Agenda, decisions and minutes

To elect Chair for 2025 - 2026

DECISION: TO RE-ELECT COUNCILLOR ELWYN EDWARDS AS CHAIR OF THIS COMMITTEE FOR 2025/26

RESOLVED: TO ELECT COUNCILLOR ELWYN EDWARDS AS CHAIR OF THIS COMMITTEE FOR 2025/26

To elect Vice Chair for 2025 - 2026

DECISION:

TO RE ELECT COUNCILLOR HUW ROWLANDS AS VICE-CHAIR OF THIS COMMITTEE FOR 2025/26 

RESOLVED: TO ELECT COUNCILLOR HUW ROWLANDS AS VICE-CHAIR OF THIS COMMITTEE FOR 2025/26

To accept any apologies for absence.

None to note

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

a)     The following member declared an interest in relation to the item noted:

⁠Councillor Menna Baines (not a Member of this Planning Committee), in relation to item 7 Wildlife and Countryside Act 1981, on the agenda, as she had been promoting the application.

After receiving advice from the Monitoring Officer, the Member believed it was a prejudicial interest, therefore she was not present at the meeting.

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

·        Councillor Beca Roberts (who was not a member of this Planning Committee), in item 8.1 (C18/0767/16/LL) on the agenda

·        Councillor John Pughe Roberts (a member of this Planning Committee), in item 8.2 (C24/0072/02/LL) on the agenda

·        Councillor Gruffydd Williams (a member of this Planning Committee) in relation to item 8.3 (C24/1119/42/LL) on the agenda

·        Councillor Edgar Owen (a member of this Planning Committee), in item 8.4 (C20/1079/12/AC) on the agenda ⁠

·        Councillor Gareth Coj Parry (a member of this Planning Committee) in relation to item 8.5 (C25/0245/14/LL) on the agenda

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

As a matter of order, it was reported, as the Chair and Legal Officer were joining the meeting virtually, that the Assistant Head of Planning and Environment 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 28^th April 2025, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 28 April 2025, as a true record.

To consider whether the Authority should make a Definitive Map Modification Order

LOCAL MEMBER: Councillor Menna Baines

Note:   Appendices 1 – 19 included in pack

            Appendix 20 – Treborth Use Timeline (available on request)

DECISION: To authorise the Council to make an order under Section 53 (3)(c)(i), Wildlife and Countryside Act 1981, to register paths A-B-C-D-E-F, as a public footpath on the map and Official Statement.

Note: ⁠As the Council itself was the landowner for most of the relevant period (1995-2015), it would not be appropriate for the Council to support and promote such an Order should there be an objection to the Order. The matter will therefore be referred to the Welsh Government for a decision with the Order being determined through written representation, a hearing or Public Enquiry.

a)     It was reported, in August 2021, that the Council had received an application with supporting evidence from Pentir Community Council under section 53 of the Wildlife and Countryside Act 1981 to register a public footpath on the Definitive Map and Statement in the Treborth area.  The application was made on the grounds that the public had walked along this path, as if they had the right, freely and regularly (i.e., without the landowner's permission, without concealment and without powers), over a continuous period of twenty years. It was noted that the application had been supported by 197 evidence statements by people alleging that they had been using the path. It was explained that the evidence showed public use between 1940 and 2021, the date when the application was made. It was reiterated that four letters of support and supporting photographs had also been submitted with the application.

The path's direction was discussed in detail (from its starting point on Public Footpath Number 12 in the Community of Pentir, along the junction with Public Footpath Number 22 in the Community of Pentir.

In the context of land ownership, it was noted that the path crossed the land of Neuadd Treborth (the former school), which was owned by Mr and Mrs Margeston since July 2014. It was also noted that the path crossed Council land, i.e., the railway bridge, through Treborth Botanical Gardens (which is Bangor University land), then through the Treborth Business Park, where the path runs along unregistered land. It was reiterated that many nearby landowners were also affected by the path. It was highlighted that Cyngor Gwynedd had owned the former school and the land between 1950 and 2014. 

A consultation had been held with all landowners being affected by the path.

Attention was drawn to the observations of the landowners, Mr and Mrs Margeston, who stated that after they had bought Neuadd Treborth back in July 2014, people walking along the path had been challenged, and they had erected a few signs noting that it was private land and signs stating No Public Right of Way.  It was highlighted that the family objected to the application and had evidence noting that people who used the path had been using it with the permission of the former Ysgol Treborth and Penrhosgarnedd Football Club. It was reiterated that the Council was aware that users with authority to use a section of the path claimed did so with the agreement of the Council and Penrhosgarnedd Football Club (these users could not be deemed as long-standing use). 

It was highlighted, when investigating the application, that the evidence suggested that users had also been walking along the section between the botanical gardens, Treborth Business Park and towards Menai Suspension Bridge.  Although no public right of way existed between these two sites, it appeared that users had been using it as a continuation of the path in the application, to reach places such as the Antelope Inn, Menai Suspension Bridge  ...  view the full minutes text for item 7.

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.

Holiday accommodation (amended scheme) involving :-

·        Installation of bases for lodges with associated decking.

·        Installation of bases for glamping pods.

·        Associated infrastructure to include internal roads, parking areas, sustainable and foul drainage systems

·        Soft and hard landscaping to include the felling of some trees,  retention of and undertake improvements to the existing woodland.

·        Erection of reception/sales building and re-cladding of existing building for use as a cycle and e-bike hub with electric charging points.

LOCAL MEMBER: Councillor Beca Roberts

Link to relevant background documents

DECISION: To refuse, contrary to the recommendation

Reasons:

Contrary to TWR Policy 3 Part 1 criteria that the site would lead to an excess of permanent caravan sites or chalet sites or permanent alternative camping sites in the local area which would cause an adverse visual impact and an adverse impact on the amenities of the area and local residents due to disturbance.

Attention was drawn to the late observations form.

Some Members had visited the site on 12-05-25.

Holiday accommodation development (revised plan) which entails:-

·        Laying the foundations for lodges with associated decking.

·        Laying the foundations for glamping pods.

·        Associated infrastructure to include internal tracks, parking areas, sustainable drainage systems together with foul water drainage.

·        Soft and hard landscaping including felling some trees, retaining trees and undertaking improvements to the existing woodland.

·        ⁠Construct a reception/sales building together with re-covering the existing building and use as an ⁠e-cycle hub with electric charging points.

a)     The Development Control Team Leader highlighted that this was a full application to provide holiday accommodation and associated works within an existing woodland to the south-east of the village of Glasinfryn. ⁠It was expressed that since the application was originally submitted in 2018, the development had been revised and reduced several times and the number of units had now been reduced to 25 holiday lodges and 4 glamping pods.

It was noted that the woodland, which forms the boundary with the Class III road towards Glasinfryn, was subject to a Tree Protection Order with the remainder of the site being a candidate Wildlife Site.

Reference was made to policy TWR 3 which allows proposals to develop new static caravan or new chalet sites, or permanent alternative camping accommodation outside Areas of Outstanding Natural Beauty and Special Landscape Areas, subject to relevant criteria.

It was reported that the first criterion specifically referred to an excess of new development, and a 'Landscape Capacity and Sensitivity Study in Anglesey, Gwynedd and the Eryri National Park' to define excess for this site. It was reiterated that the Study identified some capacity for minor to very small developments outside the sites contributing to the Eryri National Park setting within this particular Landscape Character Area, with the Study defining 'very small' developments as those up to 10 units and 'small' developments as between 10 - 25 units. Although the number of units subject to this application was 29 and recognising that this figure was higher than what is defined as a minor development in the Study, consideration was given to the average capacity of areas rather than individual locations, and consideration of the site as being hidden. To this end, it was considered that there was sufficient capacity for the site in this particular area, and as it was an already well-screened non-invasive site it also complied with the second criterion.

In the context of the criterion which refers to the provision of adequate access without significant impairment on the attributes and character of the landscape, together with ensuring that the site is close to the main road network, it was noted that an entrance to the site currently exists with an intention to improve it and provide a visibility splay to the satisfaction of the Transportation Unit as well as protecting the hedge which is subject to the Tree Protection Order.

Reference was made to the contents of the detailed impact  ...  view the full minutes text for item 8.1

Farm diversification project for the siting of 5 holiday accommodation units on the land

LOCAL MEMBER: Councillor John Pughe Roberts

Link to relevant background documents

DECISION: To refuse in line with the recommendation

Reasons:

·        The proposal would create new permanent alternative camping accommodation within a Special Landscape Area and is therefore contrary to point 1 of policy TWR 3 as well as PCYFF 1 of the Anglesey and Gwynedd Joint Local Development Plan (2011-2026) which protects the Special Landscape Area from this type of development.

·        The proposal is contrary to criterion 7 of policy PCYFF 2 of the Anglesey and Gwynedd Joint Local Development Plan as it would be likely to have a significant adverse impact on the amenities of local property owners in terms of more activities, disturbance and noise. 

DECISION: To refuse in line with the recommendation

Reasons:

·        The proposal would create new permanent alternative camping accommodation within a Special Landscape Area and is therefore contrary to point 1 of policy TWR 3 as well as PCYFF 1 of the Anglesey and Gwynedd Joint Local Development Plan (2011-2026) which protects the Special Landscape Area from this type of development.

·        The proposal is contrary to criterion 7 of policy PCYFF 2 of the Anglesey and Gwynedd Joint Local Development Plan as it would be likely to have a significant adverse impact on the amenities of local property owners in terms of more activities, disturbance and noise. 

Farm diversification plan for the siting of 5 holiday accommodation units on the land

Some Members had visited the site on 12-05-25.

a)          The Development Control Team Manager highlighted that this was an application to change the use of the land and develop new holiday accommodation in the form of 5 permanent glamping pods, associated parking, adaptations to the access, drainage and landscaping. ⁠ ⁠ It was reiterated that the site was in the countryside and within a Special Landscape Area. To the south of the site was afon Dulas, and the topography of the site slanted down from the road towards the river, and the units would be located on the slope above the river. It was reported that residential property abutted the site as well as one exterior building not in the ownership of the applicant, near the existing access.

It was explained that the pods were the type which meant that policy TWR 3 applied. Attention was drawn to point 1 policy TWR 3, which confirms that proposals for the development of new static caravan sites, holiday chalet sites or permanent alternative camping accommodation will be refused within the Anglesey Area of Outstanding Natural Beauty, Llŷn Area of Outstanding Natural Beauty and the Special Landscape Areas. In light of this, the proposal was fundamentally contrary to point 1 of policy TWR 3 and policy PCYFF 1 as it would establish a new permanent alternative camping site within a Special Landscape Area.

It was highlighted that the nearest dwelling house to the site was located at the bottom of the track, which would be used by the users of the proposed holiday units. Currently, agricultural fields and a river surrounded this dwelling house, which was in a relatively private, still and tranquil location where there was not much activity and disturbance caused to the property's occupants. Introducing an alternative camping site at this location would have the potential to cause unacceptable detrimental impact on nearby property due to increased activity, noise and disturbance by visitors. The nature of holiday use involved different movements to permanent residential units, and the applicant did not live on the site to be able to supervise and manage the site and respond to any issues or problems that may arise at the time. It was considered that the proposal was contrary to the requirements of criterion 7  ...  view the full minutes text for item 8.2

Full application for the proposed erection of up to 14. No. Affordable Dwellings (C3 class use) with associated development including creation of a new vehicular access and estate road, amenity space, landscaping and biodiversity improvements.

LOCAL MEMBER: Councillor Gruffydd Williams

Link to relevant background documents

DECISION: ⁠To delegate the right to the Head of Environment to approve the application with the following conditions:

1.         Time

2.         Development to comply with the approved plans

3.         Must submit and agree a programme for providing affordable housing

4.         Must agree on external materials including the roofing slates

5.         Removal of Permitted Development Rights

6.         Welsh Water Condition

7.         Highways Conditions

8.         Biodiversity Conditions

9.         Building Control Plan

10.       The housing estate and individual houses must be given Welsh names

11.       Restrict the use to C3 use class only

12.       Landscaping to be completed

13.       Agree on the details of any play equipment

DECISION: ⁠To delegate the right to the Head of Environment to approve the application with the following conditions:

1.         Time

2.         Development to comply with the approved plans

3.         Must submit and agree a programme for providing affordable housing

4.         Must agree on external materials including the roofing slates

5.         Removal of Permitted Development Rights

6.         Welsh Water Condition

7.         Highways Conditions

8.         Biodiversity Conditions

9.         Building Control Plan

10.       The housing estate and individual houses must be given Welsh names

11.       Restrict the use to C3 use class only

12.       Landscaping to be completed

13.       Agree on the details of any play equipment

Land near Helyg, Tai Lôn, Nefyn, Pwllheli, LL53 6LG

Full application to construct 14 affordable houses (use class C3) with associated developments, including extending an existing vehicular road and new estate road, amenity space, landscaping and biodiversity enhancements.

            Attention was drawn to the late observations form.

a)           The Senior Planning Officer highlighted that this was a full application to erect 14 new living units as well as associated works on a site within the current development boundary of Nefyn town, which had been designated specifically for housing in the LDP. The development would offer 4 one-bedroom flats, 5 two-bedroom houses, 4 three-bedroom houses and 1 four-bedroom house. It was noted that the applicant confirmed that the development had been submitted in the form of a neutral plan in terms of occupancy, i.e., a plan that would provide 100% affordable housing with a mix in terms of occupancy being provided (e.g., social rent housing, intermediate affordable rented housing, part-ownership), to meet the need and to allow for change in the circumstances of households once the plan would be built.

It was explained that the site was currently open agricultural land, with cloddiau and hedges surrounding it, and the B4437 main road adjacent to the northern boundary of the site; the site and broader area was within the Llŷn and Enlli Landscape of Outstanding Historic Interest. 

It was reported, in line with the arrangements of the Gwynedd Planning Service delegation scheme, the application was submitted to the committee as the number of houses being provided was 5 or more in total. In line with the appropriate procedure, a Pre-application Consultation Report was received as a part of the application and the developer had advertised the proposal to the public and the statutory consultees before submitting a formal planning application. A full assessment of all relevant matters was completed, including compliance with adopted policies and guidance, as well as a full consideration of all comments and objections received. Consequently, the proposal as submitted was considered acceptable on the following grounds:

·        That the Authority's adopted policies stated that Councils would seek appropriate levels of affordable housing in the plan area. The proposal provides a development including 100% of affordable units with the Housing Strategic Unit confirming that there is evidence of the need to justify the provision as proposed, to address the needs of the local  ...  view the full minutes text for item 8.3

Application Under Section 73 of the Town and Country Planning Act to Vary Condition 2 on Planning Permission C04A/0771/12/MW (Removal of Material from a Mineral Working Deposit) to Allow a 2-Year Extension for the Completion of Minerals Operations up until 31/12/2022, With Final Restoration Completed by 31/12/2023

LOCAL MEMBER: Councillor Edgar Owen

Link to relevant background documents

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

Reasons:

1.     The application has not provided a sufficient restoration and after-care plan as requested in criterion 10 of policy MWYN 3 and policy MWYN 9 and therefore, it is not possible to disregard the detrimental impact of the development on visual amenities and the Special Landscape Area, contrary to policies PCYFF 3 and AMG 2 of the JLDP.

2.     No Welsh Language Statement has been submitted in accordance with policy PS1 of the JLDP.

Hafod Y Wern, Waunfawr, Caernarfon, Gwynedd, LL54 7AQ

Application under Section 73 of the Town and Country Planning Act to Vary Condition 2 of Planning Permission C04A/0771/12/MW (Move Material from Mineral Working Deposits), to Approve a Two-Year Extension to Complete the Minerals Work up to 31/12/2022, with Final Restoration to be Completed by 31/12/2023.

a)    The Senior Minerals and Waste Officer highlighted that the current permission was for the removal of slate waste from mineral works deposits at Hafod y Wern quarry, Betws Garmon, near the village of Waunfawr. ⁠ ⁠

In the context of the principle of the proposal, it was noted that Policy MWYN 3 supported mineral developments, subject to compliance with a series of criteria, with criterion 10 requiring that "The proposal includes a scheme for the after-use of the site and details of the restoration and after-care required to achieve it in accordance with Policy MWYN 9". Policy MWYN 9 states that applications for mineral works will be refused unless a restoration, after-care and after-use plan is submitted. It was reiterated, in addition to the requirements of this policy, that the current planning permission was the subject of a condition which asked for the introduction of a restoration and after-care strategy within a year of the permission.⁠ Despite the authority making many requests for the information, the applicant has not provided a restoration and after-care plan and therefore the application is contrary to criterion 10 of policy MWYN 3 and policy MWYN 9.

When considering the visual amenities and the landscape, reference was made to policies PCYFF 3, AMG 2, MWYN 3 and MWYN 9 of the LDP, which were relevant policies in relation to the visual impact and the landscape. It was noted, in the absence of adequate restoration and after-care proposals for the site after the disposal of mineral waste ceased, the Minerals Planning Authority could not be certain that the appearance of the site would not have a detrimental impact on visual amenities and the Special Landscape Area and, subsequently, it did not comply with policies PCYFF 3, AMG 2, MWYN 3 and MWYN 9 of the LDP.

In the context of residential amenities, the proposal did not include any changes to the working arrangements permitted for the site, and it was not considered that extending the duration of the development would have a detrimental impact on the area's amenities, therefore it complied with the requirements of policy PCYFF 2. However, this did not overcome the refusal reasons relating to the principle of the development.

In the context of highways, the proposal would not change the arrangements of the vehicular access or traffic deriving from the development and the local highways authority had confirmed that they did not have an objection to extending the development; therefore, it was considered to comply with policy TRA 4, but it was emphasised that this did not overcome the refusal reasons based on the principle of the proposal.

When considering Ecology matters, it was reported that  ...  view the full minutes text for item 8.4

Upgrade and re-build of an existing stadium pitch

LOCAL MEMBER: Councillor Gareth Coj Parry

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application, subject to the following conditions, and receiving additional information to come regarding the comments of Heneb and Welsh Water.

Conditions:

1.     To commence the work within five years

2.     In accordance with the plans

3.     To restrict working hours to 08:00 to 18:00 from Monday to Friday and 08:00 to 13:00 on Saturday

4.     To introduce biodiversity enhancements.

5.     Conditions that are relevant to Welsh Water observations

6.     Conditions that are relevant to Heneb's observations

Upgrading and reconstruction of existing football stadium

            Attention was drawn to the late observations form.

a)     The Development Control Team Leader highlighted that this was a full application that would involve levelling and re-creating the original pitch, installing layers of different materials, including sand and gravel, to ensure adequate drainage. The drainage work would include drainage pipes and a retaining wall, with a fence of soft railings being set around the new pitch. It was explained that the site was located within the site of the existing Caernarfon Town football pitch which was within a residential area and the town's development boundary.

Fundamentally, the proposal was one to refurbish and upgrade the existing facilities on the site, with local leisure and community facilities which matters to the health, social, educational, linguistic and cultural needs of Gwynedd, as well as its economic well-being. It was considered that the proposal and its scale at this location was suitable and acceptable in terms of policies PCYFF 1 and ISA 2.

It was acknowledged that the location of the proposal was within a residential area, but it was also an existing football pitch. It was not considered that the proposal, including the fence and the retaining wall, created an alien feature, considering the existing buildings and structures. It was reiterated that the field was partially visible from public areas, but the development did not offer completely new elements to those that already existed on the site. The use of the site will not change, therefore, the impact on neighbours in terms of busyness and disturbance will continue in the same way. It was reiterated that a condition would be set following the Public Protection comments to control the construction hours on the site in order to reduce the noise levels and potential impacts on nearby neighbours. Therefore, to this end, it was considered that the proposal was acceptable in terms of the impact on the area and local neighbourhood, as well as appropriate planning conditions to ensure biodiversity improvements because of the proposal.

Attention was drawn to the fact that Heneb's comments confirmed that there was a need to undertake a geophysical survey of the application site to be able to assess the potential for archaeology and how to address what is found on the site before a decision is released. After completing this work, it would be possible to impose specific conditions for further archaeological requirements, and therefore, it was considered that the proposal was acceptable in terms of policy AT 4.

Similarly, Welsh Water had confirmed an objection which stood based on the location of the public sewer compared to the proposed work. It was noted that the agent was working with Welsh Water to find a solution. It was reiterated that the response of Welsh Water also referred to the possibility of coming to an agreement for moving the sewer and therefore, ultimately, it was considered that the proposal was acceptable once a solution was agreed between the applicant and Welsh  ...  view the full minutes text for item 8.5