies PCYFF 3 and PCYFF 4 which ensured that proposals and the landscaping
plans respected their context and their location in the local landscape.
a)
The
Senior Planning Officer highlighted that this was a full application for the
construction of a service station which would provide fuel to vehicles and
included an electric car charging hub, a retail building, along with the
creation of a new entrance and associated works including landscaping.
It was reported that
the site was located outside the development boundary as noted in the LDP and
although it was not located within any special land designation, it was noted
that the site was within the Afon Gwyrfai Special Area of Conservation
consultation zone on the basis of Phosphorus impact. It is located directly adjacent to the A487,
which was part of the strategic road network, with the nature of the
development focusing on providing a service to users of this road. The
principle of the development was assessed through Policies TRA 1 and PCYFF1 of
the LDP.
It was explained that
the shop element was located within the same building as the till area for fuel
and from the information submitted, the size of the retail area would be
defined as a 'small shop', within the LDP. It was therefore considered that a shop
of this size would be an ancillary element to the primary purpose of providing
fuel and breaks from travelling, and therefore it was not considered that it
would likely undermine the retail provision of nearby centres.
It was expressed that proposed developments that led to an increase in the phosphorus load within the catchment area ... view the full minutes text for item 9