Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillor Louise Hughes, Councillor Cai Larsen and Councillor Edgar Owen.

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 Gareth Williams, (who was not a member of this Planning Committee), in item 5.1 (C25/0361/30/LL) on the agenda.

·        Councillor Gareth Tudor Jones, (who was a Member of this Planning Committee), in item 5.3 (C24/0960/46/LL) on the agenda.

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

As a matter 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 14 July 2025, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee held on 14 July 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 demolition of the existing dwelling (C3) and garage and replacement with a 3-bed dwelling property (C3)

Local Member: Councillor Gareth Williams

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application subject to the following conditions:  

1.     Time

2.     Compliance with plans

3.     Agree on materials, including roof slates

4.     Ecological matters, including maintaining the development in accordance with the improvements as noted in the Green Infrastructure Statement.

5.     Agree on a Building Management Plan

6.     Landscaping

7.     Highways Matters

8.     Drainage matters

9.     Condition to manage noise associated with the heat pump

Full application to demolish the existing house (C3) and garage and erect a new three-bedroom house (C3) in its place.

Attention was drawn to the late observations form.

At the 14 July, 2025 meeting, the Committee's decision was to conduct a site visit.

Some of the Committee Members visited the site on 5 September 2025.

a)          The Senior Planning Officer highlighted that this was a full application to demolish an existing two-storey house and erect a new three-bedroom, two-storey house on the same footprint in its place.⁠ In addition, it was intended to maintain external alterations, including the removal of the existing single-storey garage and creation of parking spaces.

It was noted that the applicant had confirmed that the property would be a social house with Cyngor Gwynedd's Housing Options Team leading the process of allocating the property in conjunction with Grŵp Cynefin to users on the waiting list. It was reiterated that it would be let as an intermediate rental property, the priority would be to look at this tenure initially, and if so, advertise it through Tai Teg.⁠

It was explained that the site was located outside any current development boundary and was therefore in open countryside within the designations of the Llŷn and Enlli Area of Outstanding Natural Beauty and the Llŷn and Enlli Landscape of Outstanding Historic Interest. ⁠Adjacent to the site there are two separate residential dwellings and an unclassified public road running past the site. It was noted that the current building was in a fragile condition and a security fence protected the site.

It was noted that revised plans had been submitted, proposing design changes which included more traditional windows, a change in the colour of the cladding panels and the provision of a stone wall to the top of the car park bay to match local elevations.

It was considered that the proposal complied with planning guidelines and policies. The officers' recommendation was to approve the application with conditions listed in the report. ⁠

b)           Taking advantage of the right to speak, the Local Member made the following comments: -

·        That Ael y Bryn was a traditional cottage which was part of a wider cluster of traditional cottages on Mynydd y Rhiw that lie in the heart of the Llŷn AONB.

·        It was part of the Llŷn Heritage Coast and abutted the Pen Llŷn a'r Sarnau SAC. These were cottages that should be protected from this type of development.

·        The proposed application was contrary to the following policies: AMG1 Applications that negatively impact views in and out of the AONB are refused; AMG3; AMG4; PS19 The Councils will manage developments in order to conserve and, where relevant, enhance the natural environment, the countryside and coastline of the plan area, and proposals that will have a substantial detrimental impact on these will be refused.

·        The new development was also contrary to the Llŷn AONB Dark Skies.

·        That Ael y Bryn had been left to Tai Eryri /  ...  view the full minutes text for item 6.

Application under Section 73 for variation of condition 1 of planning permission reference C20/1063/22/AC (proposed eastern extension for the extraction for the extraction of sand and gravel and progressive restoration) to allow for 4-year extension for the completion of minerals operations and restoration.

Local Member: Councillor Dafydd Davies

Link to relevant background documents

DECISION: To delegate the right to the Head of Environment Department to approve the application, subject to conditions

1.     Extraction of minerals shall cease by 31 December 2028 by which time all plant and machinery shall have been removed from the site; restoration work shall be completed by 31 December 2039

2.     Restriction on permitted development rights, buildings, structures, erections, private roads, floodlighting and fences

3.     Mitigation measures for potential impacts on wells north of extraction area

4.     Mitigation measures for local biodiversity, badgers, breeding birds and reptiles 

5.     Permitted activities and Compliance with Submitted Details/Plans

6.     Hours of Working

7.     Safeguarding public rights of way

8.     Soil handling and husbandry

9.     Drainage, measures to prevent pollution of local watercourses 

10.  Restore to mixed agricultural use and nature conservation

11.  Reinstatement of field boundaries

12.  Micro-adjust restoration levels to ensure surface water flow into the wetland northward of the application area

13.  Archaeological mitigation and recording

14.  Aftercare measures for agricultural uses and biodiversity management

15.  Dust controls and noise limitations the same as existing but also, plant machinery at the working face to be fitted with white noise alarms.

Application under Section 73 to amend condition 1 of planning permission reference C20/1063/22/AC (Proposed eastern extension for sand and gravel extraction and progressive restoration) to allow a four-year extension for the completion of minerals operations and restoration.  

a)           The Planning Manager highlighted that it was an application for a four-year extension to complete mineral operations and restoration works at Cefn Graianog. It was explained that the application site was on the eastern flank of the main extraction area, approximately 530m from the Llŷn AONB to the west and Eryri National Park approximately 1,500m to the south-east. It was reiterated that the site contained previously restored land, but the land was revisited to rework minerals that had previously been considered uneconomic, but also to enable the same extraction scheme to access further deposits, by extending eastwards.

It was noted that the working methods would be the same as those currently used in the quarry and would use the same extractors, conveyors and other mobile plant as the existing.

In terms of the principle of development, continuation of sand and gravel mining at the site would ensure that the Council meets its allocation obligations in the Regional Technical Statement, to supply minerals for the North Wales sub-region and maintain a seven-year land bank of sand and gravel.  It was highlighted that there were only a few permitted sand and gravel reserves available in North West Wales and this proposal would ensure a vital supply of sand and gravel to the local construction economy; the principle of the development was acceptable and in line with the requirements of the LDP's policies MWYN 2, MWYN 3 and Strategic Policy PS 22.

In the context of visual amenities and the landscape, it was reported that the application did not include any extension or physical modifications to the working area that had already been approved. It was undoubtedly considered that the nature of the proposal to extend the lifespan of the operations would extend the visual impacts in the medium term, but given its overall context in established mineral works, it would not result in any major levels of visual effects. Although the boundary of the Llŷn AONB is close to the site, the AONB Unit had confirmed that there were no concerns about the impact on the AONB given that this was only a request for a limited time extension. The Minerals Planning Authority considered that the proposal complied with the requirements of the LDP's policies PCYFF 3, PCYFF 4 and MWYN 9.

In considering residential amenities, it was noted that no sensitive properties were located within a 100m buffer zone of the development, and it would be subject to the same working conditions as the current conditions, including noise management, dust control and working hours. It was considered that the loading of the hopper and conveyor would be the most intrusive source of noise on the surface of the works as the plant machinery operated in an elevated position in relation  ...  view the full minutes text for item 7.

Full application for a change of use of land to create a new cemetery for the village of Tudweiliog and vicinity and works to create access and parking area and landscaping.

Local Member: Councillor Gareth Tudor Jones

Link to relevant background documents

DECISION: To approve the application with conditions

1.         Five years to commence the work.  

2.         In accordance with plans.  

3.         Slates and finish to match. 

4.         Install opaque glass in the back windows on the first floor.   

5.         Biodiversity Enhancements 

6.         Welsh Water Condition 

Information note: Welsh Water, Biodiversity 

Full application to change the land use to create a new cemetery for the village of Tudweiliog and the surrounding area along with works to create an access and parking site and landscaping.

Attention was drawn to the late observations form which confirmed that the Transportation Unit had no objection to the application.

a)               The Planning Manager explained that this was a full application from Tudweiliog Community Council to change the use of existing agricultural land to create a new public cemetery to contain 393 graves for the village of Tudweiliog and the surrounding area. ⁠ ⁠The proposed development would involve the creation of a new vehicular entrance, the creation of an access walkway, a car park and landscaping works and to erect an earthen 'clawdd'.

It was highlighted that the site was located on the outskirts of the village of Tudweiliog and outside the current development boundary and the land was currently open agricultural land surrounded by 'cloddiau' and hedges. It was noted that the site and the wider area were within the Llŷn and Enlli Landscape of Outstanding Historic Interest and the West Llŷn Special Landscape Area.

In the context of access, it was noted that the access road from the adjacent highway was also used for access to neighbouring residential houses, a public house and Ysgol Gynradd Tudweiliog. It was reiterated that the school had a separate car park with dedicated entrances in and out of the unclassified road. It was noted that the access road also included a public footpath designation that runs parallel to the southern boundary of the site.

It was explained that the application was being submitted to the Planning Committee because of the applicant's relationship to a current member of the Planning Service staff. ⁠ ⁠

It was considered that the proposal as submitted was acceptable on the basis that

·       policy ISA 2 supported developments for public facilities as long as the proposal meets certain specific criteria. ⁠

·        When new facilities are proposed outside a development boundary, it must be demonstrated that the proposed location is the best available location and is accessible to the community.

Reference was made to confirmation received from the Community Council detailing the current situation of the village cemetery stating that only two possible new graves could be provided there and that this was the only site available to meet the need. While there was concern about the location of the proposal, it was accepted that the village's current situation of failing to provide a vital facility for the future was a complex issue and an obvious solution was needed. Other suitable lands were not available in or directly adjacent to the development boundary and therefore another site had to be considered.  Having considered all relevant information and evidence, it was considered that there was justification for the creation of a new cemetery at this location and therefore the considerations of the location met the relevant requirements of policy ISA 2.

The officers considered  ...  view the full minutes text for item 8.

Two Storey side extension and alterations 

Local Member: Councillor Elin Walker Jones 

Link to relevant background documents

To erect a two-storey side extension together with alterations  

a)     The Professional Trainee highlighted that it was an application for the demolition of a single-storey flat roof extension on the front and side of the property along with the erection of a two-storey pitch-roof extension on the side of the property and a single-storey extension in the form of a 'lean to' at the front. It was explained that the extension would provide two additional bedrooms, a utility and a new dressing room, along with 3 parking spaces to the front of the property.

It was noted that the location of the two-storey house was within an estate of various houses within the development boundary of the City of Bangor and the application was before the Planning Committee at the request of the Local Member.

In the context of the principle of development, while acknowledging that the extension was substantial, its location on the property and its design were not considered to make it appear as an alien feature in the vicinity. The extension did not extend out to the rear any further than the rear of the existing property and extended to the side approximately 1.7m further than the current extension. The height of the extension would match the height of the existing property, with the single storey section at the front consisting of a 'lean to' roof.

In the context of visual, general and residential amenities, although the extension would mean that it would be approximately 1m away from the boundary with the property next door, it was not considered that the proposal would have an adverse effect on neighbours' amenities. The property next door, facing the extension, did not contain any openings, and the openings on the extension only included those of the ground floor. The extension did not extend out any further towards the rear boundary of the site than the existing property, but it was acknowledged that it was intended to provide two additional first floor windows for a dressing room and an en-suite. It was considered reasonable to impose a planning condition to ensure that these windows contained opaque glass. The proposal was not considered to involve overdevelopment of the site and would not have an adverse impact on the amenities of the surrounding residents.

Based on the Transport Unit's comments, a plan had been provided confirming the intention to provide three parking spaces in front of the house.

The officers considered the application to be consistent with all relevant policies and planning considerations and recommended that the application be approved with conditions.

b)     The Local Member had highlighted in an email that she had called in the application as it appeared to be a huge extension but had not received any comments/concerns from local residents. ⁠ As a result, she had no further comments to submit.

c)     It was proposed and seconded to approve the application.

RESOLVED: To approve the application with conditions.

1.         Five years to commence the work.  

2.         In accordance  ...  view the full minutes text for item 9.