Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillor Berwyn Parry Jones and Councillor Gareth A Roberts. ⁠ ⁠

Condolences were expressed to Cllr Anne Lloyd Jones who had recently lost her sister.

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 Gareth Williams (who was not a member of this Planning Committee), in item 5.4 (C25/0418/30/LL) 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, 20^th October 2025, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee held on 20 October 2025 as a true record subject to amending 'She' and not 'He' in the English record for the observations of the local member in application 5.2 (c) C24/0937/16/LL Zip World, Bethesda.

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.

Application under Section 73 for variation of condition 2 of planning permission reference C20/1064/22/AC 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.

Conditions:

·        Written notice shall be given to the Mineral Planning Authority at least 14 days before: i. The commencement of restoration works on any part of the land within the permitted area following the cessation of use as an ancillary silting facility for any of the three lagoons indicated on the application plans.

·        The permitted use of the site as an ancillary silting lagoon shall cease by 31 December 2028; restoration shall be completed thereafter by 31 December 2029 or upon cessation of operations, whichever is the sooner.

·        Permitted Operations and Compliance with the Submitted Details/Plans.

·        Restriction on Permitted Development Rights, buildings, structures, erections, private ways, floodlighting and fences.

·        Hours of operation.

·        Soil handling and husbandry.

·        Safeguarding of public rights of way.

·        Noise restrictions to match existing, plant and machinery to be fitted with white noise alarms.

·        Restore to mixed agricultural use and nature conservation,

·        No oil, fuel, chemicals to be stored within the application site.

·        Drainage, measures to prevent pollution of local watercourses.

·        Aftercare measures for agricultural uses and biodiversity management.

·        Revised restoration scheme in the event of premature mineral extraction.

·        Ripping of ground base material to avoid surface compaction and achieve adequate drainage.

·        Minimum subsoil and topsoil depths.

Application under Section 73 to amend condition 2 of planning permission ref. C20/1064/22/AC to allow for a four-year extension to complete the minerals operations and restoration.

Attention was drawn to the late observations form.

a)     The Senior Minerals and Waste Planning Officer highlighted that the application sought an extension of the operating period of the silting lagoons associated with the processing plant of the sand and gravel that was excavated from the quarry. The working methods and processes would be the same as those currently used in the quarry.

In the context of the principle of the development, it was noted that continued excavation for sand and gravel at Cefn Graianog would ensure that the Council meets its allocation implications 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 noted that there were only a few permitted sand and gravel reserves available in north west Wales and that this proposal would mean a continuation in the provision of sand and gravel supply to the local construction economy. It was expressed that the preservation of the silting lagoons was essential for the processing, washing and sorting of the material; it was acceptable and consistent with the requirement of the Local Development Plan (LDP) policies MWYN 2, MWYN 3 and Strategic Policy PS 22 of the Local Development Plan (LDP)

In the context of visual amenities and the landscape, it was explained that this application was specifically for extending the period of development and did not include any extension or physical modifications to the already approved working area. The nature of the proposal to extend the lifespan of the operations would undoubtedly extend the visual effects in the medium term but given its general context in an established mineral working, it was not considered that it would result in any major levels of visual effects. It was highlighted that the boundary of the Llŷn AONB was close to the site, but confirmation was received from the AONB Unit that there were no concerns about the impact on the AONB given that this was only a limited time extension; the Mineral Planning Authority considered that the proposal complied with the requirements of policies PCYFF 3, PCYFF 4 and MWYN 9 in the LDP.

In considering residential amenities, it was noted that one individual property was located within the 100m buffer zone as prescribed under policy MWYN 5 in the LDP. The development would be subject to the same working conditions as pre-existing ones, including the management of noise, dust and working hours; subject to appropriate conditions to control the effects of noise and dust and working hours, the proposal would not have an adverse effect on the amenities of the area and therefore complied with policies PCYFF 2, MWYN 3 and MWYN 5 in the LDP.

The proposal did not include any change to traffic movements and transportation to and from the site.

It was explained  ...  view the full minutes text for item 6.

Application under Section 73 for variation of condition 2 of planning permission reference C20/1065/22/AC 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.

Conditions

·        Mineral extraction and processing will cease by 31 December 2028 by which time all plant and machinery shall have been removed from the site; restoration shall be completed by 30 June 2029.

·        Permitted Activities and Compliance with the Submitted Details/Plans.

·        Restriction on Permitted Development Rights, buildings, structures, erections, private ways, floodlighting and fences.

·        Working Hours.

·        Soil Handling and Husbandry.

·        Drainage, measures to prevent pollution of local watercourses.

·        Annual review of operations.

·        Safeguarding of public rights of way.

·        Restore to mixed agricultural use and nature conservation

·        Reinstatement of field boundaries.

·        Aftercare measures for agricultural uses and biodiversity management.

·        Dust controls and noise restrictions to match existing, plant machinery at the working face to be fitted with white noise alarms.

·        Archaeological mitigation and recording.

·        Sheeting of lorries leaving site with stone less than 500mm.

·        Restrict vehicular access to existing access arrangements.

·        No refuse or waste materials to be imported to site.

·        The principal means of transporting raw material from the working face to the processing plant shall be by means of a conveyor unless otherwise agreed.

An application under Section 73 to amend condition 2 of planning permission ref. C20/1065/22/AC to allow a four-year extension to complete the minerals operations and restoration.

Attention was drawn to the late observations form.

a)          The Senior Minerals and Waste Officer highlighted that the proposal sought to extend the time period until 31 December 2028 to continue with the minerals operation at Fferm Graianog. He explained that this would ensure the non-sterilisation of the mineral reserve and complete the restoration of the site in accordance with the permitted scheme of working and provide ancillary infrastructure in support of proposals to extract and process minerals from the quarry. The proposal did not include extending the actual footprint of the minerals operation only an extension of time for another four years. Plant activities, processing, dispatch and extraction of minerals would be contained entirely within the boundaries of the existing site and in accordance with the terms of conditions attached to the current planning consent.

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

In the context of the principle of development, it was noted that the continuation of sand and gravel excavation at Cefn Graianog would ensure that the Council meets its allocation implications 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 explained that there are only a few permitted sand and gravel reserves available in north west Wales and that this proposal would involve continuing to provide a supply of sand and gravel to the local construction economy; the principle of development was acceptable and consistent with the requirements in policies MWYN 2, MWYN 3 and Strategic Policy PS 22 in the LDP.

In the context of visual amenities and the landscape, it was noted that the application was specifically for the extension of the development period and therefore did not include any extension or physical alterations to the work area which has already been approved. The nature of the proposal to extend the lifespan of the operations would undoubtedly extend the visual effects in the medium term but given its general context in an established mineral works, it was not considered that it would result in any major levels of visual effects. It was highlighted that the boundary of the Llŷn AONB was close to the site, but confirmation was received from the AONB Unit that there were no concerns about the impact on the AONB given that this was only a limited time extension. The Mineral Planning Authority considered that the proposal complied with the requirements of policies PCYFF 3, PCYFF 4 and MWYN 9 in the LDP.

In considering residential amenities, it was noted that one individual property is located within the 100m buffer zone as prescribed under policy MWYN 5 in the  ...  view the full minutes text for item 7.

Installation of underground electricity cable in association with Pentir BESS energy storage scheme (LPA reference: C24/0532/25/LL)

LOCAL MEMBERS: Councillor Menna Baines and Councillor Elwyn Jones

Link to relevant background documents

DECISION: To approve in accordance with the following conditions:

1.         Five years.

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

3.         Compliance with the recommendations of the Preliminary Ecological Evaluation, Arboriculture Impact Assessment and the Green Infrastructure Statement.

4.         Submission of an Environmental Construction Management Plan to manage impacts on the natural environment.  

5.         Submission of a Construction Management Plan to manage amenity matters.

6.         Agree on an Archaeological Work Programme.

7.         Submit a Site Restoration Plan to restore the site to a condition agreed the Planning Authority after the development's operational period has ended

8.         Submission of a plan for eradicating Himalayan Balsam from the site.

9.         Submit details of the underground drilling method with launching points              outside the tree roots protection areas.

Notes:

Natural Resources Wales

Gwynedd Archaeological Planning Service

Installation of an underground electricity cable in association with Pentir BESS energy storage scheme (LPA ref: C24/0532/25/LL)

Attention was drawn to the late observations form.

a)     The Planning Manager highlighted that it was a full planning application for the installation of an 830m underground cable between the Pentir electricity substation and the nearby Battery Energy Storage System facility which was approved by planning permission in 2024. The installation period was expected to take a maximum of 10 weeks, with the cable being laid underground either through trenches dug on the surface and filled back, or through Horizontal Directional Drilling.

It was explained that the site is an Open Countryside site and within the Dinorwig Landscape of Outstanding Historic Interest with a small area within Flood Zone 3 (surface water and watercourses). To the north of the site the adjacent woodland is a recognised "Regional Wildlife Site" and is listed on the Ancient Woodlands List as a "Plantation on an Ancient Woodland Site". It was also noted that the land was classified as 3a, 3b and 5 on the predictive Agricultural Land Classification Map for Wales.

In this case, the proposal is located with the intention to connect two sites that have permission and therefore the rural location is unavoidable. Attention was drawn to policy ISA 1 which is supportive of proposals for water, electricity, gas, etc services to improve provision, subject to detailed planning considerations. The policy states the importance of the infrastructure provision for a development site being located and designed in a manner that minimises the impact on the natural and built environment. This development will be placed entirely underground, and therefore the proposal was deemed to comply with the requirements of ISA 1. 

The method of laying the cable will be a mix of providing surface dug and backfilled trenches, or through Horizontal Directional Drilling within areas where tree roots and tree-dwelling species need to be protected. The areas that will be subject to the drilling method have been identified, partly because of Natural Resources Wales' comments. The confirmation of the use of the drilling method in these specific areas together with imposing a planning condition for agreeing the launch points of the drilling method ensures that the trees and species are protected. As a result, the proposal was deemed acceptable. It was reiterated that Natural Resources Wales had provided a response on the 14 November stating that they were now satisfied with the proposal. There will be no above-ground impact following the installation of the cable and therefore it was not considered to have a long-term impact on any habitat or agricultural land.

It was recognised that there will be inconvenience from noise and movement during the construction phase, but this period was considered to be short, and subject to conditions dealing with noise, dust and vibration matters, together with the prior agreement of a Building Control Plan, it was considered that it could alleviate any impacts and therefore the proposal was acceptable in this  ...  view the full minutes text for item 8.

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 defer a decision and conduct a site visit.

Reason:  To assess the impact of the proposal on the amenities of the neighbouring residents.

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

            Attention was drawn to the late observations form.

a)               The Planning Manager highlighted that the proposal includes the construction of three 2-bedroom bungalows, four 3-bedroom two-storey houses and one 4-bedroom two-storey houses all to be finished with a mix of render, stone and wood cladding on the walls and a natural slate roof. It was added that an existing natural 'clawdd' to the front of the site was to be relocated to the northern boundary of the site with new hedges to be planted on the remaining site boundaries.

It was reported that the site of the proposed development is presently open agricultural land with boundaries predominantly natural hedges with adjacent residential dwellings to the north, west and southerly direction with various elevations in terms of design, form and finishes. The entire site is outside the current development boundary of the village of Aberdaron and is therefore in open countryside. The western and southern boundary of the proposed site partly abut the current development boundary. The class 3 public road is 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 that runs along the land's northern boundary. The site is 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 is 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 a development of this scale would mean a growth of 7.6% to the settlement, however, we must bear in mind that recent permission was granted for another exception site for 5 units in this settlement. 

With the site 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' has been defined in this case as a distance of 6km from the application site and the whole of the area of any Community Council divided by the 6km distance, excluding properties within the development boundary of any settlement other than the settlement within which the application is located.

Evidence was submitted in the form of a Housing and Affordable Housing Needs Statement which refers to a need highlighted on the Social Housing and Tai Teg Register in Aberdaron and the village of Rhiw, stating that Rhiw is located within 6km east of Aberdaron and is not included as a designated  ...  view the full minutes text for item 9.