Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillor Elin Hywel and Councillor Berwyn Parry Jones; Cllr Llio Elenid Owen (Local Member application 5.7)

Cllr Dyfrig Siencyn was welcomed as a new member of the Committee.

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 on the Board of Governors 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.

b)     Iwan Evans (Head of Legal Services – Monitoring Officer) declared an interest in item 5.1 (C26/0238/15/LL) as his brother was the relevant architect. The officer was of the opinion that it was a prejudicial interest, and he left the Chamber during the discussion on the application.

c)     The following Member declared that he was a local member in relation to the item noted:

Councillor Gwilym Evans (who was not a Member of this Planning Committee), in item 5.1 (C26/0238/15/LL) on the agenda.

The following Member declared that he was representing the Local Member in relation to the item noted:

Councillor Gareth Williams (who was not a Member of this Planning Committee), in item 5.4 C25/0777/39/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, 18^th of May 2026, be signed as a true record.

The Chair signed the minutes of the previous meeting of this committee, held on 18 May 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 defer to conduct a site visit

Erection of new dwelling

a)    The ⁠Senior Planning Officer highlighted 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 in this case, and it was not necessary to provide an affordable element.

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 residential amenities, significant concerns were raised about the impact of the development on neighbouring properties. Although the proposed balcony had been reduced, it remained a prominent feature at the rear of the property and was likely to cause over-looking and privacy issues – these risks particularly affected residents of the neighbouring chapel and No. 10 Warden Street.

In addition, it was considered that  ...  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 defer to conduct a site visit

Erect a new 2400mm high fence around part of the playing field boundary.

a)    The Senior Planning Officer stated that it was a full application for the erection of a fence around part of the playing field boundary at Ysgol Syr Hugh Owen.

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, which relates to community facilities, including schools, and states that the LDP will 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 and 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  ...  view the full minutes text for item 7.

Resubmission of a previously refused application to remove a section 106 agreement in connection with planning permission C10D/0017/33/LL relating to the erection of an affordable dwelling on part of a field near Penboncyn, Boduan, Pwllheli. 

LOCAL MEMBER: Councillor Anwen J Davies

Link to relevant background documents

DECISION: To Refuse

Reason:

It is considered that the Section 106 Agreement that restricts the property to an affordable house for local need continues to have a relevant purpose for planning need, and therefore, that it continues to be in compliance with the guidance as part of 'Planning Obligations' Community Infrastructure Levy 2010 and Circular 13/97, Planning Policy Wales, Chapter 3 "Making and Enforcing Planning Decisions" and the Town and Country Planning (Modification and Discharge of Planning Obligations) Act 1992. The removal of the agreement as noted in the application, would also undermine the Council's strategy in relation to safeguarding an acceptable number of affordable houses within the county, contrary to the relevant requirements of Policy TAI 15 of the Joint Anglesey and Gwynedd Local Development Plan together with relevant guidelines in the relevant Planning Guidance: Affordable Housing, Supplementary Planning Guidance: Planning Obligations and Technical Advice Note 2:  Planning and Affordable Housing.  

Re-submission of an application previously refused to revoke a 106 agreement relating to the erection of an affordable house permitted under reference C10D/0017/33/LL on part of a field near Penboncyn, Boduan, Pwllheli.

a)     The Planning Manager highlighted that it was an application to revoke a 106 agreement attached to planning permission in 2010 which ensured that the property would be an affordable unit with a discount of at least 40%. The application had been submitted as the current owners did not consider the house to be an affordable house, even at a discounted rate due to its financial value. It was noted that the property had not been constructed, but that work in connection with the planning permission, including the entrance, had commenced and therefore the planning permission was extant. The property, if built in accordance with the permitted plans, would be a single-story detached house with 4 bedrooms and a living room located within the Boduan rural area which was well outside any current development boundary, and therefore in open countryside.

From a planning history perspective, the original applicant's application (not the current applicants) had been assessed and the need for affordable housing was proven. However, the size of the property was significantly larger than usual for a 4-bedroom affordable house and therefore, the recommendation made by officers then was to refuse the application. The application was discussed at the planning committee at the time and members had resolved to go contrary to the recommendation and approve the application subject to the completion of a 106 agreement. It was reiterated that Boduan was no longer defined as a rural village and therefore, the site was in the open countryside in terms of the relevant planning consideration.

It was noted that a previous application for the revocation of the 106 had been refused under delegated rights and the application had been submitted to the planning committee for a decision at the local member's request. 

Reference was made to the procedure for assessing the revocation of 106 agreements, the specific criteria and that the agreement remained relevant – the agreement for ensuring that the unit was affordable in perpetuity. The site was originally in a location directly near a building coloured on the Gwynedd Unitary Development Plan proposals map, which defined Boduan as a Rural Village and, therefore, without complying with an affordable housing policy at the time it would not have been granted planning permission in the first place. It was reiterated that the need for affordable units in the area of Boduan continued and surrounding areas which had been evidenced by the comments of the Housing Strategic Unit. There was no other means of ensuring that the unit was affordable and therefore the agreement was considered to remain relevant.

It was highlighted that information submitted as part of the application referred to valuation, but had not been included, and that the applicants considered that the price was too high to be affordable and therefore available to those  ...  view the full minutes text for item 8.

Full application for the demolition of an existing dwelling (C3 use) and construction of a new replacement dwelling (C3 use) with improvements to an existing access. 

LOCAL MEMBER: Councillor John Brynmor Hughes

Link to relevant background documents

DECISION: To approve, contrary to the recommendation

1.     5 years

2.     In accordance with the plans

3.     Finish and slates on the roof

4.     Archaeology condition - archive record

5.     Biodiversity enhancements

Full application to demolish an existing dwelling (C3 use) and construction of a new replacement dwelling (C3 use) with improvements to an existing access.

a)     The Planning Manager highlighted that the proposal entailed the demolition of an existing empty building (which had clearly retained its status as a residential property) and the erection of a 4-bedroom, two-storey building partially over the footprint of the existing property but would be slightly higher. It was explained that the site was located within the development boundary of the village of Sarn Bach with a parallel class 3 public road and a public footpath leading off the road through the site. It was added that an existing vehicular entrance led past the gable of the property serving the site and was access to an established camping and touring caravan site attached to the property to the rear of the main building. The neighbouring buildings were to some extent a mix in design and finishes, but all included common features in form and finishes such as slate roofs and a finish of natural stone and render. 

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

In the context of the principle of the development, policy TAI 13 (demolition and re-erection of houses) was considered, highlighting that policy TAI 5 was not relevant because the existing property, considering its delegated rights to extend, was beyond the requirements of the policy. It was noted that the proposal complied with the requirements of policy TAI 13 and that there was no objection to the principle of demolishing the property and erecting another in its place.

However, it was considered that the proposed property, due to its design, finishes and scale would completely change the character of the site and attract the eye to an unacceptable degree. It would not respect its site context and location within the village. It was recognised that various examples of development had been permitted within the area, but that each application had to be considered on its own merit – in this case, it was not considered that the proposal had entirely succeeded in enhancing the character and appearance of the site as the design would create a much more prominent feature and would not integrate or contribute positively to the local streetscape and the development pattern of the surrounding area. The view was supported by the observations of the AONB Unit. It was accepted that an effort had been made to change the design of the property, but it was not possible to overcome all the concerns in terms of visual impact and impact on the AONB. To this end, the proposal conflicted with the relevant requirements of policies PCYFF 2, PCYFF 3 and AMG 1 of the LDP together with the advice of Technical Advice Note 12.

Reference was made to matters regarding residential amenities, transport, language and biodiversity, noting that they were acceptable.

The proposal was considered unacceptable in its submitted form as it  ...  view the full minutes text for item 9.

Proposed development for the change of use of the former Waterloo Inn Public House (A3 use) and part of the former WH Smiths & USC units (ancillary A1 use) to form 13 no. self-contained residential flats (C3 use) along with internal alterations and reconfiguration to combine two existing retail units to provide stalls for retail purposes on the ground floor.

LOCAL MEMBERS: Councillor Dylan Fernley and Councillor Nigel Pickavance

Link to relevant background documents

DECISION: To approve subject to conditions:

1.         Time - Five years

2.         In accordance with the plans 

3.         Restrict the use class to C3 residential dwellings only

4.         Restrict the construction hours

5.         The objectives of the Green Infrastructure Statement must be implemented

6.         Affordable housing condition

7.         Welsh name

Note: Dŵr Cymru

Proposed development for the change of use of the former Waterloo Inn Public House (A3 use) and part of the former WH Smiths & USC units (ancillary A1 use) to form 13 self-contained residential flats (C3 use) along with internal alterations and reconfiguration to combine two existing retail units to provide stalls for retail purposes on the ground floor.

a)     The Senior Planning Officer highlighted that it was a full application for a property located within the boundary of the Sub-Regional Centre and therefore the principle of developing the site had to be considered against Policy TAI 1 of the LDP. It was reported that the indicative housing supply level for Bangor over the LDP period was 969 units. During the period between 2011 and 2025, it was noted that a total of 821 units had been completed in the city and the windfall land bank i.e. sites with extant planning permission on sites not designated for housing, stood at 164 units in April 2025. While the provision was already being addressed through the sites in the land bank, in such circumstances consideration would be given to the units that had been completed thus far within the Main Centres tier. Policy PS 17 of the LDP stated that 53% of housing growth would be located within the Sub-Regional Centre and Urban Service Centres with a shortfall of 135 units in terms of windfall provision within this tier.

By adding 13 residential units to the housing stock, this development would help to contribute towards the LDP's housing targets in a way that responded positively to the requirements of the local housing market and, therefore, it was believed that the proposal could be accepted under TAI 1 and PS 17 of the LDP. It was noted that Policy TAI 9 of the LDP approved the sub-division of existing properties into self-contained flats provided they conformed to a number of criteria discussed in the report. It was believed that the proposal was acceptable based on the requirements of Policy TAI 9.

Reference was made to the Housing Mix assessment, which was part of the Welsh Language Impact Assessment submitted, which noted that the projections of the Gwynedd Local Housing Market Assessment 2018-2023 showed a continuous growth in the number of 1 and 2 people households against a consistent shortage of suitable property. It was highlighted that the assessment indicated that while there was good provision for the student accommodation market in Bangor, there was a significant shortage in the young professionals' market for high-quality units. It was considered that sufficient evidence had been submitted that there was a local demand for the size and type of units proposed here and, therefore, that the housing mix was appropriate and complied with policy TAI 8.

The site was located in a mixed-use area, which included residential uses as well as commercial and business uses. It was not considered that there would be a significant impact on the residential amenities of nearby properties in terms of over-looking  ...  view the full minutes text for item 10.

Application for the operation of inert waste materials recycling, screening and recovery plant

LOCAL MEMBER: Councillor Dafydd Davies

Link to relevant background documents

DECISION: To delegate powers to the Assistant Head of the Environment Department to approve the application, with conditions relating to the following:

1.     Development to commence within 12 months of permission date.

2.     Operations shall cease by 31/12/2028. Restoration of the site by 30/06/2029 (to correspond with minerals permission ref. C24/1126/34/AC).

3.     In accordance with the approved plans.

4.     ⁠Mark the boundaries of the permission area and build a surface water collection point, including a bund to keep them on the site before commencing the development. 

5.     Restriction on Permitted Development Rights, buildings, erection of structures, private roads, floodlighting and fences.

6.     Nothing other than inert waste excavation material shall be imported to the site (Waste Codes noted in the Waste Planning Assessment). An inspection of the material should be available upon request.

7.     No more than 50,000 tonnes of inert waste material is permitted to be carried to the site per year. No more than 20,000 tonnes will be stored on the site at any time.

8.     Unless otherwise agreed in writing, the details of the location and specifications of any floodlights will be submitted for the approval of the Waste Planning Authority before the installation work.

9.     Working Hours (to correspond with the existing).

10.  Noise restrictions (to correspond with the existing).

11.  Noise Control Plan to be submitted within 3 months of obtaining permission.

12.  All vehicles, equipment and plant operated on the site will be maintained in such a way so as to restrict the maximum levels of noise emissions to those noted in the manufacturers' specification. No equipment, plant or machinery will be operated on the site unless they have been installed with noise prevention screens, casework enclosures and silencers.   ⁠ ⁠⁠

13.  No operations on the site shall be undertaken in such a manner as to cause the raising of fugitive dust, and a water spray or other dust suppression system shall be maintained on site at all times together with an adequate supply of water. Stockpiles of materials and areas traversed by wheeled vehicles or within which the handling or movement of material is undertaken shall be watered or otherwise treated at such times and intervals as may be necessary to prevent the raising of such dust.  ⁠ 

14.  The surface of the site access to the public highway shall be kept free from mud and other debris and maintained at all times in a condition acceptable to the Waste Planning Authority such as to ensure that mud is prevented from being deposited onto the public highway.  

15.  Sheeting of lorries leaving and arriving at site with stone or material less than 500mm.

16.  Restriction of vehicular access to existing access arrangements.

17.  A copy of this determination and the approved plans showing the method and direction of working and restoration shall be displayed in the operator's site office at all times during the life of the site.

18.  The best practicable means and/or ‘white noise’ reversing alarms shall be fitted to mobile plant and vehicles  ...  view the full decision text for item 11.

Change of use of land for the creation of a holiday touring caravan and motor home site (25 units) and tents (10 units) demolition of existing w/c and showering facilities and a new modular amenity block and associated developments

LOCAL MEMBER: Councillor Llio Elenid Owen

Link to relevant background documents

DECISION: To approve with conditions

1.         Time

2.         In accordance with the amended plans.

3.         Limit the number of touring units to 25 caravans and 10 tents only.

4.         Holiday use only and keep a register.

5.         Touring unit's holiday season - 1 March to 31 October.

6.         No storing of touring caravans on the site.

7.         Trunk Road Conditions

8.         Natural Resources lighting condition

9.         Biodiversity Conditions

10.       Construction work hours

11.       Welsh name

12.       Welsh language Signs

13.       Hard-standing condition

14.       Footpaths Condition

Notes:

NRW letter note

SUDS note

Licensing Note

Application for the change of use of land for the creation of a holiday touring site for caravans, motor homes (25 units) and tents (10 units), demolition of existing amenity building and erection of a new amenity building and associated developments; widening and improving the access to the A487 Trunk Road, including the installation of formal warning signs, which will facilitate the safe and efficient flow of traffic between the site and the A487.

Attention was drawn to the Late Observations Form.

a)           The Planning Officer highlighted that the site was  a countryside site with the entrance located directly from the A487 Trunk Road. Currently, it was explained that the existing single-track entrance served the farm and the existing certified site, which allowed for five caravans and ten tents throughout the year; the site was located in a Wildlife Site and within a Surface Water Flood zone and Small Watercourses 2 and 3.

As the proposal involved a development for a touring caravan site, it was explained that it must be considered under policy TWR 5 of the LDP, which sets out a series of criteria for approving such developments.

The proposed development would be located on a level field surrounded by mature trees along its boundaries and therefore hidden from public locations; included retaining the existing hedge within the site and reinforcing the screening by proposing the planting of a new native hedge around the site to separate the caravan pitch from the wider field. It was noted that the existing facilities building, which included toilets and showers, would be demolished and replaced with a higher quality mobile modular facilities building. It was added that the proposal was designed to meet licensing requirements in terms of space and facilities and therefore it was accepted that the development was standard and therefore compliant with Policy TWR 5 as it met the relevant criteria.

It was reported that the development was of high-quality in terms of design, layout and appearance, located in a non-invasive site which was effectively screened by the existing landscape features. It did not lead to an excess of hard surfaces, and the site was in an accessible location from the point of view of the main road network, where suitable access could be provided without significantly impairing the landscape's character. In addition, planning conditions could ensure that the site was used for holiday purposes only, for touring caravan use only, and that any units were removed from the site during periods when they are not in use.

It was added that the site relied on direct access off the A487 Trunk Road and as part of the application, improvements to the junction were proposed to enable two vehicles to pass safely when joining or exiting the trunk road, together with the installation of appropriate warning signs. The Welsh Government's Trunk Road Unit had originally noted an objection due to a lack of information and concerns about the safety of the access, in particular that the junction was  ...  view the full minutes text for item 12.