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.