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