Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillors Elin Hywel, Gruffydd Williams and John Pughe

To note any items that are a matter of urgency in the view of the Chairman for consideration.

To receive any declaration of personal interest and to note protocol matters.

As a point of order, it was reported that since the Chair was joining the meeting virtually, the Monitoring Officer would be announcing the results of the voting on the applications.

The Chairman shall propose that the minutes of the previous meeting of this committee, held on 17^th November 2025, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee held on 17 November 2025 as a true record.

To submit the report of the Head of Environment Department.

The Committee considered the following applications for development. Details of the applications were expanded upon, and questions were answered in relation to the plans and policy aspects.

Full application for the Erection of 8. No. Affordable Dwellings (exception site) and Associated Development to include creation of vehicular access, estate road, landscaping and sustainable surface water drainage area

LOCAL MEMBER: Councillor Gareth Williams

Link to relevant background documents

DECISION: To approve with conditions 

1.         Time

2.         In accordance with the plans

3.         Materials

4.         Affordable housing condition

5.         Highway conditions

6.         Biodiversity conditions/protection of the clawdd

7.         Landscaping condition

8.         Welsh Water Condition

9.         Removal of permitted development rights involving extensions and use

10.       Drainage matters

11.       Building Control Plan

12.       Method statement for the relocation of the 'clawdd'.

Full application for the erection of eight affordable dwellings (exception site) and associated developments to include the creation of a vehicular access, estate road, landscaping and a sustainable surface water drainage area. 

         Attention was drawn to the late observations form.

         Some Members had visited the site on 03-12-25

a)           The Planning Manager highlighted that the application had been deferred at the November 2025 Planning Committee to arrange a site visit to assess the impact of the proposal on the amenities of nearby residents. It was noted that amended plans had been submitted which replaced the locations of two semi-detached bungalows with 3 and 4-bedroom semi-detached houses.

It was reported that the proposed development site was currently open agricultural land with boundaries surrounding it, mainly natural hedges, with residential dwellings adjacent to the site, with elevations varying in terms of their design, form and finishes. The entire site was outside the current development boundary of the village of Aberdaron and was therefore in open countryside, with the western and southern boundary of the proposed site partly abutting the current development boundary. The class 3 public road was situated adjacent to the western boundary and what would be the front of the site with access and a right of way into agricultural lands running along the land's northern boundary. The site was within the Llŷn AONB and the Llŷn and Ynys Enlli Landscape of Outstanding Historic Interest designations and within a 500m zone from a scheduled monument.

It was explained that the village of Aberdaron was defined as a rural/coastal village in the LDP with approximately 95 houses and a few facilities within the current development boundary. Based on the settlement size, it was noted that the development would mean a growth of 7.6% to the settlement, but with recent permission granted to another exception site for 5 units in the settlement, there would be a growth of 12.35% in total which equated to the expected growth level for this settlement. As the site was located outside the development boundary, all units were expected to be for local affordable need. For Aberdaron this is defined as people who are in need of affordable housing and who have lived within the Village, or in the surrounding rural area for five years or more, either immediately before submitting an application or in the past. A 'rural area' was defined in this case as a distance of 6km from the application site and the extent of any Community Council area bisected by the 6km distance, but excluding properties within the development boundary of any settlement other than the settlement within which the application is located.

It was noted that a Rural Housing Facilitator Survey had been presented in response to what had been raised at the November 2025 Committee and the survey confirmed that the need had been proven from the main sources, and evidence from the applicant. In this case, and in accordance with the requirements of the Affordable Housing Supplementary Planning  ...  view the full minutes text for item 6.

Re-submission of a previously refused application with improvements from that as refused for a caravan site to include a toilet block and environmental improvements.

LOCAL MEMBER: Councillor John Brynmor Hughes

Link to relevant background documents

DECISION: To Refuse

Reasons

The proposal involves the creation of a new touring caravan site in open countryside away from the main roads network. It is not considered that the proposed units would easily assimilate to the local landscape and it is not considered to be in an unobtrusive location that is well-concealed by the existing features of the landscape, and it is therefore considered that the development would be harmful to the visual quality of the landscape. The proposal would not add to the maintenance, enhancement or restoration of the recognised character of the Llŷn Area of Outstanding Natural Beauty and creating a new caravan site some distance from the main public roads network on a busy rural road where there is a high density of holiday sites would have an impact on the features and character of the area. It is therefore considered that the proposal is contrary to the relevant requirements of policies TWR 5 and AMG 1 of the Anglesey and Gwynedd Joint Local Development Plan and the Supplementary Planning Guidance (SPG): Tourist Facilities and Accommodation.

Insufficient evidence had 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.

Due to lack of information to fully assess the impact of the new sewerage flow from the proposed development, the proposal is unacceptable based on the requirements of policy ISA1 which notes that proposals are only approved if sufficient infrastructure capacity exists, or when it is provided in a timely manner.

A resubmission with improvements to a previously refused full application for a caravan site, to include a toilet block and environmental improvements.

Attention was drawn to the late observations form.

a)               The Senior Planning Officer highlighted that the proposal included creating 13 plots for touring caravans, erecting a permanent building to include toilets/showers, as well as undertaking soft landscaping improvements by reinforcing and filling gaps in existing hedges and cloddiau, as well as planting a new hedge on the verge of the site with the nearby public road.

Reference was made to the main changes made between the previously refused application and the current application, namely to reduce the number of plots from 15 to 13 and plant a new hedge.

It was reported that the site of the proposed development was located outside any existing development boundary and was therefore in open countryside with access from an unclassified public road whilst a series of public footpaths crossed nearby land; the site was located within the designations of the Llŷn AONB and the Llŷn and Bardsey Landscape of Outstanding Historic Interest.

The application was submitted to the Committee for decision as the area of the proposed development was larger than what could be considered by officers under the delegated procedure. A full assessment had been completed of all the relevant matters, including compliance with policies as well as comments received. It was concluded that it could not be ensured that the proposal would easily assimilate in the local landscape, add to the preservation, enhancement or restoration of the recognised character of the Llŷn Area of Outstanding Natural Beauty and, due to insufficient evidence and lack of information, it was considered that the proposal was unacceptable and unable to fully meet the requirements of the relevant policies. The officers recommended that the application be refused.

b)               It was proposed and seconded to refuse the application.

RESOLVED:

To refuse

Reasons

The proposal involves the creation of a new touring caravan site in open countryside away from the main roads network. It is not considered that the proposed units would easily assimilate to the local landscape, and it is not considered to be in an unobtrusive location that is well-concealed by the existing features of the landscape, and it is therefore considered that the development would be harmful to the visual quality of the landscape. The proposal would not add to the preservation, enhancement or restoration of the recognised character of the Llŷn Area of Outstanding Natural Beauty and creating a new caravan site some distance from the main public roads network on a busy rural road where there is a high density of holiday sites would have an impact on the features and character of the area. It is therefore considered that the proposal is contrary to the relevant requirements of policies TWR 5 and AMG 1 of the Anglesey and Gwynedd Joint Local Development Plan and the Supplementary Planning Guidance (SPG): Tourist Facilities and Accommodation.  ...  view the full minutes text for item 7.

Change of use the former VOSA testing station to form a Timber and Builders Merchants

LOCAL MEMBER: Councillor Dewi Jones

Link to relevant background documents

DECISION: To approve with conditions

Conditions:

1.         Five years.

2.         In accordance with plans and documents.

3.         To restrict use of the site to use class B1, B2, B8 within the proposed Use Classes Order 1987.

4.         Biodiversity enhancements.

5.        Protect Welsh Water's equipment and pipes and their protection zones.

Change of use of the former VOSA testing station to form a Timber and Builders Merchants

Attention was drawn to the late observations form.

a)     The Planning Trainee highlighted that this was a full application to change the use of a VOSA MOT testing station, which was a unique use, to a timber and builders’ merchants in relation to the applicant's existing site immediately to the rear. The site would operate separately, but by the same company. The site was located within the Cibyn industrial estate which was within the development boundary of Caernarfon and, as defined in the LDP, a 'site protected as a principal employment site' for employment use (B1, B2 and B8) in accordance with Policy PS13 (Providing opportunities for a flourishing economy) and Policy CYF 1 (Safeguarding, allocating and reserving land and units for employment use) of the LPD.

It was explained that Policy PCYFF3 states that proposals, including extensions and alterations to existing buildings and structures, will be permitted provided they conform to a number of criteria including that the proposal complements or enhances the character of the site, the building or the area in terms of siting, appearance, scale, height, massing and elevation treatment; that it respects the context of the site and its place within the local landscape; that it uses materials that are appropriate to their surroundings and incorporates soft landscaping; that it enhances a safe and integrated transport and communications network; that it limits surface water run-off and flood risk and prevents pollution; that it achieves an inclusive design that allows access for all and helps to create healthy and vibrant environments taking into account the health and well-being of future users.

It was reported that the current building was significant and prominent within the industrial estate and positioned itself as part of the wider site when viewed from a distance. It was confirmed that the applicant had stated that there was no intention to make external alterations to the building or yard, and therefore there would be no greater impact on the landscape than the existing situation. To this end, the application would meet the objectives of Policy PCYFF 3 within the LDP.

In the context of general and residential amenities, it was noted that the site's nearby residents had been informed about the application, but no response was received. While the site is located within an industrial estate approximately 100 metres from residential houses to the north and the proposal would likely lead to intensive use of the site, it was not considered that it would have a significant negative impact on the amenities of the residents of nearby houses; therefore, it complied with the objectives of Policy PCYFF 2 of the LDP.

Reference was made to Welsh Water's comments which confirmed an objection to the proposal on the grounds that there was an intention to plant a tree as part of the biodiversity improvements within the protection zone of pipes crossing the site. It was highlighted that an  ...  view the full minutes text for item 8.

Change of use of an existing industrial unit (Use Class B2) to an indoor padel sports centre (Use Class D2) and associated works

LOCAL MEMBER: Councillor Gareth A Roberts

Link to relevant background documents

DECISION: To approve the application subject to material planning conditions relating to:

1.               Time

2.               Compliance with the plans

3.    Permitted use of the unit as a Pickleball / Padel Sports Centre only and not for any other purpose

4.    The flood mitigation measures recommended in parts 7.29 - 7.34 of the Planning Statement must be followed.

5.    Opening Hours: 07:00 to 23:00 daily

6.    The development approved through this will be held in accordance with the noise impact assessment, prepared by ES Acoustics - Noise Impact Assessment for a Proposed Padel Tennis and Pickleball Facility S3, Caernarfon Road, Bangor LL57 4SP Report Reference 22236.NIA-RPT.01. Rev A, dated 29 October 2025. Noise should not exceed the levels anticipated in Table 10 of the NIA.

7.    ⁠Within 3 months of the site becoming operational, a noise survey will be undertaken by a suitably qualified acoustic adviser, in accordance with the NIA, and a report submitted to the Local Planning Authority and approved by them in writing. The report will provide information about the measured sound emitted from the site on 1.0m of the façade of the residential receptors identified in Maes Berea, Pen y Wern, Cilcoed and Bryn Llwyd. Should it be discovered that the operating noise is louder than the lowest background noise levels, or there are noise levels from the external mechanical equipment with a higher score than the external condition above, a detailed noise mitigation plan should be submitted to the Local Planning Authority to be approved in writing. Any mitigation plan will be implemented within 3 months of the date of the written approval in accordance with the approved details, and will be kept in accordance with those details afterwards.

8.    Working Hours

9.    Details of any external equipment installed on the building must be submitted.

10.  A Site Management Plan must be submitted and approved, including a mechanism to deal with complaints from members of the public.

11. Operate in accordance with the Green Infrastructure Statement.

12. Ensure Welsh / Bilingual signs

Notes

     Welsh Water

Denis Ferranti Meters, Caernarfon Road, Bangor, Gwynedd, LL57 4SP
 

Change of use of an existing industrial unit (B2 Use Class) into an indoor padel sports centre (D2 Use Class) and associated work

a)     The Senior Planning Officer highlighted that this was an application to convert an existing unit within the former Denis Ferranti factory site in Bangor into an indoor padel play facility. The proposal would change the use of the unit into a padel sports centre, creating 8 padel courts, 2 pickleball courts, a warm-up zone, a reception and toilets, as well as a facility to park bikes. Furthermore, existing parking provision within the site would be specifically allocated and used, earmarking 36 parking spaces to the proposed use. The plan was to open the facility for use between 07:00 and 23:00, every day of the week.

It was explained that the site was described as a warehouse unit located centrally within a wider estate located within the Bangor Sub-regional Centre Development Boundary but outside the City Centre and the defined Main Shopping Area. It was reiterated that the Flood Maps indicated that the site was located in Flood Zone 3 (Rivers and Surface Water) associated with the Afon Adda that runs through a nearby culvert.

It was reported that the entire site was surrounded by a mixture of residential and commercial uses whilst the application site itself was located within an existing unit. As part of the application, specialist information had been submitted which included:

·        A Planning Statement (including a Welsh Language Assessment)

·        Impact Assessment

·        Retail Impact Assessment

·        Noise Assessment (as well as an update in response to the Public Protection Service's observations)

·        Energy Statement

·        Transport Statement

·        Green Infrastructure Statement

·        Social Impact Statement

The application was submitted to the Committee for a decision as the area of the proposed development was larger than what could be considered by officers under the delegated procedure. A full assessment had been completed of all the relevant matters, including compliance with policies as well as the observations received.

Reference was made to the Public Protection Service's response to the application, which highlighted concern regarding the noise deriving from the site. An acoustic expert had responded on behalf of the applicants, presenting a further explanation to the matters raised by the Service. Despite receiving the additional information, it was reported that Public Protection continued to refer to some concerns regarding aspects of the information presented and the proposal itself. The recent response had been fully assessed, and despite acknowledging the concerns, the existing right of the building’s use for industrial purposes within the B2 use class (General Industrial) was considered, and by imposing appropriate conditions, the use of the building as a sports facility would not likely cause additional significant amenity impacts that would cause significant harm to the amenities of neighbours and the local area. As a result, it was not considered that the proposal was contrary to the policy on protecting private and public amenities.

It was considered that the proposal  ...  view the full minutes text for item 9.

Change of use form offices to 5 residential flats, including extension at the rear.  Air source heat pumps and a new door to the refuse store.

LOCAL MEMBER: Councillor Cai Larsen

Link to relevant background documents

DECISION: To defer

Reason:  Request for further information and evidence of the need, to meet policy TAI 8 requirements

Change of use of offices to 5 residential flats, including a rear extension. Installation of an Air Source Heat Pump and a door to the waste storage

Attention was drawn to the late observations form.

The Planning Manager highlighted that the building was substantial, located on the corner of the high street within the development boundary of Caernarfon Town and the World Heritage Site Conservation Area. There was no intention to change the front or side elevation of the building that are prominent from the high street. It was confirmed that there was sufficient capacity within the Caernarfon indicative supply for this development currently.

It was highlighted that the property was under Cyngor Gwynedd's ownership and the proposed use would form part of the Council's statutory response to the duty of accommodating homeless people. It was emphasised that the plan's target group were low-risk homeless individuals, not complex supported accommodation or some use that would create a high-level impact on the community. It was noted that the units complied with the Welsh Government's standards for affordable units in terms of size, and the proposed use would address homelessness (without overloading the local housing provision, and would provide affordable units in accordance with the requirements of the planning policy).

Reference was made to a statement received by Cyngor Gwynedd's Housing and Property Department confirming that the property would be earmarked as a "meanwhile" property, offering a stable accommodation for a period of up to two years whilst individuals were waiting for a suitable permanent solution.  It was highlighted that a total of 81 individuals were currently located in the Town and no additional plans were currently being considered in Caernarfon. With the proposal being provided as a social property under the Council's management within an Urban Service Centre, it was considered that the proposal would meet the requirements of policy TAI 15 subject to including a condition that the proposal would ensure affordable units in perpetuity.

It was explained that the alteration work would include internal changes and constructing a three-storey extension within the rear yard of the property, therefore it would not impact the building's elevation or character which was prominent to the public or have a detrimental visual impact on the World Heritage Site or the Conservation Area. The work would include installing ground floor windows and first-floor windows for the back bedrooms and it was confirmed that the first-floor windows would be fitted with opaque glass – this could be ensured by imposing a planning condition. It was also noted that a planning condition would be imposed to submit the details and location of the air source heat pump. Consequently, it was considered that the proposal would not have a significant detrimental impact on nearby residents.

In the context of transport and access matters, it was noted that the property was located in the Town centre where there were vehicle parking spaces on the street and within public car parks. In terms of biodiversity matters, reference was made  ...  view the full minutes text for item 10.

Farm diversification project for the siting of 4 moveable holiday accommodation units on the land along with 1 moveable unit as shower and toilet facility

LOCAL MEMBER: Councillor John Pughe Roberts

Link to relevant background documents

DECISION: To approve subject to conditions

1.         Five years.

2.         In accordance with the revised plans and specialist reports.

3.         Restrict numbers to 4 touring units and 1 touring unit for use as a toilet block.

4.         Holiday season / siting.

5.         Restrict the units for holiday use.

6.         No portable units to be stored on the site outside the season.

7.         Complete the access in accordance with the plans.

8.         No structure will be placed more than 1m within the visibility splay. 

9.         Pollution prevention plan that includes measures to avoid run-off from soil during the construction work.

10.       No tree felling, hedge cutting or clearing of vegetation within the nesting season.

11.       Agree/ lighting management.

12.       Method Plan to transfer hedges and crawiau (slate fences).

13.       Soft and hard landscaping to include details of the permeable hard standing.

14.       Landscape maintenance

15.       Site Management Plan

16.       Welsh name

17.       Welsh language advertisements

Notes

Licensing

SUDS - Sustainable Drainage Systems

Letters from Natural Resources Wales, Welsh Water

Farm diversification scheme for the siting of 4 mobile holiday accommodation units on the land together with one portable unit as a facility for showers and toilets

a)                 The Professional Trainee highlighted that an application on this site to change the use of land and develop a new holiday accommodation in the form of 5 permanent glamping pods, had been refused by the Committee at the May 2025 meeting. This application was to change the use of land and develop a new holiday accommodation in the form of 4 mobile holiday accommodation units, as well as 1 portable unit for a shower and toilet facility, associated parking, alterations to the access, drainage and landscaping.

It was explained that the site was located in the countryside and within a Special Landscape Area. With the site's topography slanting down from the road towards Afon Dulas, the units would be located on the slope above the river.

Attention was drawn to policy TWR 5 which noted that consideration could be given to permitting applications for temporary alternative camping accommodation as long as the proposal complied with the relevant criteria.

·        That the proposed development is of high quality in terms of design, layout and appearance, and is sited in an unobtrusive location which is well screened by existing landscape features and/or where touring units can be readily assimilated into the landscape in a way which does not significantly harm the visual quality of the landscape;

The applicant intended to position the holiday units on the slope between the river and to the south of the existing track. Given the nature of the units, with a green roof of plants, timber-clad walls, and their location amongst tress / hedges and an existing field, where the land slopes down towards the river, it was considered that the proposal was of a type that could assimilate into the landscape and would not stand out clearly from nearby viewpoints. It was likely that the proposal would be seen from higher grounds further afield from the site, but it was not considered that it would prominently stand out in the landscape making the proposal an obtrusive development in the landscape.

·        Avoids too many hard standing areas;

The proposal would involve installing 4 units on the site measuring approximately 0.56 hectare and more than 10 metres between each unit, which was considered a low density for the site. There was an intention to create permeable hard areas opposite the holiday units and 4 permeable new parking spaces; the proposal managed to avoid too many hard standing areas

·        Its physical connection with the ground is limited and it can be removed from the site during the closed season;

The holiday accommodation units are portable units as well as the toilets and showers unit, therefore any physical contact with the ground would be minimal.  A Storage Plan had been submitted with the application that confirmed the off-site storage arrangements for the units out of season.

·        Any associated facilities, if possible, should be  ...  view the full minutes text for item 11.