One detached dwelling at Tyn Llain, Malltraeth

What was proposed

An outline application proposed one dwelling, with all matters reserved, on land beside Tyn Llain.

“Description: Outline application for the erection of a dwelling with all matters reserved on land adjacent to…”

Officer report

The site

The 430-square-metre plot lies within Malltraeth’s development boundary, between two properties, and is accessed by an existing track.

“The application site is a plot of land within the development boundary of Malltraeth as defined by the Joint Local Development Plan (JLDP). The plot is located between the properties Llys y Wennol and Tyn Llain and is accessed via a small lane from the main road.”

“The application is submitted in outline form for the erection of a dwelling with all maters reserved. The application site measures a total of 430m², excluding the access track. Although all matters are reserved, an indicative site plan has been submitted which indicates that the dwelling would be located centrally in the plot, following the same building line as neighbouring property Llys y Wennol. The site is accessed using an existing track from the main road.”

Officer report

Why officers advised refusal

Officers considered the dwelling acceptable on housing, neighbour, highway and ecology matters, but unacceptable because it was highly vulnerable development in a C2 flood zone.

“The application involves the erection of a two-storey detached dwelling. As the site is within a C2 flood zone, the proposed development is classed as a highly vulnerable development, which cannot be permitted as it is contrary to policy PCYFF 2, strategic policy PS 6 and Technical Advice Note 15.”

“(01) The application is for a residential development located within zone C2, as defined by the Development Advice Maps referred to under Technical Advice Note 15 ‘Development and Flood Risk’ (July 2004). The proposal is therefore contrary to Policy PCYFF 2 and Strategic Policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan, Technical Advice Note 15 – Development and Flood Risk (July 2004) and Planning Policy Wales (Edition 12).”

Officer report

Public representations

The application was publicised through neighbour letters, a site notice and a newspaper notice, but no representation letters had been received.

“The proposal has been advertised through the distribution of personal letters of notification to the occupiers of neighbouring properties. A notice was also placed on site and within the local newspaper as the site access is a public footpath. The latest date for the receipt of any representation was the 28/04/2025. At the time of writing this report, no letters of representation had been received at the department.”

Officer report

What people said

Councillors supporting approval cited flood defences, the absence of flooding and surrounding properties; others warned that defences could fail and flooding risk could increase.

The committee vote

A recorded vote was requested but not taken after two members supported it and nine opposed it.

“Councillor Robert Ll Jones requested a recorded vote on the proposal. Councillor Jeff Evans seconded the proposal.”

“Following the vote of 2 in favour of a recorded vote and 9 against, there was not recorded vote taken.”

Minutes

The final decision

The committee approved the application contrary to the officer recommendation, considering the site an infill location with no flooding history and maintained sea-flood defences.

“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.”

“Councillor Arfon Wyn, a Local Member said that when the application was presented in March 2025, Natural Resources Wales used the Development Advice Maps to categorise the risk of flooding in the proposed development site. The site was classed within the C2 flood zone. He noted that there are flood defences in Malltraeth and Natural Resources Wales continually maintain the flood gates.”

Minutes