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.