Change of use from C3 (Dwellinghouse) which includes a shop no longer in use (not in use for more than 10+ years according to locals and google street view) to Sui Generis (Large HMO).

1. The application site lies within the catchment of the River Dee and Bala Lake Special Area of Conservation (SAC). The proposed intensification of residential use has the potential to increase phosphorus loading to the SAC through foul water discharge. Insufficient information has been provided to enable the Local Planning Authority to undertake the necessary Habitats Regulations Assessment and, applying the precautionary principle, the Local Planning Authority is therefore unable to ascertain that the proposal would not adversely affect the integrity of the SAC. The proposal is therefore contrary to Policy EN6 of the Flintshire Local Development Plan.
2. Insufficient information has been provided to demonstrate that the parking demand associated with the proposed seven-bedroom HMO can be satisfactorily accommodated without adversely affecting local parking provision and/or highway safety. In the absence of the requested sustainability assessment, the Local Planning Authority is unable to conclude that the development would not have an unacceptable effect on the highway network or highway safety, contrary to Policy PC5 of the Flintshire Local Development Plan.
3. Insufficient information has been provided in the form of a Green Infrastructure Statement to demonstrate how the proposal has followed the step-wise approach and would maintain and enhance biodiversity and ecosystem resilience and deliver a net benefit for biodiversity. In the absence of this information, the Local Planning Authority is unable to properly assess the biodiversity implications of the development, contrary to the requirements of Planning Policy Wales Edition 12 and Policy EN6 of the Flintshire Local Development Plan.

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