Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillors Louise Hughes, Huw Rowlands and Gareth A Roberts; Councillor Siân Williams (Local Member – application 5.2).

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

Councillor Menna Baines (who was not a Member of this Planning Committee), in item 5.1 C25/0052/25/LL on the agenda, because she knew the applicant's sister very well, who was also involved in the business.

The Member considered it to be a prejudicial interest and did not attend the meeting.

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, 2^nd of March 2026, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee held on 2^nd 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.

Resubmission of an application to change the use of the existing B1 office unit into a mixed use comprising a medical outpatient unit (use class D1) and office space (B1).

LOCAL MEMBER: Councillor Menna Baines

Link to relevant background documents

DECISION: ⁠To APPROVE the application contrary to the recommendation.

CONDITIONS:

1.     5 years

2.     In accordance with the plans

3.     When the use hereby approved terminates, the use must be reinstated back into B1, B2 or B8 use.   

A resubmission of an application to change the use of the existing B1 office unit into mixed-use consisting of a medical outpatient unit (use class D1) and office space (B1).

         Attention was drawn to the Late Observations Form.

a)               The Planning Officer highlighted that this was a resubmission of an application that had been refused in November 2025 for a change of use from an office to a mixed-use Office/Medical Outpatient Unit within a vacant unit at Llys Castan, Parc Menai, Bangor. ⁠It was highlighted that the proposal was to make internal alterations to the ground floor only with a site plan for 13 parking spaces next to the unit, and 13 additional adjacent spaces, which would give a total of 26 parking spaces for the unit.

The unit is located within Parc Menai which has been designated in the Local Development Plan (LDP) as the Main Business Site of the Sub-Regional Centre; which is reserved for certain employment uses. It was explained that alternative uses were only permitted in exceptional cases, and that the plan's policies promoted town centre developments in order to improve the vitality and viability of town centres.

It was noted that, ordinarily, the application would be determined under delegated rights, but correspondence had been received from two local members to Bangor calling in this application to the committee.

Reference was made to Policy CYF5 which states that proposals to release land on existing employment sites safeguarded for Use Class B1, B2 or B8 in accordance with Policy CYF1 for alternative uses will be granted only in exceptional circumstances. Based on the information submitted, no special circumstances had been proven. In addition, the Local Planning Authority was not convinced that there were no suitable alternative sites within the development boundary for the proposed use.

It was noted that the agent had submitted additional information regarding properties that were unavailable at the time of completing the sequential assessment, along with confirmation of the reasons why they were not suitable. They had also highlighted situations where it was not appropriate to consider properties that are unable to meet the developer's commercial needs, and as a result, only sites that are available to rent are relevant in this case. Whilst the agent continued to be of the opinion that no other suitable property was available, the Local Planning Authority still believed that the proposal was contrary to Policy CYF5 of the LDP.

It was highlighted that policies PS15 and MAN 1 of the LDP opposed developments that would detract from the vitality and viability of town centres and retail areas, maximised opportunities to reuse suitable buildings in town centres, and opposed the extension of retail and leisure developments outside town centres unless they are supported by evidence of the need for additional provision, and meet the sequential approach set out in national planning policy. The Local Planning Authority continued to be of the view that the proposal could undermine the busyness, function and viability of Bangor City centre and  ...  view the full minutes text for item 6.

Demolition of existing building to redevelop the site for 9 100% affordable Over 55s Independent Living Apartments (C3) with Extra Care Services

LOCAL MEMBER: Councillor Sian Williams

Link to relevant background documents

DECISION: To delegate powers to the Head of the Environment Department to refuse the application:

1. It is not considered that the design of the proposal, in terms of layout, scale and appearance adds to enhancing the character and appearance of the site context neither does if fully integrate within the context of the immediate streetscene and its prominent location in this part of Cricieth. Therefore, the proposal is contrary to the relevant requirements of policies PCYFF 2 and PCYFF 3  of the Anglesey and Gwynedd Joint Local Development Plan, 2017 together with part 2.6 of Technical Advice Note 12: Design, which states that design which is inappropriate in its context, or that does not take advantage of opportunities to enhance the character, quality and function of an area, should not be accepted, as these have detrimental effects on existing communities.

2. Due to the scale, mass and location and certain elements to be included in the proposed development, it would lead to an unacceptable impairment and overbearing effect on adjoining properties and their curtilage. It is therefore considered that the proposal would have a significant adverse impact on the amenities of residents of local properties contrary to criteria 7 of policy PCYFF2 of the Anglesey and Gwynedd Joint Local Development Plan, 2017.

Demolition of existing building and redevelop the site for 9 independent living flats (C3) with extra care service for those over 55 years old, 100% affordable

Attention was drawn to the Late Observations Form.

a)               The Planning Manager highlighted that this was a full application for the demolition of an existing vacant building (but which had previously been in use as a care/nursing home), and the redevelopment of the site by erecting a new building which would provide 9 affordable independent living C3 use flats with an extra care service for those over the age of 55.

It was explained that the proposal involved the erection of a 4-storey building, which would be slightly higher and set back within the site compared to the existing building.  The ground floor would include a main entrance and foyer along with communal areas for residents and staff in the form of a shared living area, an outdoor decking or terrace to the rear, an office, toilet and kitchen plus one living unit. The rest of the living units would be spread over the three floors above and in the form of one-bedroom units. Each unit would provide an open plan living/kitchen area and a bathroom.

The site is situated within the development boundary of the town of Cricieth with the A497 class 1 road running parallel to the front of the site, and the Cambrian Coast Railway directly adjacent to the rear. It was reiterated that the site of the application forms part of a striking streetscape when approaching the town of Cricieth from the west.

It was reported that the proposal had been presented as separate living units, use C3 with extra care for those over the age of 55, with all units being affordable. It was accepted that the valuations for the units were appropriate for the location and for this type of development with a discount level of 30% being acceptable. It was noted that the floor area of the flats was in line with relevant guidelines relating to the size of affordable units. The evidence presented did not give absolutely clear justification of the need for the units, but it is widely recognised that there is a need for affordable one-bedroom units in Gwynedd; the proposal would provide for that need subject to a condition to secure their tenure as affordable units and for people over the age of 55.

It was expressed that policy ISA 2 in the LDP aims to protect existing community facilities and opposed loss or change of use. It was highlighted that a statement had been received from the agent confirming that the previous use of the property as a home had been decommissioned and that the building would no longer be suitable for this use. It was also noted that the statement also argues that the proposal provides a suitable facility for the community that enables older people to live in their community with suitable care; to this end, due to viability implications  ...  view the full minutes text for item 7.