Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillors John Pughe Roberts and Dyfrig Siencyn.

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

a)           Councillor Cai Larsen declared an interest in item 5.2 (C25/0671/14/LL) as he was Chair of the Governing Body of Ysgol Syr Hugh Owen. The Member believed that it was a prejudicial interest and he therefore withdrew from the Chamber during the discussion on the application.

Councillor Huw Rowlands declared an interest in item 5.4 (C24/0323/14/LL) and 5.5 (C24/0755/19/LL) as he had submitted observations on the applications. The Member believed that it was a prejudicial interest and he therefore withdrew from the Chamber during the discussion on the applications.

b)           Dafydd Williams (Head of Environment) declared an interest in item 5.1 (C26/0238/15/LL) as he lived in the same area. The officer was of the opinion that it was a prejudicial interest and he therefore withdrew from the Chamber during the discussion on the application.

c)           The following Members declared that they were Local Members in relation to the items noted:

Councillor Elwyn Edwards (a member of this Planning Committee), in item 5.3 (C24/1032/04/LL) on the agenda.

Councillor Menna Trenholme (not a member of this Planning Committee), in item 5.4 (C24/0323/14/LL) and 5.5 (C24/0755/19/LL) on the agenda.

Councillor Cai Larsen (a member of this Planning Committee), in item 5.4 (C24/0323/14/LL) and 5.5 (C24/0755/19/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, 15^th of June 2026, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 15 June 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.

Erection of new dwelling

LOCAL MEMBER: Councillor Gwilym Evans

Link to relevant background documents

DECISION: To refuse the application

Reasons:

1.     The modern design of the proposed dwelling, with its large balcony and glass doors/windows on the front and rear elevations, does not respect the character of the neighbouring houses nor that within the vicinity and these features would be incongruous. ⁠The proposal would not complement nor enhance the character and appearance of the site or area. The proposal has not given full consideration to its historical and built context and that in terms of its siting, appearance, scale, height, massing and elevational treatment contains incoherent, dominant and alien features that do not respect the streetscape or site context. The proposal is therefore, considered contrary to criteria 1, 2 and 3 of Policy PCYFF 3: ⁠Design and Place Shaping of the Anglesey and Gwynedd Joint Local Development Plan (2011-2026).

2.     Due to the location, size and height of the balcony and the front of the proposed dwelling which faces the next door property, it is considered that the proposal would overlook and have a dominant and overbearing impact and would be detrimental to the amenities of nearby residents in terms of noise and nuisance. For this reason, it is considered that the proposal is contrary to the requirements of policy PCYFF 2 of the Anglesey and Gwynedd Joint Local Development Plan (2011-2026) relating to protecting the amenities of residents and the local area.

Erection of new dwelling

a)    The ⁠ Senior Planning Manager - Minerals and Waste highlighted that the application had been submitted to the Planning Committee on 15 June 2026, where a decision had been deferred in order to undertake a site visit. A site visit was conducted on 8 July 2026.

It was noted that it was a full application for the erection of a family dwelling of a detached two-storey design, with the gable end of the property facing the public road; the proposed house would be of a modern pitched roof design built into the slope. It would measure approximately 7.2m high to the highest point of the roof, with a balcony on a substantial terrace being installed to the rear of the property which would extend out approximately 2.5m and serve the floor.

An application for a single property on this site (26.02.2026) under reference C25/0927/15/LL had been refused. Although some amendments had been made to the plans of the current application, including the removal of two first-floor openings that faced the property next door and reducing the size of the balcony so that it did not extend out past the house's side elevation, the size and layout of the property generally continued to be the same in terms of size and scale.

The application was submitted to the Planning Committee for a decision at the Local Member's request.

Reference was made to Policy TAI 15 of the Local Development Plan (LDP) which stated that Councils would seek to ensure an appropriate level of affordable housing in the plan area. Two or more housing units was the threshold, and as only one unit was proposed in this case, Policy TAI 15 was not relevant and it was not necessary to provide an affordable element.

In the context of visual amenities, it was noted that Policy PCYFF 3 required developments to offer a design of high quality that respected and assimilated with the character and context of the area. In this case, it was considered that the proposed house did not reflect the traditional design of the adjacent terraced houses on Warden Street. Although the design had been modified somewhat since the previous application, its bulk, height and more contemporary features continued to appear disproportionate and out of character with the local environment. In addition, as the site was on a slope, the dwelling would sit higher than the surrounding houses and therefore stand out in the landscape. As a result, it was considered that the building would create an oppressive effect and would not naturally blend into the streetscape or the surrounding landscape. The proposal therefore did not add to or enhance the character or appearance of the area, and was contrary to the requirements of Policy PCYFF 3. Although some materials attempted to refer to the historic landscape, it was considered that a more sensitive design for the site could be submitted.

In terms of general and residential amenities, reference was made to significant concerns regarding the  ...  view the full minutes text for item 6.

Erection of new 2400mm high wire mesh fence to part of playing field boundary

LOCAL MEMBER: Councillor Ioan Thomas

Link to relevant background documents

DECISION:

To approve with conditions

1.     Five years

2.     In accordance with the plans

3.     A dark green colour

4.     Biodiversity enhancements

Note

This permission does not cover any work to trees that are protected under a Tree Preservation Order.  Separate consent will be required for any works to the protected trees.

Erect a new 2400mm high fence around part of the playing field boundary of Ysgol Syr Hugh Owen

a)     The application was submitted to the Planning Committee because the Local Member had declared an interest and provided comments on the application. 

It was highlighted that comments from the statutory and public consultation mostly referred to concerns arising from neighbours stating that it was an unnecessary development creating a visual impact, an impact on residential amenities and a human rights impact. A letter had also been received supporting the fence because there were problems with stones being thrown, trespassing on private property and litter being thrown into gardens.

Reference was made to Policy ISA 2, relating to community facilities that included schools, and stated that the LDP would assist in the maintenance and improvement of community facilities. The proposal would be located on the boundaries of an existing school and the fence would be needed around the building to improve security within the school grounds.  In terms of principle, the proposal was considered to be reasonable and in line with the principle of Policy ISA 2 of the LDP.

The proposed fence would be a green "weldmesh", which is a see-through fence – therefore it was considered that it would not create a closed or oppressive view of the school or the surrounding houses. As it was in keeping with the existing school fencing and allowed visibility, it was considered that it would not create a visual impact in the area, and it therefore complied with Policy PCYFF 3.

It was reported that some neighbouring residents had objected on the grounds of visual impact and oppressive feeling, but it was noted that fencing of this type was common in schools to protect staff and pupils. As similar fencing already existed around the site, the proposal was consistent with the environment. The new fence would be approximately 4-5 metres from the rear of the houses, providing an adequate gap so that it did not have a significant impact on private amenities. It was reiterated that consideration had to be given to the need to protect pupils and school grounds as well as the land outside the school from damage, and on balance it was considered that this type of fence would not cause significant harm to the amenities of the local neighbourhood, and therefore it complied with Policy PCYFF 2 of the LDP. In addition, it was highlighted that trees had a protection order along the boundary with a condition to be imposed to ensure that no work on the trees was carried out without prior permission – this would protect the trees as part of the development.

The proposal did not meet the thresholds for the submission of a Welsh Language Statement or a Welsh Language Impact Assessment Report; however, it was not considered to be detrimental to the Welsh language and therefore it complied with the requirements of Policy PS 1.

It was considered that the planning matters had  ...  view the full minutes text for item 7.

Temporary operation of a meteorological mast and ancillary structures for a period of up to five years.

LOCAL MEMBER: Councillor Elwyn Edwards

Link to relevant background documents

DECISION: To approve

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

Conditions

1.     The development must commence within five years of the date of this decision.

2.     The development must be undertaken in accordance with the following approved plans and documents.

3.     The mast hereby approved must be taken down and the land restored to its previous condition within 5 years to the date of commission. The applicant must inform the Local Planning Authority of the commission date within 3 months of that date.

4.     Prior to the commencement of the development (including the land work and clearance of vegetation), a detailed Method Statement that describes how the site will be returned to its original condition will be submitted to the Local Planning Authority, and it must be approved in writing.  The approved measures should be adhered to and implemented in full.

5.     No development, including site clearance, will commence until a Construction Environmental Management Plan (CEMP) has been submitted to the Local Planning Authority and approved in writing by it.

6.     No development or phase of the development to commence until a Breeding Bird Protection Plan (BBPP) has been submitted to the Local Planning Authority and approved by it.

7.     No development shall be permitted until a biodiversity enhancement plan has been submitted to the Local Planning Authority and approved in writing by it. The development will be carried out in accordance with the approved details.

8.     No clearance of vegetation, land work or building activities will be permitted during the bird nesting season (1 March to 31 August inclusive) unless this has been agreed in writing beforehand with the Local Planning Authority.  When work is required during this period, a survey of the site must be undertaken by a competent ecologist no more than 48 hours prior to commencing the work. Any recommendations given must be fully implemented, and if operational nests are found, an appropriate protection zone must be established and maintained until the chicks have fledged. 

9.     Devices to divert birds must be installed on each external supporting wire of the mast at a distance of no more than 2 metres in length along them all prior to the mast becoming operational. These devices must be maintained throughout the development's lifespan. Any damaged, removed or disconnected devices must be replaced within one month of finding them.

10. Prior to commencement of building any meteorological masts, or using any building equipment or temporary structure(s) of 50 metres or more in height (above ground level), the developer must submit an aviation lighting scheme to be approved by Cyngor Gwynedd jointly with the Ministry of Defence, noting how the development will be illuminated throughout its lifespan to maintain the requirements of civil and military flying as determined necessary by the Ministry of Defence.

This should include:

a) The details of any building equipment and temporary structures with a total height of under 50 metres or more (above ground level) that  ...  view the full decision text for item 8.

Proposed petrol filling station, electric vehicle charging hub, retail building and creation of new access and associated works to include landscaping. 

LOCAL MEMBERS: Councillor Menna Trenholme and Councillor Cai Larsen

Link to relevant background documents

DECISION: To Refuse

Reasons:

1.     The proposal, due to its location, scale and use is considered to be unacceptable as a result of the level of disturbance and increase in activity compared to the current situation and as a result, the proposal is considered to be contrary to criterion 7 of policy PCYFF 2 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026, which safeguards the amenities of local property occupiers.

2.     The test of the likely significant impact suggests that the proposal may cause a significant impact on the Glynllifon SAC, particularly the lesser horseshoe bat which is a feature of this SAC, as a result of the location of the proposal, the evidence that the area is used by lesser horseshoe bats and that the proposal affects the hedges used by the bats. Insufficient information has been submitted as part of the application to enable the Local Planning Authority to complete an Appropriate Assessment in this case in accordance with the Authority's requirements under the Conservation of Habitats and Species Regulations 2017. It is therefore concluded that there can be no assurance that the proposal will not have a significant or adverse effect on the SAC due to the lack of information and therefore the proposal does not comply with the requirements of the Conservation of Habitats and Species Regulations 2017.

3.     A green infrastructure statement has not been submitted as part of the application and therefore there is no assurance that the proposal complies with the requirements of Chapter 6 of Planning Policy Wales (2024) in terms of the step-by-step approach and biodiversity improvements.

4.     There is currently insufficient information submitted as part of the application for assessing any risk to in relation to contamination in the land. To this end, it cannot be confirmed whether the proposal complies with the requirements of criterion 7 of policy PCYFF 2 or policy PS6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026.’

5.     The site includes a designated main river (Afon Rhosdican) and there are concerns about this development and the future flood risk to the proposal and to third parties. Insufficient information has been submitted as part of the application to ensure suitable and adequate access to machinery to enable future maintenance of the main river and provide a flood flow route/buffer zone to the main river. Without this information, it is considered that the proposal cannot be ensured to comply with the requirements of criterion number 4 of policy PS6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026.

6.     Insufficient evidence has been submitted as part of the planning application to demonstrate that full consideration has been given to the loss of the best and most versatile agricultural land. It is therefore considered to be contrary to the requirements of criterion 6 of Policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026 and the advice provided in paragraphs 3.58 and 3.59 of Planning Policy Wales.  ...  view the full decision text for item 9.

Roadside services and associated works

LOCAL MEMBERS: Councillor Menna Trenholme and Councillor Cai Larsen

Link to relevant background documents

DECISION: To refuse, contrary to the recommendation

Reasons:

Reasons:

1.     The proposal does not fully align with the sustainability principles - in accordance with policy PS6.

2.     The proposal would have a detrimental impact on the area's amenities and those of nearby residents - contrary to criterion 7 of policy PCYFF 2.

3.     The proposal would have a detrimental visual impact - contrary to policy PCYFF 3.

4.     The proposal does not sufficiently mitigate the impact in terms of biodiversity or biodiversity enhancements - contrary to the requirements of policy PS19.

Roadside services and associated work.

Some Committee Members had visited the site on 8 July 2026.

a)     The Senior Planning Officer highlighted that this was a full application for a service station which would provide fuel to vehicles, including an associated shop for a site near the Meifod roundabout. It was explained that the site had been located directly adjacent to the A487 strategic road network and access to the site would be from the roundabout on Pwllheli Road. It was elaborated that the site was outside the development boundary as noted in the LDP; although the site was not located within any other land designations, it was within the Afon Gwyrfai Special Area of Conservation consultation zone on the basis of Phosphorus impact and approximately 300m away from a Wildlife Site.

It was considered that the development would not impede the movement of strategic traffic and confirmation was received that the entrance was safe in terms of highway safety. In addition, the shop located within the same building as the till area for fuel would be an ancillary element to the primary purpose of providing fuel and breaks from travelling, and therefore it was not considered that the shop would likely undermine the retail provision of nearby centres; it complied with Policy TRA 1 of the LDP.

It was elaborated that there was a clear functional and locational rationale for the proposed site, and there were no sites that were more appropriate within the development boundaries. It was considered that the proposal was acceptable in principle under the requirements of Policy PCYFF 1 - the site offered a suitable location within the landscape to provide the development, restricting its visual impact and respecting the landscape and the local environment; consequently, it complied with the relevant requirements of policies PCYFF 3 and PCYFF 4 of the LDP.

It was not expected for the proposal to significantly add to the existing disruption or disrupt residential amenities to an unacceptable extent, subject to relevant conditions. To this end, it was considered that the development complied with policies PCYFF 2 and 3 of the LDP as a result of residential and general amenities.

In the context of transport and access matters, the Transportation Unit had no concerns in terms of traffic levels in and out of the site, nor in terms of the internal arrangements.  It was reiterated that the Government's Trunk Roads Unit was also satisfied with the proposal. It was reported that the conditions would be imposed to ensure that the surface water was appropriately managed and to protect the car share provision.

In the context of biodiversity matters, it was noted that the proposed site was located within the consultation zone of the Afon Gwyrfai Special Area of Conservation on the basis of Phosphorus impact, and in particular because there was an intention to connect to the main sewer (the Waste Treatment Site serving the area was the Llanfaglan site which discharged into Afon Gwyrfai). It was reiterated that information  ...  view the full minutes text for item 10.