Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillor Dafydd Meurig.

Councillor Gareth Coj Parry lost connection during item 5.1 and was unable to rejoin the meeting.

Councillor Louise Hughes was welcomed back to the Committee after a period of ill-health.

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

a)     The following Members declared that they were Local Members in relation to the items noted:

Councillor John Pughe (Morfa Tywyn ward - not a Member of this Planning Committee), in item 5.1 C25/0403/09/CR on the agenda

Councillor Elin Walker Jones (not a Member of this Planning Committee) in relation to items 5.2 C25/0705/11/LL and 5.3 C25/0706/11/LL on the agenda

Councillor Rhys Tudur (not a Member of this Planning Committee), in item 5.4 C25/0710/41/LL on the agenda

Although the name of Councillor Anne Lloyd Jones (a Member of this Planning Committee), appeared as the Local Member in relation to application 5.1 on the agenda, the Monitoring Officer confirmed that the Corbett Arms Hotel (C25/0403/09/CR) was not within the Councillor's ward (West Tywyn), however, she was permitted to take part in the discussion.

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

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, 23rd of March 2026, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee held on 23 March 2026, 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.

Listed building consent (LBC) for the phased partial deconstruction and demolition of the building, and required support works to stabilise remaining structure. 

LOCAL MEMBERS: Councillor John Pughe and Councillor Anne Lloyd Jones

Link to relevant background documents

DECISION: To approve with conditions

1. 5 years
2. In accordance with the plans
3. Submit and agree a detailed methodology and a phased plan of the demolition works, to include details for securing and protecting the building prior to the commencement of the work. The details should also include a plan to restore the porch and garden along with details of salvaging materials.
4. A qualified conservation professional should be employed to supervise and agree on the methodology and demolition work as they commence, and be agreed with the Local Planning Authority (LPA) before work commences. 
5. The LPA should agree in writing on the details of the anchor bolts or pinning anchors before they are installed.
6. Completion of the Level 3 historic building record of the Corbett Arms Hotel. Subject to structural integrity with the building made safe and secure, a photographic record of the interior should be included in this record.

Application for listed building consent [LBC] for the phased deconstruction and partial demolition of the building, and the maintenance works required to stabilise the remaining structure

a)          The Planning Manager, having received more information, highlighted that the total demolition work had reduced and that it was now only relevant to the rear part of the building. ⁠⁠

It was explained that the building was a former hotel, that was grade II listed, and within the Tywyn development boundary, it was a significant structure that faced Corbett Square, with a gable-end facing Maengwyn Street with further additions to the rear and the left side of the building. It was also noted that a nearby residential property and the building's gable-end were on Maengwyn Street. It was considered that the building was at risk in accordance with the Listed Buildings at Risk register, kept by Cadw.

The use of the building as a hotel came to an end around 2009, and there had been barely any maintenance on the building over the following years. The building was now becoming derelict, with parts of the rear of the building having collapsed in January and February 2025.

A structural survey report, demolition and deconstruction methodology and a Heritage Impact Assessment were submitted with the application. Reference was made to the footprint of the whole building that had been divided into 8 zones to refer to them easier. It was reported that there was an intention to demolish zones 1-5 based on the building's structural stability due to health and safety reasons following a recent collapse, with zones 2 and 4 being areas that fell in January and February 2025.

It was noted that the amended proposal requested listed building consent to demolish Zones 1, 2, 4 and part of Zone 5 (noted as 5A), as well as associated work to stabilise the remaining structure and secure it from the weather. ⁠It was reiterated that the existing plan represented a significant reduction in the scale of the demolition work that was originally intended, following responses to the consultation and submitting more structural information.

It was highlighted, when determining the application, there was a need to carefully consider whether it would be desirable to protect the listed building, its location and any features of special architectural or historic interest associated with the building, in accordance with section 96(2) of Historic Environment (Wales) Act 2023. It was reiterated that preserving a building or historic asset did not mean that it had to be maintained unchanged, but that its significance was sustained for the future; the statutory duty had received considerable importance and weight when reaching the recommendation.

It was expressed that the proposed work would lead to losing a historic fabric within the zones noted, causing damage to the significance of the listed building. However, Members were reminded that Zones 2 and 4 had already partially collapsed, that Zone 1 included a modern conservatory of negligible heritage value, and Zone 5A had been structurally compromised and directly  ...  view the full minutes text for item 6.

Demolish existing rear extensions and erect new two storey extension together with landscaping works, erect new bike and bin store and re-organise layout of car park

LOCAL MEMBER: Councillor Elin Walker Jones

Link to relevant background documents

DECISION: Right to take act - to approve with conditions subject to receipt of further information and positive comments from the Drainage Unit 

1.         5 years

2.         In accordance with the plans.

3.         Archaeological condition

4.         Details of secondary glazing to be agreed beforehand

5.         Agree to reuse materials from the building to be demolished

6.         Aluminium rainwater goods

7.         Specifications of solar panels

8.         Details of any lights to be agreed

9.         Details of any signs to be agreed

10.       Details of the screen by the stairs to be submitted before its installation

11.       Details of how the footprint of the gym will be recorded must be submitted before its demolition

12.       Submit samples of the materials

13.       Use of lime with any pointing/rendering work

14.       Highways Condition

15.       Welsh Water Conditions

16.       Language Conditions

17.       Biodiversity conditions including agreeing mitigation measures and completing the improvements

18.      Agree on a Construction Environmental Management Plan (CEMP)  before work commences – to include working hours

Demolition of rear extensions and erection of a new two-storey extension along with landscaping works, erect a bicycle and bin storage building, and rearrange car park layout.

Attention was drawn to the Late Observations Form (observations from the Land Drainage Unit).

a)           The Planning Officer highlighted that this was a full application with a proposal to demolish the two-storey rear section of the building and erect a new modern two-storey extension to enable teaching rooms to be brought up to modern standards. The new extension would be a mix of light grey / red brick and red aluminium cladding to include two large lecture halls, a general teaching room, toilets and seating areas, as well as corridors, stairs and external doors and a new lift. On the second floor of the extension, there will be space for the two lecture halls, as well as seating areas, toilets, equipment rooms and stores - all of these connecting to the main building. It was explained that internal restoration work within the main building was also part of the application, but the work did not require formal planning permission, but it had been assessed within the associated listed building application (C25/0706/11/CR). It was reiterated that a listed building assessment had been completed on the demolition work and the extensions' buildings.

It was reported that the building was very striking and significant, with an emphasis on its front elevation. There would be no change to the front elevation because the demolition work to the rear of the building would mean demolishing a significant extension from the 1930s; however, the demolition would mean that an extension could be erected that provided purposeful space to ensure long-term use of the building by Bangor University as part of their existing campus. It was noted that the landscaping work, re-arranging the parking provision and creating bicycle spaces also formed part of the application, with an intention to facilitate the connection by creating a new path to connect the University sites.

The site lies within the development boundary of the City of Bangor but outside the central area. It was highlighted that there were University sites near the site, as well as adjacent residential dwellings. The building was a grade II listed building.

Given the previous use of the site as a school and college, the relevant policy was Policy ISA 3 which noted that proposals were permitted for new facilities or extensions to existing buildings for academic or support purposes as long as there was consideration to the scale, location, design, amenity and transportation.

In terms of design matters, it was considered that the extension was designed around the existing features of the building which included use of the colour red around the windows; a modern contemporary design located to the rear of the main building as an ancillary extension. It was elaborated that the main building would continue to be the main focus, and with features such as the pitched roof on the extension suited the old  ...  view the full minutes text for item 7.

Demolish existing rear extensions and erect new two storey extension and internal alterations to main

LOCAL MEMBER: Councillor Elin Walker Jones

Link to relevant background documents

DECISION: To approve the application subject to the following conditions:

1.         5 years

2.         In accordance with the plans.

3.         Heneb conditions

4.         Details of secondary glazing to be agreed beforehand

5.         Agree to reuse materials from the building to be demolished

6.         Aluminium rainwater goods

7.         Specifications of solar panels

8.         Details of any lights to be agreed

9.         Details of any signs to be agreed

10.       Details of the screen by the stairs to be submitted before its installation

11.       Details of how the footprint of the gym will be recorded must be submitted before its demolition

12.       Submit samples of the materials

13.       Use of lime with any pointing/rendering work

Listed building application to demolish rear extensions and erect a new two-storey extension along with internal alterations to the main building.

a)         The Planning Manager highlighted that part of the main building, which is visible from Ffriddoedd Road, was a very impressive two-storey building made of stone and built around 1899. It was reported that evidence existed which showed that the school evolved and developed over time, and by the 1940s this was the building that existed - a grade II listed building. It was noted that two other separate buildings formed part of the site, but they did not form part of the application.

The proposal was to demolish the two-storey rear section added in the 1930s and erect a new modern two-storey extension to enable teaching rooms to be brought up to modern standards. The extension would be finished with a mix of light grey/red brick and red aluminium cladding. The front elevation, which was the southern elevation facing Ffriddoedd Road, would remain as it is, as this was the original part. On the western side of the main building, it is proposed to remove the existing car port and remove mechanical ventilation equipment from the roof and install new vents.

In the context of internal adaptations, it was proposed to remove a lot of modern work that had been added over time, close existing openings and open new ones, remove false ceilings, install new party walls, remove the internal wall but retain the parts on the side, repair the windows, as well as remove modern plaster from the walls. Several original doors also existed, and the intention was to preserve and reuse these.

Information was submitted as part of the application which highlighted that part of the building that was intended for demolition was quite contemporary with the main building, however, due to a significant lack of maintenance over time, it was noted that this part was in a poor condition and the size and space of the rooms were unsuitable for the University's requirements as a lecture hall. Although an extensive record had been made of the building, with the rear sections being important to the development and history of the site, it was elaborated that it was not possible to convert these for lecture use and it was considered that their demolition and providing a more suitable space would provide a long-term future for the site. It was also noted that an effort had been made to re-use the materials from the part that was to be demolished and retain the gymnasium footprint on the floor within the new extension to preserve the evidence of the location. The internal work would mean removing modern unsuitable features and restoring the building's typical and historical elements.

It was explained that the extension was of a  ...  view the full minutes text for item 8.

Erection of 25 affordable dwellings, creation of new vehicular access from the B4354, together with associated works

LOCAL MEMBER: Councillor Rhys Tudur

Link to relevant background documents

DECISION: To refuse the application contrary to the recommendation

Reason:  On the basis of a lack of need for the affordable housing located on the part of the site that forms an exception site

As a result, the application will be referred to a cooling off period and will return to the Committee on another date with a report highlighting risks arising from this reason for refusal and the reasons noted by the Local Member during the Committee.

Land adjacent to Brynhyfryd / Cae Capel, Chwilog, LL53 6SF

Erection of 25 affordable houses, creation of new vehicular access off the B4354 as well as associated work

a)           The Planning Manager highlighted that most of the area of this full application was within a site which had been accepted and earmarked as suitable for residential development by means of its designation in the LDP for this specific proposal. It was noted that the status of Chwilog (a village defined as a Service Village within the LDP) meant that new houses to serve Gwynedd as a whole was expected for this site as in other similar cases on designated sites throughout the County. Attention was drawn to the fact that a section in the north-west of the site was outside the designation of the development boundary itself and therefore, this section was considered as an exception site. 

It was explained that the class 2 public road B4354 ran parallel with the northern boundary of the site; there were residential homes directly abutting the eastern boundary of the site, and residential homes on the other side of the road to the north. It was noted that the section of the site outside the boundary abutted the north-western part of the main site and currently formed part of the curtilage of the adjacent residential property - Brynhyfryd Farm.

The proposal, specifically, would include 6 one-bedroom flats, 9 two-bedroom houses, 8 three-bedroom houses and 2 two-bedroom bungalows - the proposed development offered 100% affordable housing with a mix provided in terms of occupancy. In terms of appearance, the houses would be finished in a mix of materials to convey different styles and to vary the appearance on the site.

It was reported that the Planning Committee had already approved the principle of a residential development on this designated site on three past occasions, and it was highlighted that the policy considerations made on two previous applications remained the same - it was considered that there was justification and demand for the proposal, and it continued to address the needs of the local community. Information was submitted as part of this application from the Housing Strategic Unit clearly showing the demand.

In terms of the land outside the development boundary and the designation that formed the exception site, it was explained that the requirements of policy TAI 16 applied to this element of placing four houses in this part of the site (2 three-bedroom houses, 1 two-bedroom house and 1 two-bedroom bungalow). In terms of considering the demand for the four houses, it was elaborated that the local definition included the village of Chwilog itself as well as the nearby rural area (a distance of 6km from the application site and the entire area of any Community Council divided by the 6km distance, excluding property within the development boundary of any settlement, except for the settlement where the application is located). It was highlighted that information on the need for affordable housing had been  ...  view the full minutes text for item 9.

Replacement of existing underground cables and installation of new cross site underground cables in the existing Pentir substation and ancillary works 

LOCAL MEMBER: Councillor Menna Baines

Link to relevant background documents

DECISION: To approve with conditions

1. 5 years
2. In accordance with the plans, all recommendations in the documents and assessments, and the approved Environmental Statement.
3. Public Protection Conditions
4. Trunk Road Conditions
5. Compliance with the Green Infrastructure Statement along with future maintenance work.
6. Ensure bilingual signage with priority given to the Welsh language.
7. The applicant must submit to the Local Planning Authority a Construction Traffic Management Plan (CTMP) which will satisfy the Welsh Government, as the Overseeing Organisation for the Strategic Road Network (SRN).

Replacing existing underground cables and the installation of new cross-site underground cables at the current Pentir sub-station as well as associated works.

Attention was drawn to the late observations form - guidance to impose a condition by the Assembly's Transport Unit.

a)           The Planning Officer highlighted that the proposal was part of a wider project to reinforce overhead lines and cables on the existing circuits between the Pentir and Trawsfynydd sub-stations; the Project was part of the wider network transmission upgrades needed to facilitate the work of connecting 50 Gigawatt of offshore wind energy by 2030.

It was explained that the proposed works will be fully incorporated within the existing footprint of Pentir Sub-station and will utilise the existing access road, storage areas, welfare facilities, office spaces, and staff car park. Reference was made to the Environmental Statement which provided an overview of the Project, the main alternatives considered in the development of the Project (where appropriate), information about the current environment, and an assessment of the likely significant impacts of the Project. Where appropriate, it was noted that mitigation measures have been included to avoid, prevent, reduce or offset significant adverse environmental impacts.

Increasing capacity on the existing transmission line between Pentir and Trawsfynydd sub-stations has been identified as a step that urgently needs to be taken to provide more transmission capacity, and is acknowledged by Ofgem.

Reference was made to policy ISA 1 which was supportive of proposals regarding water, electricity, gas services, etc. to improve the local provision, subject to detailed planning considerations. In the context of policy ADN 3, although the development is not a renewable energy scheme, it would form part of the support network that could be used in managing the renewable supply. To this end, it could be considered part of the renewable energy network. A thorough assessment was conducted of the relevant criteria, and it was considered that the proposal was acceptable in terms of principle and complied with Criterion 1 Policy ADN3 in terms of the fact that all impacts had been sufficiently mitigated. Similarly, it was noted that policies PCYFF 5, PS 5, PS 6 and PS 7 are supportive of schemes for the development of renewable technologies that contribute to protecting the environment and mitigating climate change and this plan therefore met the objectives of these policies.

In the context of transport and access matters, once it is operational, there will be no demand for additional vehicular access to the site and there will be no long-term impacts on highway safety deriving from the development. It was noted that the Assembly's Transport Unit was happy with the development subject to conditions and, consequently, it was considered that the proposal complied with the requirements of Policy TRA 2 and TRA 4 of the LDP in terms of highway safety and convenience.

In terms of archaeology and heritage matters, it was highlighted that there were many Scheduled Monuments in the site's vicinity. Heneb noted that the desk assessment was very thorough  ...  view the full minutes text for item 10.