Applications for Planning Permission - Cyngor Gwynedd

PLANNING COMMITTEE DATE: 07/03/2007 

HEAD OF SERVICES (PLANNING AND TRANSPORTATION) ARFON AREA 

PWYLLGOR CYNLLUNIO DYDDIAD: 07/03/2007 


EITE 

M 

ITEM 

CAIS RHIF 

APPLICATION 

NUMBER 

1 C06A/0875/11/L 

L 

2 C06A/0880/11/L 

L 

3 C06A/0855/11/C 

T 

4 C06A/0904/11/L 

L 

5 C07A/0003/11/A 

M 

6 C07A/0048/11/R 

3 

7 C07A/0052/13/A 

M 

8 C07A/0034/14/R 

3 

9 C07A/0047/17/R 

3 

10 C06A/0785/22/ 

MW 

11 C06A/0685/26/ 

MG 

CYMUNED 

COMMUNITY 

LLEOLIAD 

LOCATION 

BANGOR PRIF YSGOL CYMRU 

BANGOR, FFORDD 

FFRIDDOEDD, BANGOR 

BANGOR THE OLD GLAN, GLANRAFON 

BANGOR TYN Y COED, 2 SNOWDON 

VILLAS, BANGOR 

BANGOR HEN KWIK SAVE/FORMER 

KWIK SAVE STORE, 371 

STRYD FAWR/371 HIGH 

STREET, BANGOR 

BANGOR GARDD ERW DEG/GARDEN 

TO ERW DEG, 

PENCHWINTAN, BANGOR 

BANGOR TIR GER/LAND BY 79-83 

FFORDD Y CASTELL/CASTLE 

ROAD, MAESGEIRCHEN 

BETHESDA GRAY GARAGE, LON 

NEWYDD, COETMOR, 

BETHESDA 

CAERNARFON LLAIN O DIR I’R 

GOGLEDD/LAND LOCATED 

NORTH, FFORDD TY 

NEWYDD/TY NEWYDD ROAD, 

CAERNARFON 

LLANDWROG YSGOL GYNRADD 

LLANDWROG, LLANDWROG 

LLANLLYFNI LLAIN O DIR CYFAGOS/LAND 

ADJACENT TO GLODDFA, TIP 

GWASTRAFF/REFUSE 

DISPOSAL TIP, CILGWYN, 

CARMEL 

WAUNFAWR LLAIN O DIR CYFAGOS/LAND 

ADJOINING, CEFN RHOS, 

CAEATHRO



Number: 1 

Rhif y Cais: 

C06A/0875/11/LL 

Application Number: 

Dyddiad Cofrestru: 

06/12/2006 

Date Registered: 

Math y Cais: 

LLAWN - CYNLLUNIO/FULL - PLANNING 

Application Type: 

Cymuned: 

BANGOR 

Community: 

Ward: MENAI (BANGOR) 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

CODI NEUADD PRESWYL MYFYRWYR ( 48 O YSTAFELLOEDD ) / 

ERECTION OF STUDENT ACCOMMODATION BLOCK ( 48 BEDROOMS ) 

BLOC D 

PRIF YSGOL CYMRU BANGOR, FFORDD FFRIDDOEDD, BANGOR, 

GWYNEDD, LL57 2DG



Crynodeb o’r Argymhelliad: 

Recommendation Summary: 

To grant planning consent subject to conditions. 

Disgrifiad / Description: 

This application seeks consent to erect a three storey building to provide student accommodation 

consisting of a total of 48 bedrooms. The building is proposed to be sited to the east of the main 

entrance to the sport centre and present University campus. Members will recall that this block formed 

part of the initial Phase 2 student accommodation proposal, but was subsequently omitted prior to 

formal determination. Members will also recall that the present campus junction is to be re-located, as 

part of the overall comprehensive development of the site, eastwards of its present position. The new 

junction will therefore be to the east of the proposed building as opposed to its present location 

alongside 18 Ffriddoedd Road. 

Polisïau Perthnasol / Relevant 

Policies:



Cynllun Lleol Afon Menai / Menai Strait Local Plan: 

Policy 1B presumes against changes from existing land uses other than in accordance with the aims, 

objectives, policies and proposals of the plan. As the present use of the land is for University purposes, 

the proposal does not conflict with that particular policy. 

Cynllun Fframwaith Gwynedd / Gwynedd Structure Plan: 

The proposal lies in accord with Policy D29 which refers to the suitability of the development in terms 

of design and location. 

Polisïau Cenedlaethol / National Policies: 

The proposal lies in accord with planning Policy Wales and the supplementary “Technical Advice Note 

(TAN) 12: Design”. 

Gwynedd Unitary Development Plan: 

In one letter of objection reference is made to Policies A1, A2, A3, B21 (2 and 3) B22, B32, CH37 and 

CH40 of the draft Gwynedd Unitary Development Plan. Comments made by the objector which refer to 

each of these polices are attached to the committee agenda. 

Policy A1. This policy commences by stating “proposals will be refused unless sufficient information is 

provided with the planning application concerning any likely environmental or other impacts”. With 

regard to this policy, the objector refer to alleged noise and light pollution. The purpose of Policy A1 

regards specifically environmental impact and the obligation under the Town and County Planning 

Regulations 1999 which require that certain applications be accompanied with an Environmental Impact 

Assessment as defined under Schedules 1,2 and 3 of those regulations. This proposal does not fall 

within those requirements and therefore the application is not in conflict with Policy A1 . 

Policy A2 states that “Proposals that would, because of their size, scale or location have an unacceptable 

impact on the social, linguistic or actual cohesion of communities will be refused”. The purpose of this 

policy is to encourage cohesive sustainable development which provide links to the community by 

reference to social and cultural character. This policy therefore does not specifically refer to the visual 

impact of each development, but rather, its impact on the linguistic and cultural character of the area. In 

this instance, the proposal provides student accommodation for a University which promotes both the 

Welsh language and other cultural characteristics. Accordingly, the proposal does not conflict with the 

precise meaning and aspirations of Policy A2. 

Policy A3 seeks to refuse any proposals where there may be a “possibility of serious or irreversible 

damage to the environment and community”. This is a subjective issue since, by definition, all 

development has a potential impact on the environment. In this case, it is considered that the proposal 

abides, due to its location close to the University and other amenities, to the principles of sustainable 

development as promoted by “”Planning Policy Wales”. Its location is therefore not unsuitable and its 

overall height is commensurate with the nearest residential property. It is not considered therefore that 

the development would have a demonstrably serious effect to the environment and community. 

Policy B21 (2 and 3). This policy reflects Policy D29 of the Gwynedd Structure Plan and “Technical 

Advice Note 12: Design”, reference to which, will be made later in this report. 

Policy B22 (1, 3 and 4). With regards to this Policy, the proposal is objected on grounds of loss of 

privacy, increased noise and traffic and the enhancement of anti-social behaviour. In terms of privacy, 

the building will be greater than 21 metres from the nearest dwelling and be similar in height to that 

property. Whilst increased traffic is an accepted part of the scheme nevertheless the present junction 

adjoining the objectors’ dwelling will, as part of the overall comprehensive development of the scheme, 

be re-located further away from that property. Moreover, the local highways authority raise no objection 

to the overall scheme as most traffic will be dispensed via three separate entrances. Whilst an assertion 

of anti-social behaviour is being directly made regarding his specific building this is not considered a 

demonstrable ground to refuse planning consent, particularly as no evidence has been submitted to 

support this assertion.



Policy B32 This policy refers to development that creates pollution or nuisance. Being sited within a 

central location to the University and other amenities, this scheme accords with the “Planning Policy 

Wales” aspirations of providing sustainable development, that is, due to its closeness to other facilities 

where other means of transport apart from private cars are available, the development is likely to incur 

less traffic movement in the locality. Moreover, the proposal is unlikely to create greater light pollution, 

noise, and disturbance over and above that which has been already approved. 

Policy CH37. This policy refers to further and higher education development. Unlike the objector, it is 

considered that the proposal accords with the principles of this policy. 

Policy CH40 this policy refers to safeguarding playing fields, play area and open spaces of recreational 

value. Whilst the application site may be an open area, nevertheless it is not a playing field, play area, 

or a space of recreational value. It is considered therefore that this proposal does not conflict with the 

policy. 

Having responded to the above policies, Members need to be made aware also that these at present are 

in draft form. Moreover, objections have been submitted regarding these specific polices as part of the 

unitary plan’s public participation process. Accordingly, whilst appropriate consideration may be 

applied to these individual polices such weigh must be limited in light of these outstanding objections. 

Hanes Cynllunio Perthnasol : 

Relevant Planning History: 

Outline planning consent was granted in April 2005 for the Demolition of existing halls of residence and 

erection of new halls of residence under planning reference C05A/0246/11/AM. 

Detailed planning consent was granted in April 2006 for the erection of student accommodation (Phase 

2), under planning reference C06A/0142/11/LL. As part of that application, the building which is 

currently under consideration was deleted from the scheme and is now re-presented under this 

application for formal determination. 

Ymgynghoriadau / Consultations: 

Cyngor Cymuned / Tref: 

Community Council: 

Uned Drafnidiaeth: 

Transportation Unit: 

Asiantaeth yr Amgylchedd: 

Environmental Agency: 

Dŵr Cymru: 

Welsh Water: 

Adain Iechyd yr Amgylchedd: 

Environmental Health Unit: 

Ymgynhoriad Gyhoeddus: 

Public Consultations: 

Gwybodaeth Ychwanegol: 

Additional Information: 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

This application has been advertise to residents who adjoin the site as 

well as the local press. At the time of preparing this report two letters 

of objection had been received. Copies of these letters are attached to 

this agenda.



As part of this application, a cross-sectional drawing has been submitted showing the proposed street 

scene from Ffriddoedd Road. It is also anticipated that a computer generated street scene will be 

prepared at the date of the Area Planning Committee. Furthermore, Members are informed that the 

application was accompanied by a brief design statement. 

Ystyriaethau Cynllunio Perthnasol Eraill: 

Other Material Planning Considerations: 

There are no prevailing planning polices or national guidance which conflict with this proposal. It is 

advised therefore that any formal determination is made on the application’s individual merits based on 

material planning considerations. 

In comparison to the other approved student accommodation blocks, this proposed building is moderate 

in height. It is predominantly three storeys with a roof which will reflect the character and appearance of 

the remaining development. At its highest it will not exceed 9.5 metres and, in most part not beyond 8.5 

metres. In terms of its surroundings, the building will be positioned some 23 metres from the curtilage 

of the nearest dwelling (18 Ffriddoedd Road) and 28 metres from the gable of that particular dwelling. 

In terms of visual implications, the application must be considered against Policy D29 of the Gwynedd 

Structure Plan as well as national guidelines stipulated in “Planning Policy Wales” and the 

corresponding “TAN 12: Design”. Both local policy and national advice prevail to ensure that all 

development are considered within a framework of good and appropriate design which is not discordant 

in the street scene or harms the visual amenity and character of the area. 

Whilst the architectural appearance of the building will not reflect the present dwellings along 

Ffriddoedd Road, this is not necessarily desired. Whilst residential properties along this road are 

attractive, they bear no common architectural style or rhythm and therefore there is no merit in 

reflecting such eclectic styles whilst conversely, there is merit in reflecting the architectural appearance 

of the remainder of the overall development. 

In terms of design therefore, the building will continue the same architectural theme as the prevailing 

approved development; as the accompanying design statement confirms, “The appearance of the block 

is in line with the principles established by recent planning approvals granted on the site. The 

architectural treatment, palate of materials and external finishes reflect those currently approved”. 

In terms of its location, the building complies with the sustainable development principles of “Planning 

Policy Wales”. As an example, paragraph 2.5.4 of that document states that “….higher density 

development, including residential development should be encouraged near public transport modes, or 

near corridors well served by public transport”. It continues by specifying that any new development 

must be carefully located in a manner that would promote a variety of modes of transport or by 

“Reducing the need to travel, especially by private car, by locating development where there is good 

access to public transport, walking and cycling”. In this instance, the purpose of the student 

accommodation is suitably located within the University campus with most local amenities within 

walking and cycling distance. As a result, the proposal complies with the aspiration of “Planning Policy 

Wales” and “TAN 12: Design”. 

Casgliadau: 

Conclusions:



The scheme lies in accord with all prevailing planning polices and national guidelines. In terms of other 

material planning considerations, the design and appearance of the building is satisfactory and no 

highway issues arise which cause discernable concern. In terms of residential amenities, the building is 

of sufficient distance to the side elevation of the nearest dwelling so as not to cause demonstrable harm. 

Whilst the building may be viewed from that dwelling nevertheless, its distance far exceeds the 

acknowledged best practice of 21 metres and is further mitigated by the presence of a mature hedge. 

Argymhelliad: 

Recommendation: 

In light of the above, it is recommended that the application be approved. 

Recommendation 

I Ganiatau gyda Amodau / To Approve Subject to Conditions 

Conditions 

1. 5 mlynedd/5 years 

2. Cydymffurfio a'r dogfennau/Conform with documents 

3. Gorffeniad allanol/external finish 

4. C4 

5. wedi dileu - gweler TL02 

6. c6 

7. C7 

Reason(s) for Condition(s) 

1. Cydymffurfio â Deddfau Cynllunio Gwlad a Thref. 

To comply with the Town and Country Planning Acts. 

2. Cydymffurfio a darpariaethau Deddfau Cynllunio Gwlad a Thref ac i sicrhau datblygiad 

boddhaol y safle, ac i ddiogelu mwynderau gweledol y cylch. 

To comply with the provisions of the Town and Country Planning Acts and to ensure the 

satisfactory development of the site and to safeguard the visual amenities of the area. 

3. Er lles mwynder gweledol. 

In the interests of visual amenity. 



5. Er lles mwynder gweledol.




6. Er budd diogelwch ar y ffyrdd. 

In the interests of highway safety. 

7. Er diogelu mwynderau yr ardal. 

To safeguard the amenities of the area. 

1. Wrth ystyried y cais yma roedd yr Awdurdod Cynllunio Lleol o'r farn bod y polisiau a 

rhestrir isod yn berthnasol: D29 o Gynllun Fframwaith Gwynedd, 1B o Gynllun Lleol Afon 

Menai. 

The Local Planning Authority is of the opinion that the policies listed below were relevant in 

the consideration of this application: D29 of the Gwynedd Structure Plan, 1B of the Menai 

Strait Local Plan.



Number: 2 

Rhif y Cais: 

C06A/0880/11/LL 



12/12/2006 


Math y Cais: 



Cymuned: 

BANGOR 

Community: 

Ward: DEINIOL 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

CODI CANOPI TYNNU'N OL I GREU LLE YFED A YSMYGU ALLANOL / 

ERECTION OF RETRACTABLE CANOPY TO CREATE AN EXTERNAL 

SMOKING AND DRINKING AREA 

THE OLD GLAN, GLANRAFON, BANGOR, GWYNEDD





Approve application subject to planning conditions. 


This application seeks full planning consent to provide two retractable canopies along the front 

elevation of the present public house. The southernmost canopy will measure approximately eight 

metres in length, whilst the northernmost will not exceed 6.5 metres; both will project two metres above 

the public seating area on Glanrafon and neither will display any advertisements. 

Whilst the application building is not listed nevertheless it adjoins a pair of listed cottages to the north 

east along Glanrafon. Furthermore, whilst the building does not directly lie within a conservation area it 

does, nevertheless overlook the boundary of the Bangor Conservation Area. 

Whilst Members will note (as part of the submission) the proposed provision of a seating area outside 

the building’s main entrance, this element does not require the express consent of the local planning 

authority particularly, as it does not amount to development, or the change of use of private land. It is 

therefore the canopies alone that are the subject of any formal planning determination. 


Policies: 


Policy 6D presumes against proposals which would involve the unsympathetic alteration of buildings 

which in the opinion of the local planning authority are of “distinctive and attractive architectural 

character”. It is considered that this building falls under such a definition. 

Policy 6DD presumes against proposals which would affect the setting and environment of listed 

buildings and conservation areas. 


Policy D22 emphasise that any development in close proximity to a listed building will be carefully 

controlled. 

Policy D26 emphasise that all development in proximity to a designated conservation area will be 

carefully controlled as to protect the character and appearance of that area. 

Policy D29 seeks to ensure that new alterations to existing buildings exhibit a high standard of design 

and are suitably sited in the townscape. 


With regards to this proposal, reference is made to Planning Policy Wales and Circular 61/96 “Planning 

and the Historic Environment”. 

Reference is also made to Planning Policy Wales and the supplementary “Technical Advice Note 12: 

Design”. 



There is no planning history which is considered salient in the determination of this application.








Refusal as the use of the pavement as a seating area would increase the 

level of noise and disturbance in the vicinity to the detriment of the 

character of the area and amenities of nearby properties together with 

the safety of pedestrians and other road users. 

This application has been advertised in the locality. Several letters of 

objection have been received including the “Centre of Bangor Tenants 

and Residents association” (COBTRA). It is drawn to Member’s 

attention that these observations are attached to this agenda. 



No additional information was submitted as part of this application. 



Many of the letters received by the local planning authority object to the scheme on the grounds of 

potential detriment to residential amenities. These are considered to be genuine concerns particularly as 

the provision of an outside seating area would extend the activities of the public house into an external 

domain. Planning legislation is exercisable in determining those matters which directly require planning 

consent and not any issues that may arise as an indirect result or consequence of such a determination. 

In this particular case, it is the canopies only that require planning permission. The seating area avoids 

requiring the express consent of Gwynedd Council, as the local planning authority, as it does not 

amount to development or involve the change of use of private land. The letter received from COBTRA 

accurately emphasise that the control of out door drinking may be restricted under the prevailing 

Licensing Act, and other bodies/agencies such as the Licensing Officer, Local Highway Authority and 

North Wales Police. Indeed, the only consideration that can be exercised in this particular case is the 

visual effect of the proposed canopies on the character of the area and that of the building. 

Casgliadau: 

Conclusions: 

In terms of appearance, both national and local advice prevail to ensure that all development are 

considered within a framework of good and appropriate design which is not discordant in the street 

scene, or harms the visual amenity and character of the area. 

Whilst the canopies may alter the front elevation of the building, it would not be to a degree that would 

result in the unwarranted detriment to the character and appearance of the property particularly, as both 

are retractable and will display no advertisement. The building has a degree of architectural 

attractiveness which reflects its use and purpose; its attractiveness and character therefore is one of 

being identified as a public house with the embellishments and paraphernalia which is associated with 

such a use. The addition of the retractable canopies would not therefore appear as incongruous external 

features or appear discordant given the purpose of the property and their presence would not interrupt 

the balance of the building’s architectural arrangement. Moreover, the proposed canopies are retractable 

and ephemeral in nature and therefore provide no demonstrable harm to the varied character of the 

conservation area or, indeed, the setting of the adjoining listed cottages.



Argymhelliad: 


It is appreciated that the provision of the retractable canopies will have an indirect consequence of 

creating a situation for which there is genuine local concern. However, it is advised, in planning terms, 

whether the canopies exist or not, this determination would not prevent the provision of the seating area 

or, indeed outdoor drinking. Such activities may only be controlled by separate legislation and/or bylaws. 

As the canopies do not harm the character of the building or indeed demonstrably diminish the 

varied character of the conservation areas or setting of the listed buildings, it is recommended that the 

canopies be approved subject to condition that they be retracted during closing times and display no 

advertisement. 



Conditions 



3. c3 

4. C4 











In the interests of visual amenity.




rhestrir isod yn berthnasol: S22, D26, D29 o Gynllun Fframwaith Gwynedd, 6D, 6DD o 

Gynllun Lleol Afon Menai. 


the consideration of this application: D22, D26, D29 of the Gwynedd Structure Plan, 6D, 

6DD of the Menai Strait Local Plan.



Number: 3 

Rhif y Cais: 

C06A/0855/11/CT 



30/11/2006 


Math y Cais: 

C G GWARCHOD COED/TPO CONSENT 


Cymuned: 

BANGOR 

Community: 

Ward: MENAI (BANGOR) 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

TORRI COED O FEWN ARDAL CADWRAETH / FELLING OF TREES IN 

CONSERVATION AREA 

TYN Y COED, 2, SNOWDON VILLAS, BANGOR UCHAF / UPPER BANGOR, 

BANGOR, GWYNEDD





To approve planning consent. 


This application seeks planning consent to fell several trees which lie within the Upper Bangor 

Conservation Area. In the main, the proposed work amounts to the removal of five Pine Trees and Six 

Sycamores although some Ash stubs also need removing. It is stated that the works are necessary as 

they are causing structural damage to a retaining wall near to a public highway. 


Policies: 


Policy 6DD of the Menai Strait Local Plan seeks to ensure that characters of Conservation areas be 

presereved. 



The site has no planning history. 




No objections subject to the implementation of a re-planting scheme 

before the end of the current planting season in order to preserve the 

character of the area. 



Additional information has been received from the Council’s Highways Unit the contents of which are 

expressed under “Other material considerations”. 



The local planning authority has received a formal response from the Council’s Highways Unit. In that 

correspondence, real concern is expressed that the trees, in their present state, is affecting the structural 

integrity of the present retaining wall. Any continuing damage will result in the real possibility of the 

present trees falling across the adjoining public highway with the potential of harming pedestrian and 

motorists. 

Casgliadau: 

Conclusions: 

The present trees visually contribute to this part of the Upper Bangor Conservation Area. However, 

there is strong concern from a public safety aspect that their condition and damaging effect on the 

present retaining wall is likely to provide a present danger to both pedestrians and motorist and this, 

ultimately, must outweigh any issues of visual amenity. However, as a measure of mitigation, the 

response made by Bangor City Council is considered reasonable and justified and, accordingly, it is 

recomended that any resolution to grant felling consent must be attached with an appropriate re-planting 

scheme condition. 

Argymhelliad: 


As a consequence of the above, it is recommended that the planning application be approved subject to 

an appropriate re-planting scheme being implemented within the first planting season.





Conditions 



3. C3 











rhestrir isod yn berthnasol: D29 o Gynllun Fframwaith Gwynedd, 6DD o Gynllun Lleol 

Afon Menai. 


the consideration of this application: D29 of the Gwynedd Structure Plan, 6DD of the Rural 

Arfon Local Plan.



Number: 4 

Rhif y Cais: 

C06A/0904/11/LL 



21/12/2006 


Math y Cais: 



Cymuned: 

BANGOR 

Community: 

Ward: HIRAEL 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

NEWID DEFNYDD O SIOP I HWYLFAN / CHANGE OF USE FROM SHOP TO 

CHILDREN'S PLAY CENTRE 

HEN KWIK SAVE STORE / FORMER, KWIK SAVE STORE, 371 STRYD FAWR 

/ 371 HIGH STREET, BANGOR, GWYNEDD LL57 1YR





Approve subject to opening hours condition. 


This application seeks planning consent to change the use of the former Kwiks building from Class A1 

(shop) as defined in the Use Classes Order 1987, to Class D2, specifically, as a children’s soft play area. 

Most of the proposed use will be contained within the building’s ground floor although some limited 

first floor provision will accommodate a stores area, staff room and toilets. The ground floor will consist 

of a main play area and toddler’s play together with two small party rooms, a modest cafe area, 

reception desk and visitor’s toilets. No external structural alterations are proposed, although it is 

reasonably anticipated that the building will be refurbished and appropriate signages displayed. 


Policies: 


The proposal accords with the main aspirations of section 4 of the Local Plan, which is to pursue the 

development of employment opportunities and develop a diverse economic base. 

Policy 4C gives sympathetic consideration to proposals for commercial use of vacant buildings. 

Policy 12A seeks to grant consent for the development of leisure/recreational facilities where these are 

not likelty to conflict with the aims, objectives and policies of the local plan. 


Policy B1 supports employment generating developments which are acceptable to the local planning 

authority in terms of location, siting, scale and access. 

Cynllun Datblygu Unedol Gwynedd (Drafft Adneuo) : 

Gwynedd Unitary Development Plan (Deposit Draft): 

The development accords with Strategic Policy (SP) 6, which gives priority to making appropriate and 

suitable uses of buildings which are vacant or not used, to their full potential. 

The development accords with SP14 which seeks to support and fulfil a recognised need of sport and 

leisure facilities. 

Moreover, the development accords with SP16 and 17 which seeks to strengthen and diversity the local 

economy and develop and improve the variety and quality of tourist facilities and attractions 

respectively. 

The application also accords with Policy D12 which refer to the preferred provision of attractions and 

facilities located within a settlement boundary. 


As part of this application’s consideration reference is made to the “Planning Policy Wales” document 

together with the subsequently released “Ministerial Interim Planning Policy Statement: Planning for 

retailing and Town Centres” (MIPS). 

As a supplementary to “Planning Policy Wales”, reference is also made to Technical Advice Note 

(TAN) 16 “Sport and Recreation – 1998”. Whilst this is currently under review and a new draft version 

is undergoing consultation nevertheless, at the time of preparing this report, this revised TAN 16 has not 

been formally adopted and therefore can be attributed little weight.





The present land/building has no planning history post 1970. 








Dŵr Cymru: 

Welsh Water: 





Dim gwrthwynebiad/No objection 

Dim gwrthwynebiad/No objection subject to a railing being erected 

to prevent children running onto the High Street/Glynne Road. 



Dim gwrthwynebiad/No objection subject to mitigation conditions to 

remove any asbestos within the building. 

The proposal has been advertised in the area. Several letters of 

objection have been received. These are attached to the committee 

agenda. 



Members are advised that the planning application is accompanied with a “Supporting Document For 

Change Of Use Application For an Indoor Children’s Play Area”. As part of the report, emphasis is 

made on the following provision: 

(i) safe indoor play for children 

(ii) exercise opportunities for children 

(iii) facilities for those with special needs 

(iv) safe environment for young parents to meet 

It is also stipulated that the facility will be open for 8 hours a day from 9.30 am to 6.30 pm. 



Most, if not all, of the letters of objection to the scheme refer to concerns regarding lack of parking, 

transport congestion, anti-social behaviour and other general disturbance. However, these letters of 

objection fail to recognise the existing lawful use of the building as a Class A1 shop with unrestricted 

opening hours. Whilst the previous shop had an associated parking area across the road nevertheless, 

this was not as a result of any planning caveat or requirement as the use was introduced but a time when 

such matters were of little concern. As a consequence, the sub-division of the present building from its 

former car park does not relinquish the legal use rights of the building as a shop. Accordingly, this 

would allow its re-opening without any need for further planning permission, car parking, or the 

imposition of any planning restriction regarding opening hours. In comparison therefore, the use of the 

building as a play centre which will open from 9.30 am to 6.30 pm will result in significantly less, not 

more, opportunities for traffic congestion and late night anti-social behaviour. Accordingly, it is not 

considered that the concerns raised through public consultation are demonstrable in comparison with the 

present lawful use of the building.



Casgliadau: 

Conclusions: 

The proposal conforms with the aspirations of the Menai Strait Local Plan which is to “…. Pursue the 

development of employment opportunities” – whilst no prevailing policy exists within that document 

which directly conflicts with the scheme. 

Only Policy B1 prevails within the Gwynedd Structure Plan which can directly be applied to this 

scheme, and that in general, supports the application. 

In terms of the Unitary Development Plan, Strategic Policies 6, 14, 16 and 17 all support the application 

in terms of diversifying the local economy and by fulfilling a recognised need for leisure facilities. 

Policy D12 of that document also supports the proposal inasmuch that the scheme is located within a 

recognised settlement boundary and accessible to a variety of modes of transport. 

With regard to national planning guidelines, the proposal lies in accordance with Planning Policy Wales 

“which, in terms of location, promotes sustainable development that are centrally located and near a 

variety of modes of transport. This is further supported in the supplementary “MIPS 2005. Planning for 

Retailing and Town Centres” which emphasises the need to maximize retail and leisure opportunities in 

town centre and edge of town centre locations, which are near to a residential population, and along 

public transport corridors; moreover, as part of sustainable aspirations, MIPS advices that due to such 

central locations, little if any parking is expected to be required. 

The use proposed therefore is not contrary to any of the prevailing local, structure or unitary planning 

policies and is positively supported by national advice and guidelines. In terms of other material 

considerations, the proposed use must be assessed under the acknowledgement that the present building 

has a lawful use as a Class A1 shop, with unrestricted hours of opening and no associated parking. It is 

considered that under such circumstances, the present lawful use has much greater potential of harming 

residential amenities in terms of late night disturbances and anti-social behaviour compared to a 

children’s play area which intends to close at 6.30 pm. The issue of lack of parking cannot be a 

demonstrable ground to refuse planning consent particularly as the present lawful use, if re-introduced, 

would similarly have no off street parking provision. Indeed, the existing lawful use would create 

greater harm to local residents as customers would likely want to park near to the premises and, very 

often, during the night-time when street parking for residents would be at a premium. In terms of 

parking, traffic and residential amenities therefore the proposed scheme is not demonstrably more 

harmful than the present lawful use; indeed, given the nature of the existing lawful use together with its 

unrestricted opening hours, the present proposal could have the potential benefit of improving such local 

concerns. 

Argymhelliad: 


As a consequence of the above, it is recommended that the application be approved subject to the 

opening hours being restricted to 9.30 am to 6.30 pm.





Conditions 



3. c3 

4. c4 

5. c5 








3. Diogelu mwynderau preswylwyr eiddo cyfagos. 

To safeguard the amenities of the occupants of the nearby properties. 





1. Wrth ystyried y cais yma roedd yr Awdurdod Cynllunio Lleol o'r farn bod y polisiau a rhestrir 

isod yn berthnasol: D29 o Gynllun Fframwaith Gwynedd. 

The Local Planning Authority is of the opinion that the policies listed below were relevant in the 

consideration of this application: D29 of the Gwynedd Structure Plan.



Number: 5 

Rhif y Cais: 

C07A/0003/11/AM 



02/01/2007 


Math y Cais: 

AMLINELL/OUTLINE 


Cymuned: 

BANGOR 

Community: 

Ward: HENDRE 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

DYMCHWEL MODURDY PRESENNOL I GREU MYNEDFA, CODI UN TY 

A GAREJ YN LLE'R UN BRESENNOL / DEMOLITION OF EXISTING 

GARAGE TO CREATE AN ACCESS, ERECTION OF ONE DWELLING 

AND REPLACEMENT GARAGE 

GARDD ERW DEG / GARDEN TO ERW DEG, PENCHWINTAN, BANGOR, 

GWYNEDD, LL572YG





Approve outline planning consent on basis of application being 

amended from three dwellings to one dwelling. 


This application seeks outline planning consent to erect a single dwelling on land forming part of the 

garden to Erw Deg. It is emphasised at the outset that the application has been amended from its original 

proposal from “three houses”, to the erection of a “single dwelling”. 

As part of the scheme, it is proposed to demolish an existing garage on Penchwintan Road, and, in so 

doing, create a direct access onto the site. The application site slopes from north to south and is heavily 

hedged along its boundary. The land is partially bounded along its south and south eastern curtilage by 

detached dwellings fronting the cul-de-sac of Breeze Hill, whilst part of its western boundary and the 

whole of the northern edge adjoins several residential properties which front Penchwintan Road. The 

dwelling to which the present garden belongs can be found to the north east of the application site. 


Policies: 


Policy 3B specifically presumes against the granting of residential development other than in 

accordance with the aims, objectives and policies of this plan. 

The application lies within the settlement of Bangor and therefore conforms with Policy 3C. 


Policy A2 specifies that any new residential development will be located within existing settlements. 

Given its location, the proposal lies in accord with Policy A2. 

Given the size of the site as well as other favourable factors, the proposal accords with Policy A3 



Outline planning consent was granted in July 1983 for a single dwelling, under code reference 3/11/767. 








Dŵr Cymru: 

Welsh Water: 





Object to the scheme based on the provision of three dwelling. The 

City Council has been notified of the amendment to the number of 

proposed properties. Its response was awaited at the time of preparing 

this report. 

Object to the proposal for three dwellings. Do not object on the basis 

of providing a single dwelling. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received.





No additional information needs to be considered as part of this application’s determination. 



As this application is in outline form, much of the emphasis in determining this proposal relies on 

present local policies and national guidelines. However, it is pertinent to also consider other material 

issues as part of this determination process. In particular, the main issues to consider include highway 

safety and residential amenities. 

In terms of highway safety, Members are advised that the local highway authority have objected to the 

original proposal of providing three dwellings but do not object to the amended provision of a single 

dwelling. Of material consideration is the fact that the proposed access to the site already provides an 

entrance to an existing garage. Moreover, the prevailing circumstances are such that any present use of 

the garage result in vehicles being unable to enter and leave in forward gear. As a consequence, a 

motorist using the present garage must either reverse into, or out of, the building, both options 

presenting a danger to highway safety. In terms of the proposal, there would be sufficient area within the 

application site for cars to turn so that entry and exit would be in forward gear and as a consequence 

improve highway safety. Moreover, the development of the land for a single dwelling, as opposes to 

three dwellings would only minimally increase traffic movement and, in a safer manner than at present. 

Issues regarding the imposition of parking restrictions along the adjoining roadside are not material as 

this is an internal highways matter, the decision of which, would be made independently and without 

reference to this application determination. 

In terms of residential amenity, the site is fairly large in size and regular in shape. Accordingly, a 

dwelling could be positioned on the site without demonstrable detriment to existing residential 

amenities. This is further mitigated by the presence of established hedges along the curtilage which 

could be retained by the imposition of a planning condition. It is also possible to mitigate any detriment 

to local amenities by restricting the dwelling to single storey only. Perceived loss of views or 

devaluation of property prices are not issues which are recognised as material grounds to refuse 

planning permission. 

Casgliadau: 

Conclusions: 

The application, due to the site’s location and size, complies with all prevailing residential policies as 

well as national guidelines; no policies exists to warrant a planning refusal. In terms of other material 

considerations, the local highway authority has not objected to the provision of a single dwelling, and 

the use of planning conditions to retain the existing boundary hedges and restrict the height of the 

dwelling to single storey would mitigate any impact on residential amenities. 

Member’s attention is also drawn to the significance of the previous outline planning consent which was 

granted in the 1980’s. Prevailing advice makes clear that formal planning decisions must be based on 

consistency unless other material changes in circumstances have occurred to justify a different 

determination. No such changes in circumstances have occurred since the last planning determination 

particularly, since planning policy remains unaltered and, neither the Bangor City Council or the local 

highway authority objected to the previous application as part of the statutory consultation process. 

Argymhelliad: 


In light of the above, and given that this application (as revised) is identical to the previous outline 

consent, it is recommended that the outline planning application be approved subject to conditions that 

the dwelling be restricted to single storey and no part of the existing hedge be reduced to a height of less 

than 2 metres.





Conditions 

1. Dechrau gwaith/Begin work 

2. Tair blynedd o ddyddiad penderfyniad/Three years from date of permission 

3. Materion a gadwyd yn ol/Reserved matters 

4. Llechi Cymreig naturiol/Nat. Welsh slate 

5. Hawliau datblygu ganiateir wedi ei dynnu yn ol/ PD right taken away 

6. c6 

7. c7 

8. Rhif llefydd parcio/No of parking spaces 

9. Parcio/Parking 

10. Lle troi/Turning space 

11. Cwblhau'r fynedfa/Completion of access 


















8. Er budd diogelwch ar y ffyrdd.











rhestrir isod yn berthnasol: A2, A3 o Gynllun Fframwaith Gwynedd, 3B, 3C o Gynllun 

Lleol Afon Menai. 


the consideration of this application: A2, A3 of the Gwynedd Structure Plan, 3B, 3C of the 

Menai Strait Local Plan.



Number: 6 

Rhif y Cais: 

C07A/0048/11/R3 



22/01/2007 


Math y Cais: 

RHEOL 3/REGULATION 3 


Cymuned: 

BANGOR 

Community: 

Ward: MARCHOG 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

CREU MAES PARCIO A THIRLUNIO / PROVISION OF CAR PARKING 

AREA AND LANDSCAPING 

TIR GER / LAND BY, 79-83, FFORDD Y CASTELL / CASTLE ROAD, 

MAESGERICHEN, BANGOR, GWYNEDD, LL571TD





To approve planning consent. 


This application seeks planning consent to convert presently open grassed land in Maesgerchen into a 

small parking area. The application site is located towards the eastern area of Maesgerchen estate at the 

junction of Lon y Felin and Ffordd y Castell. 


Policies: 


Policy D29 of the Gwynedd Structure Plan seeks to ensure that any planning proposal upholds good 

design and does not diminish the visual amenity of the area. 



The site has no planning history. 








Heb eu derbyn 

Not received. 

No objection subject to planning conditions. 

Residents who occupy neighbouring properties have been notified of 

the application, no response had been received at the time of preparing 

this report. 



No additional information has been submitted as part of this application. 



Whilst Policy D29 of the Gwynedd Structure Plan is relevant nevertheless, this is a planning application 

which is mostly considered on its individual merits. Whilst the present land is open and grassed 

nevertheless, it provides no community or recreational value. Moreover, as the proposal amounts mostly 

to an alternative use of land as opposed to specific development, any visual impact as a result of the 

proposed use would be negligible. 

Casgliadau: 

Conclusions: 

The proposal will not harm the visual or residential amenities of the locality. Moreover, the benefits of 

the scheme would address and partly mitigate issues of on-road parking congestion in this public area. 

Argymhelliad: 


In light of the above findings, it is recommended that the planning application be approved.





Conditions 



3. Heb giat/Ungated 













1. NODYN: Ef/hi fydd yn talu am i'r Awdurdod Ffyrdd, eu hasiantau neu gontractwr 

cydnabyddedig arall gyflawni'r droedffordd a/neu groesfan ymylon a fydd eu hangen yng 

nghyswllt y datblygiad hwn a hynny cyn defnyddio'r fynedfa gan gwblhau hyn cyn cychwyn 

ei defnyddio. 

NOTE:The footway and/or verge crossing required in connection with this development 

shall be carried out at his expense by the Highway Authority,their agents or other approved 

contractor before the access is brought into use and completed before the use is commenced. 


rhestrir isod yn berthnasol: D29 o Gynllun Fframwaith Gwynedd 


the consideration of this application: D29 of the Gwynedd Structure Plan.



Number: 7 

Rhif y Cais: 

C07A/0052/13/AM 



24/01/2007 


Math y Cais: 



Cymuned: 

BETHESDA 

Community: 

Ward: OGWEN 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

DYMCHWEL YR ADEILAD PRESENNOL ( BUSNES TIARS ) A CHODI 

WYTH TY / DEMOLITION OF EXISTING BUILDING ( TYRE BUSINESS ) 

AND ERECTION OF EIGHT DWELLINGS 

GRAY GARAGE, LON NEWYDD, COETMOR, BETHESDA, BANGOR, 

GWYNEDD





Approve outline planning consent subject to conditions. 


This application seeks consent to cease the present tyre depot/business, demolish the existing building 

and, in its place, provide eight detached dwellings. The application site fronts the New Coetmor Road, 

some 20 metres to the north east of the access to Plas Ffrancon Sport Centre. The site has a frontage of 

approximately 25 metres in width with a depth of approximately 90 metres. The site’s south western 

boundary adjoins a public footpath which runs along the curtilage of several residential properties 

before leading to Llanllechid School. The site’s north eastern boundary adjoins land used for the open 

storage of lorries, whilst beyond this are open fields. Given the rectangular shape of the land, it is 

proposed that the eight dwellings will run at right angles to New Coetmor Road in a manner so that their 

rear gardens would adjoin part of the public footpath. 


Policies: 

Cynllun Lleol Arfon Wledig / Rural Arfon Local Plan: 

Policy 4B states that land for housing development will be mainly located in Bethesda, Llanberis and 

Penygroes. 

Policy 4CH states that within the settlement recognised in Policy 4B, new residential development will 

be restricted to land “(i) specifically allocated for housing or, (ii) other land within the settlement 

boundaries as indicated on the proposal map”. As the site lies within the settlement boundary of 

Bethesda, this outline application complies with those policies. 


Policies A1 and A2 seeks to ensure that any residential development meets local demand and are located 

within existing settlements. 

Policy A3 expects all new residential development proposals to reflect the scale and character of the 

locality and comply with highway and transport requirements. As the land lies within the settlement 

boundary of Bethesda, and will not introduce any demonstrable highway concerns the proposal accords 

with these policies. 


Given that the land lies within the settlement boundary of Bethesda, the scheme lies in accord with the 

aspirations of Planning Policy Wales. 



Most of the planning history associated with the site extends before the mid 1970’s suffice it to say 

however, that the land is recognised as an established transport depot. 








No objection, subject to planning conditions. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received.



Dŵr Cymru: 

Welsh Water: 





Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

The application has been advertised to residents who adjoin or are near 

the site. Responses are still awaited. 

Members are also notified that the Rambler’s Association have written 

in with no objection subject to the public footpath being protected and 

maintained. 



Apart from the agent’s letter of support, no additional information has been submitted. However, it will 

be conditioned, if planning approval is granted, that any detailed application be accompanied with a land 

contamination study, particularly given the present use of the land. 



As this application is in outline form, much of the emphasis in determining this proposal relies on 

present local policies and national guideline. At the time of preparing this report, many of the statutory 

consultee’s responses were awaited nevertheless, it is reasonably anticipated that no fundamental 

grounds of objection will be received. 

Casgliadau: 

Conclusions: 

This application is one which is primarily considered on the basis of prevailing local planning polices 

and national guidelines, although certain limited other material consideration are salient. 

In this instance, the application site lies within the settlement boundary as defined in the Rural Arfon 

Local Plan. As a consequence, the proposal in principle, conforms with the council’s residential 

planning polices as well as the advice in Planning Policy Wales. 

Argymhelliad: 


As the proposal complies with the council’s prevailing policies and, given that the size of the site is 

reasonably adequate to accommodate eight dwellings, it is recommended that the application be 

approved.





Conditions 

1. Dechrau gwaith/Begin work 

2. Tair blynedd o ddyddiad penderfyniad/Three years from date of permission 

3. Materion a gadwyd yn ol/Reserved matters 

4. Llechi Cymreig naturiol/Nat. Welsh slate 

5. Gorffeniad allanol/external finish 

6. c7 

7. c8 

8. c9 

9. c10 




















9. Er lles mwynder gweledol.





rhestrir isod yn berthnasol: @@ o Gynllun Fframwaith Gwynedd, @@ o Gynllun Lleol 

Arfon Wledig, @@ o Gynllun Lleol Afon Menai. 


the consideration of this application: @@ of the Gwynedd Structure Plan, @@ of the Rural 

Arfon Local Plan, @@ of the Menai Strait Local Plan.



Number: 8 

Rhif y Cais: 

C07A/0034/14/R3 



18/01/2007 


Math y Cais: 



Cymuned: 

CAERNARFON 

Community: 

Ward: PEBLIG 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

CODI FFENS DIOGELWCH , GOSOD CYNHWYSYDD DROS DRO A CHREU 

MAN CALED / ERECT SECURITY FENCE , SITING OF TEMPORARY 

CONTAINER AND CREATE A HARDSTANDING AREA 

LLAIN O DIR I'R GOGLEDD /, LAND LOCATED NORTH, FFORDD TY 

NEWYDD / TY NEWYDD ROAD, CAERNARFON, GWYNEDD





Approve subject to conditions. 


This application involves changing the use of a parcel of land directly abutting the north-western 

boundary of the Council’s existing depot at the Cibyn Industrial Estate into a storage compound. 

The proposal involves erecting a 2.4 metre high plastic coated (dark green or black) palisade fence of 

the same height as that at the adjoining depot, excavating the ground area and provide a slate sub-base 

for a hard standing together with the siting of a 6 metre long steel container for storage purposes. 

Access to the site will be via the existing Council compound/depot. 


Policies: 

Cynllun Lleol Afon Menai (Rhan 2) / Menai Strait Local Plan (Part 2): 

Policy 24C states that land at the Cibyn Industrial Estate should be utilised primarily for industrial use. 


Policy D29 states that new developments should exhibit a high standard of design and be suitably sited 

in the townscape or landscape. 



There is no planning history relating to the application site. 










Heb eu derbyn 

Not received. 

Dim gwrthwynebiad/ 

No objection 

Heb eu derbyn 

Not received. 

A site notice has been posted together with a letter of notification sent 

to the adjoining industrial unit (Danic Electrical). To date, no 

comments have been received regarding this proposal. 



This application has been submitted as a means of securing a compound for the safe-keeping of plant 

and materials used by the Countryside and Access Unit in carrying out their statutory dutires and 

functions. 



The site in question lies in-between existing industrial units and is screened from the adjoining highway 

(Llanberis Road) by a mature line of trees (albeight being devoid of leaves during the winter). The 

impact of the proposal will further be reduced by having the security fencing coloured dark green or 

black and having the container painted a similar colour.



Casgliadau: 

Conclusions: 

Having regard to the location, scale and nature of the proposed use it is considered to be acceptable in 

terms of its impact on the general amenities of the area. 

Argymhelliad: 


Approve subject to conditions 


Conditions 









3. Er mwyn rhoi cyfle i'r Awdurdod Cynllunio Lleol adolygu'r sefyllfa ar ddiwedd cyfnod y 

caniatad. 

To enable the Local Planning Authority to re-assess the situation at the time. 

1. Wrth ystyried y cais yma roedd yr Awdurdod Cynllunio Lleol o'r farn bod y polisiau a rhestrir 

isod yn berthnasol: D29 o Gynllun Fframwaith Gwynedd. 

The Local Planning Authority is of the opinion that the policies listed below were relevant in the 

consideration of this application: D29 of the Gwynedd Structure Plan.



Number: 9 

Rhif y Cais: 

C07A/0047/17/R3 



19/01/2007 


Math y Cais: 



Cymuned: 

LLANDWROG 

Community: 

Ward: GROESLON 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

CREU MAES PARCIO NEWYDD A NEWIDIADAU I FYNEDFA BRESENNOL / 

CREATION OF A NEW CAR PARK AND ALTERATIONS TO EXISTING 

ACCESS 

YSGOL GYNRADD LLANDWROG, LLANDWROG, CAERNARFON, 

GWYNEDD, LL54 5ST





Approve subject to relevant planning and highway conditions. 


The proposal is to create a car park for the primary school on land which currently forms part of its 

playing field. Provision is made for 14 car parking spaces on the site. 

The existing entrance to the field would be utilised. It is proposed that this access point, which adjoins 

the main road into the village from the direction of main A499 road, is to be widened in order to better 

accommodate vehicular traffic into and out of the site. 

The proposal aims to eradicate the current situation whereupon people entering the school have to drive 

along the playing field. This field is also sometimes utilised for car parking purposes. 

The proposed car park and the access to it would utilise the entire length of the playing field along the 

boundary with the road. The car park and the adjoining footpath that would be situated alongside it 

would measure approximately 13 metres in width. In this respect the majority of the existing school 

playing field is to be maintained. 

An access point to the playing field would be provided from the car park. The existing footpath to the 

site would be unaffected by this proposal. An access point would be created between the car park and 

this footpath. 

The car park is to be surrounded in most part by a 1.2 metre mesh fence. The horse chestnut tree by the 

entrance to the site is to be retained. 


Policies: 


Policy 9R mentions that within a designated conservation area all development proposals will be 

carefully controlled to ensure that they arte in sympathy with the design and character of the area. 

Policy 9S indicates that development affecting the setting of listed buildings will only be approved if the 

works involved would be in character with the existing building and, in particular, respect its setting, for 

scale, mass, materials and colour. 


Policy D22 - Any development in close proximity to a ‘listed building’ and having a bearing on its 

setting and character will be carefully controlled. 

Policy D25 – New development in conservation areas shall respect the setting, form, scale, mass, 

materials and character of the vernacular buildings typical of the conservation area. 

Policy D29 – New developments will have to exhibit a high standard of design and they must be 

suitably sited in the townscape or landscape.





The following policies are a material planning consideration: 

Policy B3 – Development affecting the setting of listed buildings:- Proposals on sites affecting the 

setting of Listed Buildings will only be approved provided that all the following criteria can be met: 

1. that the design of the development enhances the special quality of the main building as well as 

the positive qualities of the local environment; 

2. that it does not lead to the loss of features such as walls, railings, ancillary buildings, 

landscaping, hedges, trees, associated objects, surfaces or archaeological remains that contribute 

to the special character of the Listed Building 

3. that it does not have an unacceptable impact on important views of and from the building. 

Policy B4 – Developments in or affecting the setting of conservation areas:- Proposals in or near 

conservation areas will be refused unless they preserve or enhance the character or appearance of the 

conservation area and its setting. All proposals should: 

1. retain the historic street pattern and the character of individual streets or public spaces; 

2. ensure that the scale, mass, form use of materials and building techniques harmonise with the 

buildings and features and contribute positively to the character of the Conservation Area; 

3. ensure that important views across, into or out of the Conservation Area are retained. 

Thorough consideration will be given to the information provided by any published Conservation Area 

Appraisals or Conservation Area Plans and Delivery Strategies. 


PLANNING POLICY WALES (MARCH, 2002) – 

Paragraph 6.5.7 - Where a development proposal affects a Listed Building or its setting, the primary 

material consideration is the statutory requirement to have special regard to the desirability of 

preserving the building, or its setting, or any features of special architectural or historic interest which it 

possesses. 

Paragraph 6.5.15 – If any proposed development would conflict with the objective of preserving or 

enhancing character or appearance of a Conservation Area, or its setting, there will be a strong 

presumption against the granting of planning permission. The Courts have held that the objective of 

preservation can be achieved either by development which makes a positive contribution to the area’s 

character or appearance, or by development which leaves character of appearance unharmed. 

PLANNING POLICY WALES – TECHNICAL ADVICE NOTE 12 DESIGN (2002):- 

Paragraph 4.5 – The visual appearance of proposed development its scale, and its relationship to its 

surroundings are material considerations in determining planning applications. 



The site has no relevant planning history.










Dŵr Cymru: 

Welsh Water: 



Heb eu derbyn 

Not received. 

Dim gwrthwynebiad 

No Objection. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 



The site is located within the Llandwrog Conservation Area. Numerous Grade II Listed Buildings 

surround the site. These are 1 – 6 Cae’r Llwyn, 1 – 3 Tai’r Ysgol, Rose Cottage, Llandwrog School and 

the cemetery wall. Ensuring that the character and setting of these buildings and the built environment 

as a whole is maintained and not adversely affected is essential. 

Casgliadau: 

Conclusions: 

The proposal would improve the parking situation at the school. Currently cars drive and park on the 

play area, which is obviously a danger. Cars also park along the road adjacent to the school this 

increasing road safety concerns. 

The proposal would utilise and improve an existing access point. The visibility from the entrance is 

adequate to ensure that vehicles can safety enter and exit the car park. It would therefore not have any 

negative road safety implications. 

As associated pathway ensures that people can walk safely to the vehicles. The current path is also 

unaffected. 

The vast majority of the school’s play area is unaffected by this development. This proposal would 

vastly improve the school’s parking facilities without adversely affecting the children’s use and 

enjoyment of the play area. 

Given the scale and design of the car park, the proposal would not adversely affect the Conservation 

Area within which it is situated. In addition the proposal would not have a negative effect or detract 

upon the setting of the nearby Listed Buildings. 

Argymhelliad: 


Approve subject to the relevant planning and highway conditions.





Conditions 



3. Aseiladu'r fynedfa/Access construction 









3. Er mwyn sicrhau y darperir mynedfa foddhaol er budd diogelwch y ffyrdd. 

To ensure that a satisfactory form of access is provided, in the interests of road safety. 




rhestrir isod yn berthnasol: D22, D25, D29 o Gynllun Fframwaith Gwynedd, 9R, 9S o 

Gynllun Lleol Arfon Wledig. 


the consideration of this application: D22, D25, D29 of the Gwynedd Structure Plan, 9R, 9S, 

of the Rural Arfon Local Plan.



Number: 10 

Rhif y Cais: 

C06A/0785/22/MW 



08/11/2006 


Math y Cais: 

MWYNAU/MINERALS 


Cymuned: 

LLANLLYFNI 

Community: 

Ward: PENYGROES 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

SYMUD DEUNYDD O DDYDDODION GWEITHIO MWYNAU AR GYFER 

GORCHUDD DDYDDIOL I'R TOMEN SBWRIEL BWRDEISDREFOL CYFAGOS 

/ REMOVAL OF MATERIAL FROM A MINERAL - WORKING DEPOSIT AS 

DAILY COVER MATERIAL FOR THE ADJACENT MUNICIPAL REFUSE TIP 

LLAIN O DIR CYFAGOS / LAND ADJACENT TO, GLODDFA, TIP 

GWASTRAFF / REFUSE DISPOSAL TIP, CILGWYN, CARMEL , 

CAERNARFON, GWYNEDD





To grant subject to conditions 

THE NEED FOR AN ENVIRONMENTAL ASSESSMENT 

The application has been screened to quantify the need for an Environmental Assessment under the 

Town and Country Planning (Environmental Impact Assessment) (England and Wales) 

Regulations 1999. The proposed development does not fall within the description and 

criteria set out in Schedule 1 or Schedule 2 of the Regulations and the submission of an 

Environmental Statement is not therefore required. 


This is an application for the removal of material from a mineral-working deposit to 

address a shortage of suitable daily cover material at the Cilgwyn waste landfill site. 

The application site consists of an areas of a slate tip generated by the working of the 

former quarry. The whole tip is a barren and dominant linear feature in an elevated



position on the northern slopes of the Nantlle Valley. 

The company has limited reserves of slate waste available within the area of planning 

permission granted for that purpose in 1999, and the volume of available material is 

considerably less than that presumed. In order to finalise the landfill operations, further 

covering material is needed and the area of the current application will secure a source of 

cover material up until the scheduled closure of the landfill site in 2008. 

It is proposed therefore to extend the extraction area in a logical direction from that already 

achieved and grade the old and new extraction areas together into a form that can be 

assimilated into the immediate and wider landscape area. 


Policies: 


Policy 9E 


Policy DD6, DD7, DD10 

Cyfarwyddyd Cynllunio Atodol Mwynau Cyngor Gwynedd/ 

Gwynedd Council Supplementary Minerals Planning Guidance: 

Policy GP1, GP3, GP6, GP8, GP10, SA1 



Policy C7, C12, C14




Policies, guidance and general principles set out in the Welsh Assembly Government Minerals 

Planning Policy (Dec 2000), 

Policies, guidance and general principles set out in the Welsh Assembly Government 

Planning Policy Wales (March 2002), 

Policies, guidance and general principles set out in the Welsh Assembly Government Minerals 

Technical Advice Note (Wales) 1: AGGREGATES (March 2004), 

Hanes Cynllunio Perthnasol 

: Relevant Planning History: 

24/73/B.264. - Proposed tipping of household refuse and industrial waste, siting of caravan type 

toilet, mess room, construction of cesspool and use of water resevoir for fire fighting at 

Cilgwyn Quarry, Upper Llandwrog – Approved 13 November 1973 

24/73/B.264 A - Detailed plans for refuse disposal site at Cilgwyn Quarry, Upper Llandwrog – 

Approved 22 December 1974 

C98A/0434/17/MW - Mineral extraction for use as cover material in landfill and for leachate 

barrier construction – Approved 23 February 1999 

C03A/0428/17/MW - Extraction & Utilisation of Landfill Gas – Approved 10 March 2004 

C04A/0757/17/MW - Drilling of boreholes to monitor the migration of ladfill gas and leachate 

– Approved 18 January 2005 

C04A/0773/17/MW - Relocation of Gas Flare Compund – Approved 18 January 2005 








Heb eu derbyn 

Not received. 

The proposed development is not considered to have an adverse effect 

on any highway or proposed highway. 

No objection 

CADW No scheduled monuments, historic parks and gardens or historic 

landscapes affected by the proposal. 



Bioamrywiaeth Cyngor 

Gwynedd: 

Cyngor Gwynedd 

Biodiversity: 

Gwasanaeth Cynllunio 

Archaeolegol Gwynedd: 

Gwynedd Archaeological 

Planning Service: 

Heb eu derbyn 

Not received. 

Include a condition to secure the re-establishment of habitats on or 

around Cilgwyn refuse tip, prescribing that the surface vegatation is 

skimmed off and stored seperately and replaced/scattered over bare 

ground upon cessation of mineral operations. 

Insufficient information contained in the report on ‘Cultural Heritage’ 

to enable the Archaeological Planning Service to evaluate the validity 

of its conclusions. Defer consideration of the application until ssection 

3.5 Cultural Heritage is amended to meet professional standards for



Cyngor Cefn Gwlad Cymru: 

Countryside Council for 

Wales: 

Gweithredwyr Iechyd a 

Diogelwch 

Health & Safety Executive: 

Parc Cenedlaethol Eryri: 

Eryri National Park: 



such work. 

The application does not impinge on a Site of Special Scientific 

Interest or other area statutorily designated for nature conservation. 

Not aware of any protected species that may be affected by the 

proposal. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 

Heb eu derbyn 

Not received. 



The adjacent non-hazardous landfill site at Cilgwyn is the subject of a failed application for an 

operational permit under the ‘Pollution Prevention and Control (England and Wales) Regulations 2000 

(SI 2000 No 1973), as amended. The site is scheduled for closure in 2008 and thereafter subject to a 

closure plan to be futher agreed with the Environment Agency. 



Principle of the Development 

It is considered that the proposal is acceptable in principle in that the development is compliant with 

policy GP8 of the Gwynedd Council Supplementary Minerals Planning Guidance and Policy C14 of the 

Draft Deposit Unitary Development Plan. The policies promote and encourage the use of secondary 

aggregates from sustainable sources including the recovery of material aggregate from abandoned slate 

waste tips, subject to satisfying the amenity based criteria set out in policy C7 of the Draft UDP and 

policy GP8 ‘Planning Criteria’, in the supplementary minerals planning guidance. 

Notwithstanding that an Environmental Assessment was not a statutory requirement, it was 

agreed with the operator that certain aspects of assessment should be presented with the 

planning application which included; 

• Landscape and Visual Assessment 

• Restoration/Landscaping & Landform Proposals 

• Air Quality Assessment 

• Archaeological and Industrial Heritage Study 

• Noise Assessment 

• Ecological Survey 

Visual Amenity 

Landscape character may be described as the combination of landscape elements, patterns, 

quality, scale landform and land-use which make an area distinctive from another and creates a 

sense of place. It is not considered that the proposal will materially affect the landscape 

character of the area given the proximity of current and historic workings and the landscape in 

which it is set. Tree planting is not considered appropriate or practical, given the prevailing 

meteorological conditions at the site although a scheme of restoration could include for such



works as necessary to soften the vertical sides of the extraction area by grading out any harsh 

and unnatural slopes. 

The planning conditions could however include provision for monitoring and aftercare of a 

restoration scheme which, in response to consultation with the authority’s biodiversity officer, 

will give full consideration to the re-establishment of habitats & vegetation on or around 

Cilgwyn and the immediate area. 

Highway Safety 

Traffic and transport derived from the operation will not have a detrimental effect on the 

integrity of the local road infrastructure given that the material wil not be exported beyond the 

confines of the landfill site and such a restriction may be further controled by condition. 

Archaeology & Industrial Heritage 

A condition could be imposed to request the submission of outstanding information, within a 

given timescale, to satisfy the concerns of the Gwynedd Archaeological Planning Service. No 

scheduled monuments are affected by the proposal and it is considered that a restoration scheme 

may be so configured to assimilate the residual landform of the mineral working with the 

immediate area. 

Casgliadau: 

Conclusions: 

A proposal for the removal of material from a mineral-working deposit needs to be assessed 

against planning policy criteria and the authority consulted widely on this application to 

ascertain the potential impacts of the development. The submission covers the material 

planning considerations in assessing the impact of the proposed development. With the 

exception of the cultural heritage section not satisfying the requirements of the Archaeological 

Planning Service, there have been no issues raised in response to consultation that could 

otherwise be controlled via planning condition. 

Argymhelliad: 


To grant subject to conditions to include appropriate planning controls based on the following; 

• Commencement & Duration of Working 

• Permitted Operations & Compliance with the Submitted Details / Plans 

• Restriction on Permitted Development Rights 

• Hours of Working 

• Restoration/Landform 

• Surface Water Pollution 

• Traffic 

• Noise 

• Dust 

• Operational Programme & Review 

• Archaeological / Cultural Heritage



Number: 11 

Rhif y Cais: 

C06A/0685/26/MG 



10/09/2006 


Math y Cais: 



Cymuned: 

WAUNFAWR 

Community: 

Ward: WAUNFAWR 

Bwriad: 

Proposal: 

Lleoliad: 

Location: 

CODI UN ANNEDD AC NEWID Y FYNEDFA BRESENNOL ( 

CYMERADWYAETH O FANYLION A GADWYD YN OL O DAN CANIATAD 

AMLINELLOL C03A/0807/26/AM ) / ERECTION OF DWELLING AND 

ALTERATION TO VEHICULAR ACCESS ( APPROVAL OF MATTERS 

RESERVED UNDER OUTLINE PLANNING CONSENT C03A/0807/26/AM ) 

LLAIN O DIR CYFAGOS / LAND ADJOINING, CEFN RHOS, CAEATHRO, 

CAERNARFON, GWYNEDD






Approve



This is an application for approval of matters reserved under outline planning consent reference number 

C03A/0807/26/AM for the erection of a single dwelling. The outline application was approved by the 

Arfon Area Planning Committee on 3 rd March 2004. 

The application site forms part of the garden of the property known as “Cefn Rhos”. The existing 

dwelling is fairly modern and of substantial size and is situated towards the rear of the large site. The 

existing dwelling is surrounded by extensive gardens in all directions. 

The proposed dwelling is to be located to the north-west of the existing “Cefn Rhos” property. The 

dwelling is to be located exactly to the side of “Cefn Rhos Cottage” (approximately 5 metres away). A 

line of trees currently separate the two properties. 

The access to the site is to be shared with “Cefn Rhos”, with a drive, car parking space and parking area 

connected to the existing driveway. As part of the proposal this driveway would be widened. The 

entrance to the site connects to the road leading towards the centre of the village of Caeathro (from ‘Lôn 

Caeathro). 

The dwelling proposed is two-storey with four bedrooms, which are all located on the first floor. A 

bathroom would also be evident on the first floor. The ground floor consists of a lounge, kitchen, 

utility, dining room, office and a WC. 

A garage also adjoins the dwelling. The property measures approximately 13.5 metres in length (at its 

longest point) and 13.5 metres in width (at its widest point). 

The external appearance of the dwelling consists of a K-rend finish on the walls, with part of the front 

and rear elevation consisting of random rubble stonework. Welsh slates would be evident on the roof. 

The windows would all be double glazed PVC – U units. 

A bio disk unit to service the dwelling would be located to the rear of the property. An associated 

soakaway over an area of 40m² will be located within the garden of “Cefn Rhos”. As stipulated in the 

outline planning consent, no part of the proposed soakaway system is sited with 10 metres of any 

watercourse. 

A cluster of dwellings is evident in this part of Caeathro. There are many detached dwellings in the 

vicinity that vary in form and size, but, overall the area has an open and rural character. 

The conditions stipulated in the outline planning permission have been adhered to and the information 

required has been presented. 


Policies: 

Cynllun Lleol Arfon Wledig / Rural Arfon Local Plan:



Policy 4C mentions that outside the main centres (Bethesda, Llanberis and Penygroes) most of the 

remaining housing development will be located in settlements where a nucleus of community facilities 

exist. Caeathro has been defined in the plan as such a settlement. 

Policy 4CH notes that within the settlements recognised in Policy 4C, new residential development will 

be restricted to either land specifically allocated for housing on the proposals maps or on other land 

within the settlement boundaries, as indicated on the proposal maps (provided that such development 

does not usually exceed two units). 

Policy No. 4I - Proposals for new housing development shall satisfy the following criteria:- 

(i) The layout, design and scale of the development will have regard to the character of the 

settlement and area in which the development is situated and have regard to the site’s 

topography and any physical features; 

(ii) Appropriate housing densities will be determined individually for each development site, 

having regard to the settlement’s function and existing character, local housing needs, 

access and drainage considerations and the particular characteristics of the site and its 

neighbourhood; 

(iii) Satisfactory access arrangements to the site shall be provided and there is adequate and 

there is adequate provision for safe pedestrian and vehicular movement. 

(iv) Adequate provision is made for open space and landscaping the development including the 

retention of existing trees and hedgerows wherever practicable; 

(v) There are no major constraints on the provision of services, and shall take into account any 

relevant guidelines set out in supplementary planning guidance contained in general design 

guides or development briefs for particular sites. 


Policy A3 - The scale and phasing of new housing development will be expected to take account, as 

and where appropriate, of the following factors:- 

(i) The scale and character of existing development. 

(ii) Landscape and environmental considerations. 

(iii) The needs and interests of the Welsh language. 

(iv) The need to protect mineral resources. 

(v) The need to protect sites of archaeological, scientific or nature conservation importance. 

(vi) The availability of social and community facilities. 

(vii) The availability of services, either existing or capable of being provided at an acceptable 

cost. 

(viii) Access and traffic considerations. 

(ix) Accessibility to employment. 

(x) The need to protect the best and most versatile agricultural land. 

D29 – New developments have to be suitably located in the townscape / landscape and exhibit a high 

standard of design.





Policy CH3 states that in principle, proposals to build dwellings on undesignated infill sites 

within the boundaries of ‘villages’ will be approved. 

This is provided that they conform to all the relevant policies of the Plan and once the Plan has 

been adopted, that a genuine local need for an affordable house has been proven. 


Paragraph 9.3.2 of Planning Policy Wales (March, 2002) – mentions that sensitive infilling of 

small gaps within small groups of housing may be acceptable, though much will depend upon 

the character of the surroundings. 

Planning Policy Wales – Technical Advice Note 12 ‘Design’ – Paragraph 4.5 mentions that the 

visual appearance of a proposed development, its scale and surroundings are material 

considerations in determining planning applications. 



Application reference 24/66/821C – Erection of a single dwelling – Approved June 1971. 

Application reference C03A/0807/26/AM – Erection of a dwellling – Approved March 2004. 








Gwrthwynebu (sylwadau) 

Object due to the fact that the location of the proposed dwelling is 

closer to Cefn Rhos Isaf than was indicated on the outline planning 

consent. 

The Community Council also wanted assurances that foul water from 

the site would not affect nearby watercourses nor lead to flooding 

problems on the nearby road. 

Gwrthwynebu (sylwadau) 

Object given that the proposal does not comply with the condition in 

the outline planning consent that stipulates that “no planting that is 

higher than the existing wall adjoining the highway shall be permitted 

within the area marked red on the attached plan (the area that adjoins 

the road). 

A subsequent amended plan has indicated that no planting will occur 

within this area. 

Heb eu derbyn 

Not received.



Dŵr Cymru: 

Welsh Water: 





Dim sylwadau gan fod yr ymgeisydd am ddefnyddio draeniau 

personol. 

No comment given that the applicant intends to utilize private 

drainage facilities. 

Heb eu derbyn 

Not received. 

4 llythyr wedi’u derbyn. 

4 letters of objection were received. The following issues were 

raised:- 

• The dwelling would be too close to Cefn Rhos Isaf (approximately 

5 metres away). 

• 3 windows would face Cefn Rhos Isaf. 

• The proposal would adversely affect the light received by Cefn 

Rhos Isaf. 

• The bio disk system is located to the front of the property (by the 

road). The waste water would flow into a drain in front of the 

existing houses. There have been problems in the past regarding 

water flow through this drain. It sometimes blocks and floods the 

road. This proposal would make the situation worse. 

• There is no water flow through this drain at present. Waste water 

from this dwelling should not therefore link into it. This is not a 

“storm drain” but rather an old system to carry water to animals. 

The system eventually links to an open through. 



An amended plan has been requested in move the ground floor window on the west elevation of the 

dwelling (the dining room window) closer towards the front of the dwelling. This is in order to 

eliminate any adverse impact upon the privacy of the residents of Cefn Rhos Isaf. 

The applicants have indicated within an amended plan that no tree planting would occur within the area 

of the site that adjoins the road. In this respect therefore the transport units objection has been 

overcome. 

The amended plan indicated that bio disk units and the associated soakaway system is to be located to 

the rear of the property (away from the road). In this respect the possibility that this development could 

affect the nearby drain and worsen the flooding problems on the nearby road has been dramatically 

reduced. 

Casgliadau: 

Conclusions: 

The proposal complies with policies 4I of the Rural Arfon Local Plan and A3 of the Gwynedd Structure 

Plan in as far as the layout, design and scale of the development relates effectively with the character of 

both surrounding area. In this regard the proposal would maintain the rural character of the area. There 

is also a satisfactory access arrangement to the site.



Argymhelliad: 


It is not believed that the development would have an unacceptable impact on the residents of either 

Cefn Rhos Isaf or Cefn Rhos. This is especially true in light of the fact that the siting of the window on 

the western elevation of the dwelling has been moved. The two first floor windows on the western 

elevation (which faces Cefn Rhos Isaf) are bathroom windows. These would be frosted windows and 

would thus not lead to any problems regarding overlooking. 

The aims and objectives of Technical Advice Note 12 and Policy D29 of the Gwynedd Structure Plan 

have been adhered to, as the location, scale, appearance and surroundings have all been taken into 

account. 

Locating the bio disk and the soakaway system to the rear of the property is deemed adequate. A 

porosity test for the soakaway system has indicated that a soakaway of a minimum of 40m² is required 

for this dwelling. Sufficient space is available to the rear of Cefn Rhos to provide this system.

Applications for Planning Permission - Cyngor Gwynedd

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