Agenda, decisions and minutes

To elect Chair for 2026 / 2027

COUNCILLOR HUW ROWLANDS WAS ELECTED AS CHAIR OF THIS COMMITTEE FOR 2026 - 2027.

It was proposed and seconded to elect Councillor Huw Rowlands as Chair for 2026/27.

RESOLVED to elect Councillor Huw Rowlands as Chair for 2026/27.

To elect Vice Chair for 2026 / 2027

COUNCILLOR EDGAR WYN OWEN WAS ELECTED VICE-CHAIR FOR 2026 - 27.

It was proposed and seconded to elect Councillor Edgar Owen as Vice-chair for 2026/27.

RESOLVED to elect Councillor Edgar Wyn Owen as Vice-chair for 2026/27.

To accept any apologies for absence.

Apologies were received from Councillor Dafydd Meurig, Councillor Cai Larsen and Councillor Louise Hughes.

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

a)     Councillor Huw Rowlands declared an interest in item 7.3 (C24/1050/19/LL) because he was involved with the application locally. The Member believed that it was a prejudicial interest and he therefore withdrew from the Chamber during the discussion on the application.

b)     The following Member declared that she was a Local Member in relation to the item noted: -

Councillor Menna Trenholme (not a member of this Planning Committee), in item 5.3 C24/1050/19/LL on the agenda

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

None to note

The Chairman shall propose that the minutes of the previous meeting of this committee, held on the 27^th of April 2026, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 27 April 2026, as a true record, subject to correcting the reason for refusing application number C25/0710/41/LL - Land adjacent to Brynhyfryd / Cae Capel, Chwilog: remove the sentence, It was proposed and seconded to refuse the application based on a lack of need for the affordable housing located on the part of the site that forms an exception site and note It was proposed and seconded to refuse the application on the grounds that it is contrary to Policy T16 - Exempt Land, because it is not possible to show the need for the exempt land until the T64 designated land has been developed.

The Assistant Head confirmed that the amendment to the reason to refuse was acceptable.

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 for a new substation and associated infrastructure and ancillary works, including a new access road from the A487 and the upgrading of an existing agricultural access track, and new underground 132 kV cables to connect to the existing Electricity Networks overhead line.

LOCAL MEMBERS: Councillor Stephen Churchman and Councillor Rhys Tudur

Link to relevant background documents

DECISION: To approve with conditions subject to receiving positive observations from the Trunk Roads Unit in accordance with the recommendation

1.         5 years.

2.         In accordance with the approved plans.

3.         Footpath conditions.

4.         Public Protection conditions.

5.         Biodiversity conditions.

6.         Trunk Road conditions.

7.         Heneb conditions.

8.         Language conditions

Application for a new sub-station and associated infrastructure and ancillary works, including a new access road from the A487 and the upgrading of an existing agricultural access track, and new underground 132 kV cables to connect to the existing Electricity Networks overhead line; the proposal also included permanent diversion of Public Right of Way Dolbenmaen No. 18 and build a new landowner access track, as well as a temporary construction compound.

Attention was drawn to the late observations form - the applicant to prepare further information to include traffic information and mitigation measures

a)          The Planning Manager highlighted ⁠that the proposal was part of a wider project that encompassed reinforcing overhead lines and cables on the existing circuits between the Pentir and Trawsfynydd substations in north-west Wales. It was explained that the Project was part of the wider network transmission upgrades that were required to facilitate the work of connecting 50 Gigawatt of offshore wind energy by 2030 - increasing the capacity on the current transmission line between Pentir and Trawsfynydd substations which had been noted as a required step to take immediately to provide more transmission capacity. It was elaborated that this had been acknowledged by Ofgem, who noted that the necessary work was an Accelerated Strategic Transmission Investment (ASTI).

It was reported that the site was located on relatively flat ground that mainly consisted of grazing fields, with an area of marshy grassland. It was highlighted that a similar proposal had previously been approved under reference C17/0772/36/LL (and a subsequent permission to extend the period of time to commence the work under C22/1102/36/AC), and this continued to be 'live', but the permission no longer fulfilled the needs of the project.

It was noted, as the proposed work was part of the wider Project, and part of it included the approved re-installation of high voltage electricity cables under the Glaslyn (which was the subject of a separate application), that an Environmental Statement (ES) had been prepared for the entire project. Due to the size of the site, the application was defined as a major development, and a pre-application consultation report was accepted as part of the application.

The proposed work would be an essential element of the Pentir to Trawsfynydd Reinforcement project; the additional capacity would support an effective transfer of renewable energy across the region, contributing to reducing Net Zero targets and carbon. Without the new sub-station and the associated 132 kV infrastructure, this part of the plan would restrict the network and prevent the project objectives from being fulfilled; the proposed development was acceptable in principle and was supported by Local and National Planning Policy.

With the proposal being significant, it was acknowledged that any new infrastructure within a rural location could lead to visual change, however, in this case it was considered that the Impact Assessment on the Landscape and the Visual Impact had highlighted that such a change would not be of a sufficient size to cause significant harm to the character or appearance of  ...  view the full minutes text for item 8.

Application under Section 73 to vary conditions 2, 5 and 37 of planning permission reference C12/0495/36/MW so as to extend the period for the winning and working of mineral up to 31/12/2030 and restoration of the site by 31/12/2031, increase annual output of material from the site to 100,000 tonnes at an average rate of 14 loads per day and use material that has not derived from the operations permitted on site as part of the restoration plan.

LOCAL MEMBER: Councillor Stephen Churchman

Link to relevant background documents

DECISION: To delegate powers to the Head of Environment Department to approve the application, with conditions. Please note that Condition 1 of planning permission C12/0495/36/MW, which requires the development to commence within five years, is no longer relevant as the development has already commenced.

1.     The extraction of mineral waste and ancillary operations shall cease by 31/12/2030. Restoration of the site by 31/12/2031.

2.     In accordance with the approved plans.

3.     Maintenance of access road.

4.     No more than 100,000 tonnes of material per annum shall be removed from site at an average rate of no more than 14 loads per day.

5.     Shrub and tree planting prior to extraction in Phase 4.

6.     Maintenance of shrubs and trees planted (con 5.)

7.     Prior written notice of; commencement of development, passing bays, drainage works, soil strip, overburden removal, mineral extraction, restoration.

8.     In accordance with approved details and plans.

9.     Boundary of extraction area marked.

10.  Restoration and aftercare in accordance with approved details.

11.  Restriction on Parts 19 and 21 of the GPDO.

12.  Working hours.

13.  Annual formal review of operations.

14.  Noise restrictions.

15.  Notification of temporary works that may exceed noise restrictions.

16.  Annual noise monitoring.

17.  White noise reversing alarms fitted to mobile plant and vehicles.

18.  All vehicles, plant and machinery to be operated in accordance with manufacturer's specifications and fitted with appropriate sound deadening screens, caseworks, silences, etc.

19.  Areas traversed by vehicles to be watered or treated to prevent fugitive dust.

20.  Water drainage system in accordance with approved plans.

21.  Drainage system to collect and dispose of all water entering or arising on the site.

22.  Oil, fuel, lubricants, paint, solvents or any other chemicals on site to be stored in suitably bunded area to restrict contamination.

23.  Hydrogeological Impact Appraisal to be submitted in the event of encountering groundwater.

24.  Survey of Invasive Species and treatment.

25.  Works in Phases 3 & 4 to be undertaken in accordance with Archaeological Specification.

26.  Access afforded to archaeologists to undertake archaeological mitigation and recording and written report submitted to the Planning Authority.

27.  No plant or vehicles shall cross any area of un-stripped ground except where such traffic is essential and unavoidable for the purposes of undertaking permitted operations.

28.  All topsoil and subsoil identified shall be conserved in accordance with the development proposals described in the approved details.

29.  All vegetation, topsoil and subsoil stripped from each phase of working and areas affected by excavations, storage areas, building works, hardstandings and other construction, including temporary access roads and vehicle haulage routes, shall be stored in areas set aside for that purpose which shall have been agreed beforehand in writing by the Mineral Planning Authority.

30.  All topsoil and subsoil stripped and stored in accordance with the above condition shall be employed in works of restoration and no such materials shall be removed from the site without the prior written permission of the Mineral Planning Authority.

31.  Topsoils shall be kept in storage  ...  view the full decision text for item 9.

Demolition of the existing school buildings and construction of a new school and community centre complete with all external landscaping, access road and car parking. Installation of ancillary structures including free standing canopies, cycle shelters, refuse compounds and sprinkler tanks and all external play equipment as required to support the new school building.

LOCAL MEMBER: Councillor Menna Trenholme

Link to relevant background documents

DECISION: To approve with conditions

1. Time (five years).

2. In accordance with the plans.

3. Agree on final materials and colours.

4. Transport conditions.

5. Archaeological conditions.

6. Landscaping and trees condition.

7. Biodiversity condition.

8. Prior conditions agreement for external light.

9. Public Protection conditions.

10. Welsh Water conditions.

11. Natural Resources Wales conditions.

12. Limit working hours during the construction period.

13. A Welsh name for the school.

14. Welsh language signs.

Notes

1. Welsh Water.

2. Natural Resources Wales.

3. Highways.

4. SUDS.

5. Major Application Note.

Demolish existing school building and construct a new school and community centre and all the external landscaping, access road and parking. Installation of ancillary structures including free standing canopies, bicycle shelters, refuse area and sprinkler tanks and all external play equipment as required to support the new school building.

Attention was drawn to the late observations form.

a)     The Senior Planning Officer highlighted that the development would include a new Welsh-medium primary school for 210 learners and a community centre, provisions for a Cylch Meithrin, learners with Additional Learning Needs, as well as a community hall and full changing areas. The building would be two-storey and designed with sustainable principles to reduce the demand for energy. 

It was reported that the site was in an area that was mainly residential within the development boundary of the Bontnewydd Service Village as shown in the LDP's Inset Maps. The eastern section of the site was within the Bontnewydd Conservation area with several listed buildings opposite to the east. The site was located on the outskirts of Afon Gwyrfai Phosphorus Special Conservation Area (SAC); within Zone B in the Development Advice Maps, as referred to in Technical Advice Note (TAN 15): Development and Flood Risk (2004); and partly located within flood zones 2 and 3 (Rivers and Sea, and Surface Water and Watercourses) and Defence Zone (Rivers) according to the Flood Map for Planning.  

The application was submitted to the Committee as it was a building that exceeded 1000 square metres.

It was noted that Policy ISA 2 Community Facilities of the LDP was supportive to provide new community facilities. It was considered that the proposal addressed the five main criteria in the policy as the site was located within the Bontnewydd development boundary on the accessible site of the previous School, and it was reasonable to try to erect a new building that had been specifically designed for modern environmental and educational requirements given the condition of the existing building.

In the context of visual amenities, it was noted that the development increased the floor area of the school building by approximately a third, but there would be a more effective use of space by replacing two one-storey buildings with one two-storey building. It was acknowledged that there would be some visible impact, but it was considered that the development would respect the context of its site in accordance with the requirements of Policy PCYFF 3, and it would not have a detrimental impact on the conservation area and would therefore comply with the relevant requirements of Policy AT 1.

In the context of general and residential amenities, it was reported that the development did not change the use of the site or the number of learners, and although the building was larger, the distances between the school and nearby houses remained reasonable; there was therefore no expectation to see a significant increase in overlooking or a dominating impact. It was elaborated that light and noise mitigation measures would be included  ...  view the full minutes text for item 10.