Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillor John Pughe

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

The following members declared that they were local members in relation to the items noted:

·        Councillor Cai Larsen (a member of this Planning Committee), in item 5.1 (C25/0462/02/LL) on the agenda

·        Councillor Gareth Williams (who was not a member of this Planning Committee), in item 5.4 (C25/0311/30/AC) on the agenda.

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 the 8^th of December 2025 signed as a true record.

The Chair signed the minutes of the previous meeting of this committee, held on 8 December 2025, as a true record, subject to noting that the Monitoring Officer had responded to an observation from Councillor Gareth Williams, (item 5.1 C25/0418/30/LL) regarding the details of a site visit, noting, although the Member had been informed about the site visit, the time had not been shared.

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.

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 approve with conditions 

1.         Five years

2.         In accordance with plans

3.         Agree details of the air source heat pump units

4.         C3 use only

5.         Affordable housing condition

6.         Biodiversity enhancements

7.         Working hours

8.         The first three ground-floor windows in the proposed extension must be opaque glass

Biodiversity Note

Natural Resources Wales Letter Note

Change of use of offices to five residential flats, including a rear extension. Installation of an air source heat pump and door to the waste storage area.

a)           The Planning Manager highlighted that the application had been deferred at the December 2025 Planning Committee to receive more information and evidence of the need for the units in accordance with the requirements of policy TAI 8. Reference was made to a further statement presented which explained the plan from the applicant, as well as the observations of the Housing Strategic Unit, which confirmed the need for affordable units.

It was explained 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 were prominent from the high street.

It was acknowledged that the applicant intended to use the units as a specific accommodation use to ensure suitable and safe units for people who were currently already living in unsuitable emergency accommodation in Caernarfon; the proposal would have an affordable housing condition, ensuring flexibility to meet the permanent accommodation needs of the area's residents in the future. It was noted that all the units were being offered as affordable units, with their size in accordance with the Welsh Government standards (WDQR / WHQS) for affordable units. Reference was made to the observations of the Housing Strategic Unit which confirmed that the proposal addressed a proven need for one and two-bedroom units for people throughout Gwynedd who wished to live in Caernarfon. Consequently, it was considered that the proposal included justification about the proposal in terms of size, the number and size of units proposed and complied with the requirements of policy TAI 8 in terms of housing mix, as well as the requirements of policy TAI 15 subject to an affordable housing condition to ensure that the proposal provided affordable units in perpetuity. It was confirmed that there was sufficient capacity within the Caernarfon indicative supply for this development currently.

The alteration work would include internal changes and constructing a three-storey extension within the rear garden and therefore, it would not impact the elevation or character of the building, 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  ...  view the full minutes text for item 6.

Temporary planning permission for a period of 40 years for the erection of an Energy Storage System (ESS), together with associated infrastructure, site access, landscaping and ancillary works on land at Tyddyn Forgan, Llanddeiniolen, Caernarfon, LL55 3AN.

LOCAL MEMBERS: Councillor Elwyn Jones and Councillor Menna Baines

Link to relevant background documents

DECISION:

1.               Five years

2.               In accordance with the plans/details submitted with the application

3.              Compliance with the landscaping scheme along with future maintenance work

4.              Compliance with the recommendations of the following documents: Ecological Impact Assessment, Arboriculture Impact Assessment, Ecological Technical Note and Green Infrastructure Statement

5.               Compliance with the Flood Consequences Assessment 

6.               Limit construction times

7.               Set a maximum for noise emissions

8.               Agree noise monitoring measures

9.              A condition to ensure appropriate action is taken if unexpected pollution is found

10.           Agree on the external finishes of the structures

11.           Ensure a Welsh name and bilingual signage with priority given to the Welsh language

12.           Agree on an Archaeological work programme

13.           Submit a revised Construction Environmental Management Plan (to include management of the link with SP Manweb equipment)

14.           Submit a revised Landscape and Ecology Management Plan to consider the observations of the Biodiversity Unit

15.           The site must be restored to the condition agreed with the Planning Authority once the development's operational period has ended

Notes:         

Water and Environment Unit

Natural Resources Wales

Gwynedd Archaeological Planning Service

Dŵr Cymru

SP Manweb

Temporary planning permission for a period of 40 years to erect an Energy Storage System (ESS), together with associated infrastructure, site access, landscaping and ancillary works on land at Tyddyn Forgan, Llanddeiniolen, Caernarfon, LL55 3AN.

Attention was drawn to the late observations form

Some Members had visited the site on 12-01-26

a)    The Senior Planning Officer highlighted that the type of system temporarily stored energy from renewable energy developments when there was a low demand for electricity, and it then released the electricity as the demand increased.

With the Local Members unable to attend, the Officer presented responses received from them via e-mail:

Councillor Menna Baines:

“A small part of the development is in my ward as the Pentir electricity sub-station is within its boundaries. The Council has committed to the aim of being carbon net zero by 2030 and it seems to me that this scheme is compatible with that aim and principle, and that being as it would form part of the support network that could be used according to the demand when managing the supply of renewable energy. I note concerns raised about an 'overdevelopment' of these types of schemes in the area, but it seems that locating this specific development near the sub-station is a way of taking advantage of the infrastructure that is already there instead of creating demand for more cables or further heavy work. From that perspective, the location makes sense. In terms of the visual impact, it seems that there would not be too much of an impact, especially bearing in mind that the sub-station's equipment is already there and also given that this development would only be seen partly as the proposed planting work matures over time, screening the site better. I also note other concerns raised, especially those about losing biodiversity and endangering a part of the archaeological heritage, but I accept that there are robust conditions associated with the recommendation of approving the development. Given that the development keeps to these conditions and the others that are listed, I have no objection to the application".

Councillor Elwyn Jones:

"I would like to state my objection to the application, as well as the objection of the Pentir Community Council who I sent as a Clerk of that Council to the Planning Department last April.

This Company met us virtually at the Llanddeiniolen Community Council Meeting as they tried to persuade us that this system was advantageous for the National Grid to fulfil the grid's defects. When asking them about safety, noise, employment, and why the National Grid themselves would not invest in similar equipment, there was no reply at all, only waffling. They had no response regarding the way that they had consulted as they bragged about distributing some hundreds of information pamphlets although nobody in the nearest communities had received any information. It is easy to state after the event that there was no objection from local residents.

'I am glad that it is a  ...  view the full minutes text for item 7.

Proposed development of a battery energy storage system, associated infrastructure, access and landscaping

LOCAL MEMBERS: Councillor Sasha Williams and Councillor Gwion Emyr

Link to relevant background documents

DECISION: To Refuse

Reason:

1.       This development would be detrimental to the landscape as it would introduce an industrial element to an open grassland site in a prominent location that would be visible within notable views of Eryri National Park. The application is therefore contrary to policies ISA 1, ADN 3, PCYFF 1, PCYFF 2 and PCYFF 4 of the Anglesey and Gwynedd Joint Local Development Plan as they relate to ensuring that developments are appropriate to their location.

Proposed development of battery energy storage system, associated infrastructure, access and landscaping

Attention was drawn to the late observations form

Some Members had visited the site on 12-01-26

a)     The Planning Manager highlighted that these types of plans stored surplus energy from renewable energy developments and the grid when electricity demand was low, releasing the electricity later when there was demand and therefore helping to provide energy supply safety.

It was explained that the site included 1.95ha of rough grazing land located adjacent to the existing Pentir electricity sub-station in open countryside outside any development boundary, and within the Dinorwig Landscape of Outstanding Historical Interest; the land had been classified as grade 3a and 5 in the Agricultural Land Classification: predictive map for Wales.

It was expressed that the applicant explained that the proposal was for temporary planning permission, for a period of 40 years, following which the equipment would be removed from the site and the land restored to its current state. It was confirmed that the applicant had undertaken a pre-application consultation as the proposal was a development over 1ha and therefore the Welsh Government had defined it as a major development.

The development was screened for an Environmental Impact Assessment and the likely impact of the proposal on the environment, and having used the specific criteria, it was not considered that the impact of the development on the environment was insufficient to justify submitting an environmental statement with the application.

Assessing the visual impact of the proposal, and despite acknowledging that a logical process had been followed in the selection of the site, it was noted that the site was separated from the sub-station by a significant highway and there was no significant existing screening for the location. Concern was expressed that the development could be harmful to the natural beauty of the area, especially when viewed from the north-west, where the site would take away from the views of the Eryri National Park. A Landscape and Visual Impact Assessment was submitted with the application, including a visual impact assessment from several directions. The conclusions of that work were that, despite noting that there would be some significant local impacts, the development would have a limited harmful impact on the landscape as a whole. In addition to the current screening offered by land formation and growth, the development would include landscaping features, such as a row of trees, which would assist with the integration of the development into the surrounding landscape. In addition, reference was made to the existing developed features, including the pylons that were immediately nearby, which would reduce its impact on the landscape. It was also noted that the development would only impact the nearby area, and it would be reversible.

It was noted that the site was within Landscape Character Area 4 - Caernarfon - Coastline and Plateau within the Gwynedd Landscape Strategy (2012) and that Strategy noted that every development proposal in the area should respect the nature of the pattern  ...  view the full minutes text for item 8.

Section 73 application to vary condition 7 on planning approval C24/0011/30/AM to agree a new layout as shown on drawing ref. no. 3196:24:8; amend conditions 5 and 10 on planning approval C24/0011/30/AM to agree landscaping and appearance details in accordance with drawings ref. no. 3196:24:8 and 3196:24:7.

LOCAL MEMBER: Councillor Gareth Williams

Link to relevant background documents

DECISION:

To defer until 23.03.2026 Committee to receive revised plans and additional information to resolve technical/planning matters highlighted in the report.

Section 73 application to vary condition 7 on planning permission C24/0011/30/AM to agree a new layout as shown on plan number 3196:24:8 and amend conditions 5 and 10 on planning permission C24/0011/30/AM to agree landscaping and appearance details in accordance with plan numbers 3196:24:8 and 3196:24:7.

a)               The Assistant Head highlighted that a request had been received from the applicant's agent to defer the application to have more time to submit additional information. He elaborated that the request to defer was reasonable.

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

Reason: To give the agent an opportunity to submit additional information to resolve some technical elements of the application.

RESOLVED

To defer the application to give the agent an opportunity to submit additional information to resolve some technical elements of the application (by the 23/03/26 meeting)