Issue - meetings

7.1 - OP/2025/3 – Ty’n Llain, Malltraeth

OP/2025/3

7.2 – OP/2025/1 – Llanfawr Road, Holyhead

OP/2025/1

7.1  OP/2025/3 – Outline application for the erection of a dwelling with all matters reserved on land adjacent to Tyn Llain, Malltraeth

It was RESOLVED to reaffirm the decision to approve the application contrary to the Officer’s recommendation.

7.2  OP/2025/1 – Outline application for the erection of 9 affordable dwellings which includes full details of access, appearance, layout and scale on land near Llanfawr Road, Holyhead

It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the planning conditions contained within the report.

7.1  OP/2025/3 – Outline application for the erection of a dwelling with all matters reserved on land adjacent to Tyn Llain, Malltraeth

The application was presented to the Planning and Orders Committee at the request of a Local Member.  At its meeting held on 2 July, 2025 the Committee recommended a site visit, and this subsequently took place on the 30 July, 2025.  At the Planning and Orders Committee held on 3 September, 2025 it was resolved to approve the application, contrary to the Officer’s recommendation as it was considered that the site is an area with no flooding history and is an infill site between existing residential properties.  The site is in a flood zone at risk from sea flooding, but Malltraeth has flood prevention measures that are maintained by NRW. 

The Planning Development Manager reported that the application site lies predominantly within Flood Zone C2 on the Development Advice Map, for the purposes of TAN 15 (2004).  The whole application site also falls within Flood Zone C3 Seas, on the more up to date Flood Maps for Planning referenced in the recent TAN 15 (2025).  Welsh Government published a new TAN 15 during the process of this application.  The document confirms that it should be read in conjunction with Planning Policy Wales (PPW) and the Welsh National Marine Plan and that it replaces TAN 14 and the previous TAN 15.  However, the Ministerial Written Statement dated 31 March, 2025, which accompanied the publication of the new TAN, shall continue to be assessed against the previous version.  Flood Zone C2 is defined as areas of the floodplain without significant flood defence infrastructure and TAN 15 (2004) makes it clear that ‘highly vulnerable development’ which includes all residential premises, should not be permitted in such zones.  This principle is particularly important considering climate change, which Planning Policy Wales (Edition 12) notes is likely to increase the risk of flooding due to seal level rises.  Planning Policy Wales also advises that planning authorities should adopt a precautionary approach of positive avoidance of development in areas of flooding from the sea or from rivers.  These principles are reflected in policy PS6 of the Local Development Plan which, among others, seeks to ensure that development is located away from flood risk areas, in order to adapt to the effects of climate change.  Highly vulnerable development is classed as being all residential premises, public buildings, especially vulnerable industrial development and waste disposal sites.  Paragraph 7.4 of TAN 15 states that before deciding whether a development can take place an assessment, which examines the likely mechanisms that cause the flooding, and the consequences of the development on those floods, must be undertaken, which is appropriate to the size and scale of the proposed development.  Natural Resources Wales object to the application as the Flood Consequences Assessment fails to demonstrate that the risks and consequences of flooding can be managed to an acceptable level in line with TAN 15.  It fails to demonstrate that the  ...  view the full minutes text for item 7