Agenda item
Remainder of Applications
- Meeting of Planning and Orders Committee, Wednesday, 1st April, 2026 1.00 pm (Item 12.)
- View the declarations of interest for item 12.
12.1 – FPL/2025/246 – Amlwch Industrial Estate
12.2 – FPL/2026/15 – Amlwch Industrial Estate
12.3 – FPL/2025/223 –Ty Coch Farm, Rhostrehwfa
12.4 – FPL/2025/294 - Gors Felen, Bron y Felin Road, Llangefni.
12.5 – FPL/2026/6 – Land near Plas Tudur, Llangefni
Minutes:
12.1 FPL/2025/246 – Full application for the creation of a surface water retention basin at Amlwch Industrial Estate
The application was presented to the Planning and Orders Committee as the site is located on land owned by the Local Authority and the applicant is the County Council.
The Planning Development Manager reported that the site is located on the grounds of Amlwch Leisure Centre and Ysgol Syr Thomas Jones. It is not possible to access the site from the highway and the only way to reach the site is through the fields. The site is adjacent to the Afon Goch, which flows past the site from the south. The application is for the creation of a water retention basin; the water basin will be connected to the development on land to the west of the site for 10 industrial units approved under planning application FPL/2023/275. The water basin has been designed for extreme rainfall events of 1 in 100, aswell as additional capacity to deal with more rainfall due to climate change. However, the basin will also fill naturally with rainwater and will be a natural low spot as part of the landscape. The basin will be constructed to hold a maximum depth of 1m of water and a minimum of 100mm and water plus losses through natural courses. To encourage a diverse range of aquatic plants it is proposed to plant initial cover and encourage a diverse range of aquatic plants. The dry part and the slopes will be seeded to create a wildflower meadow, and a new mesh fence will be erected around the site for health and safety purposes. Detailed information about the fence must be submitted to the Local Planning Authority and written confirmation received before commencement of the work on the site.
The Planning Development Manager further said that since the publication of the agenda for the meeting, changes have been made to the proposal following comments from the SAB. The location of the water basin has been moved slightly to the west, and it has been reduced in size from 685m² to 563m² and it is no longer necessary to connect with the Afon Goch. This means no agreement is required from any third party. The proposal complies with all the relevant policies in the Joint Local Development Plan. The proposal will ensure additional biodiversity improvements than what is currently on the site and will ensure that water from the industrial units that have already been approved is adequately drained. All consultees support the planning application including Natural Resources Wales and Welsh Water. Considering there was no objection to the previous plan, the recommendation is to delegate authority to the Officers to decide the application after consulting with Natural Resources Wales and Welsh Water on the changes. As the basin is smaller and as there is no need to connect with the Afon Goch, it is not anticipated that there will be any opposition to the proposal.
Councillor Aled Morris Jones, a Local Member said that he supported the application.
Councillor Robin Williams proposed that the application be approved in accordance with the Officer’s recommendation. Councillor Euryn Morris seconded the proposal of approval.
It was RESOLVED to delegate authority to the Officer’s to approve the application following consultation with Natural Resources Wales and Welsh Water on the changes received to the application.
12.2 FPL/2026/15 – Full application for modifying the boundary treatment to the southern perimeter of the development site, modifying the ground levels, together with the erection of a 7-meter-high netting at Amlwch Industrial Estate
The application was presented to the Planning and Orders Committee as the site is located on land owned by the Local Authority and the applicant is the County Council.
The Planning Development Manager reported that the site is located on the grounds of Amlwch Leisure Centre and Ysgol Syr Thomas Jones. The application is to amend a previous permission by changing ground levels and to erect a rugby ball stop netting, with a minimum height of 7 metres to be erected to the south side of the perimeter fence for the trade unit’s site. The netting is to span the width of the rugby pitch and there will be a need to move the existing rugby pitch back a minimum of 9 metres in a south-westerly direction. Biodiversity improvements are proposed as part of the previous application.
Councillor Aled Morris Jones, a Local Member said that he supported the application.
Councillor Jackie Lewis proposed that the application be approved in accordance with the Officer’s recommendation. Councillor Dafydd Roberts seconded the proposal of approval.
It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the planning conditions contained within the report.
12.3 FPL/2025/223 – Full application for the demolition of the existing dwelling and the erection of a replacement dwelling together with alterations to the existing access, the installation of a sewage treatment plant and associated works at Ty Coch Farm, Rhostrehwfa
(Councillor John Ifan Jones declared a personal and prejudicial interest in application as he is friends with the applicant and left the meeting during discussion and voting thereon).
The application was presented to the Planning and Orders Committee at the request of a Local Member and as the Council is responsible for the access track leading from the B4422 to the site.
Public Speaker
Mrs Non Gibson, the applicant, in support of the application, said that this is an application for a home that will meet the needs of a local family and will be passed on from one generation the next, it is not a holiday home, a house to rent, nor a house to sell, a four bedroom home for her family. She referred to the matters of concern with the previous application in June 2025, and what they have done to compromise and alleviate concerns. The current plans for the proposed dwelling have been scaled back significantly once again. The outbuildings that are being demolished will not be part of the comparison in terms of size nor costs. The current dwelling on the site has three bedrooms, but the rooms are small, extremely dark and their structures are not practical; renovating the house would be extremely costly and would not be designed for this modern living. She further said that she may have mislead the Committee previously in referring to neighbouring houses – Bryn Gwenith and Tŷ Llwyd specifically – the plans presented as regards to this application are at least a third smaller than both of these houses, but she reiterate that unlike Tŷ Llwyd and Bryn Gwenith, Tŷ Coch has been nestled away out of sight. A financial report has been prepared by a professional Quantity Surveyor who has broad experience, and has been approved by the company SP Projects, has been submitted to the Planning Authority. Numerous meetings and discussions with professional Officers have been undertaken to enable the recommendation of approval at this meeting. She reiterated that Tŷ Coch is not visible from any public site, the closest road is over a kilometre away, with walls and hedgerows. There have been no comments received during the public consultation. The current house was built in a different age, over the decades, houses have naturally increased in size to accommodate modern necessities. The new house will provide an appropriate accommodation for a family of five, that will be energy efficient, with solar panels and a land fuel heating system and modern materials. The materials from the demolished buildings will be reused with the intention of being sympathetic to the environment and the site’s history. The new house has been professionally designed by Russell Hughes, a local company, and it is their intention is to use local craftsmen and suppliers to complete the work, supporting Anglesey’s economy.
The Planning Development Manager said that this is the most recent of four applications for a replacement dwelling on the site. Application reference FPL/2023/47 was withdrawn in May 2023, application FPL/2023/227 was refused by the Committee in February 2024 and application FPL/2024/360 was refused by the Committee in June 2025. These applications were refused as the siting, scale, design and appearance of the replacement dwelling would fail to enhance the character and appearance of the site and the surrounding area and as the applications failed to demonstrate that the existing dwelling was not capable of retention through renovation and extensions and that the repair of the existing building was not economically feasible. The applicant's Architect has worked closely with the Planning Department since the previous applications and have come to a position where agreement has been reached; this is due to a reduction in the size of the property, and further evidence that repairing the existing dwelling with an extension is neither economically viable nor practical. As the proposal relates to the rebuilding of a dwelling, the relevant planning policy is TAI 13. He noted that consideration should also be given to the information contained in the Supplementary Planning Guidance - Rebuilding Housing and Converting Buildings in the Countryside (September 2019). It was noted that the building is outside any designated development boundary or cluster and is considered a site in the open countryside within the Local Development Plan.
It was further noted that the current property has lawful residential use and is not a Listed Building and has no architectural, historical or visual value that should be protected and as a result, it is considered to comply with criteria 1 to 3 of policy TAI 13. The fourth criterion within planning policy TAI 13 confirms that proposals outside development boundaries are permitted if it is not possible to preserve the existing building by renovating or extending it and/or if it can be shown that repairing the existing building is not economically feasible, this is elaborated within the Supplementary Planning Guidance which states that a structural report and cost comparison should be submitted with each application, detailing the cost of carrying out restoration work or modifying the building compared to the costs associated with demolition and rebuilding. A house in need of modernization is not eligible to be considered for demolition and rebuilding, and any cost comparison should include the costs associated with repairing the problem identified in the Structural Report and the costs of repairing the building should not include work that is part of the applicant's aspiration. A Structural Survey was submitted which assesses the condition of the existing building and its suitability for renovation and alteration together with a detailed cost comparison which highlights the costs of restoring, refurbishing and erecting a simple extension and the costs against demolition and rebuilding. The Structural Survey indicates that the building has been poorly constructed and has significant defects. Due to its age and open location, there are concerns about the condition of the existing building materials in the long term. The report concludes that the best and safest option, is to demolish the building and erect a new building in its place. The structural hazards and the risk of finding further defects during the work. The report compares the cost of building a new building with the cost of renovating the existing building and erecting a small extension. Although the new dwelling is larger than the existing dwelling with an extension, the construction costs are similar. The Local Planning Authority is of the opinion that demolishing the building and erecting a new sustainable and high-quality building in its place would be more economically viable, and therefore the proposal complies with criterion 4 in Policy TAI 13. The fifth criterion in planning policy TAI 13 is not relevant as the proposed building does not replace a caravan or holiday chalet with legal residential use. The sixth criterion states that a house to be rebuilt should be located within the same footprint as the existing building unless it can be shown that relocation within the curtilage reduces its visual impact and its impact on local amenities. At the site visit it was viewed that the current dwelling was close to the access road and there is limited parking space and most of the area where the current house is located will be used as a parking space, in order to make more practical use of the site. When comparing the location of the current house with the location of the proposed building it will have no more impact on the landscape, especially as the new building will replace the existing external building and will not overlap with green land. As a result, the Planning Department has no objection to relocating the building.
Criterion seven of the planning policy TAN 13 states that outside development boundaries, the layout and design of the entire new development should be of a similar size and scale and should not create a visual impact that is significantly larger than the existing building, so that it can blend or integrate sufficiently into the landscape. In exceptional circumstances a larger dwelling of good design which does not lead to a significantly greater visual impact than the existing building could be supported. The existing dwelling has a floor area of approximately 153m², and it is proposed to increase it to approximately 412m² as part of this development, which equates to a 169% increase in floor area. Although the proposed dwelling is larger than the existing dwelling, the building has a high-quality design and due to its appearance, the materials that will be used, and its location in relation to other developments and the topography of the local area, it will not have additional visual impact and will integrate sufficiently into the landscape. The principle of rebuilding larger dwellings in the open countryside has been highlighted in several appeals since the Local Development Plan was adopted. These appeals related to applications similar to this application and were deemed by the Inspector to comply with criterion 7, as well-designed dwellings do not cause any more visual impact. The recommendation is that the application be approved in accordance with the conditions contained in the report.
Councillor Nicola Roberts, a Local Member said that the application is for a local young family who wish to develop an old building into a home and will reuse the site that already been developed. She considered that the development will improve the area and protect the environment. She referred that extensive discussions have been undertaken as regards the application and she was pleased that an agreement for the recommendation of approval has been reached.
Councillor Jackie Lewis proposed that the application be approved in accordance with the Officer’s recommendation. Councillor Neville Evans seconded the proposal of approval.
Councillor Dafydd Roberts said that he ascertained at the meeting held in June 2025 as regards to the financial viability costs of renovating the current dwelling and building a new property. He noted that whilst a Cost Comparison Report has now been submitted, details within the report have been redacted. The Planning Development Manager responded that details within the Cost Comparison Report is commercially sensitive, and an external Surveyor is commissioned to consider the reports independently as regards to costs comparisons in renovating a property and building a new property.
It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the planning conditions contained within the report.
12.4 FPL/2025/294 – Full application for a new single storey side extension, demolition of existing detached garage, together with enlargement of car park at Gors Felen, Bron y Felin Road, Llangefni
The application was presented to the Planning and Orders Committee as the application has been made by the Local Authority on land and the applicant is the County Council.
The Planning Development Manager reported that the application is for the erection of a new single storey side extension, demolition of the existing detached garage, together with the enlargement of the existing car park. The proposed extension is located on the north facing elevation, it measures 8.8m in length and the width ranges from 6.7m to 8m, 2.4m to the eaves and 5.7m to the ridge. It facilitates a new activity room, workshop and changing room. A small extension is also proposed on the east facing elevation, to facilitate an external store. The existing flat roof garages to the north of the site is to be demolished, to facilitate a new extended car park. 12 new parking bays and 2 disabled parking bays are proposed. A 2m high vmex security fencing is proposed on the western boundary to replace the existing hedging.
He further said that the proposal will not a negative effect on the neighbouring properties. The proposed extension is single storey and will not be located any closer to the site boundaries than the existing building. The proposed windows are situated on elevations where there are existing openings, and therefore the development will not introduce additional overlooking or result in unacceptable impacts upon the privacy of neighbouring properties. The work to treat the boundaries will include a 2-metre-high fence, existing mature hedging and additional landscaping works will provide appropriate screening along the site boundaries. Therefore, it is considered that the impact on neighbouring properties would be negligible, and as such it is considered that the proposal complies with planning policy PCYFF 2. The Highways Authority has been consulted and has raised no objection to the proposal. Welsh Water has withdrawn its holding objection following receipt of updated drainage details, subject to conditions relating to asset protection and surface water discharge.
Councillor Neville Evans proposed that the application be approved in accordance with the Officer’s recommendation. Councillor Euryn Morris seconded the proposal of approval.
It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the planning conditions contained within the report.
12.5 FPL/2026/6 – Full application for the construction of a new enclosed Multi Use Games Area (MUGA) together with the erection of fencing at land near Plas Tudur, Llangefni
The application was presented to the Planning and Orders Committee as the land is owned by the County Council.
The Planning Development Manager reported that the application is for the construction of a new enclosed Multi Use Games Area together with the erection of fencing. The area of land is located adjacent to an existing play area on the Bro Tudur estate in Llangefni. The Multi Use Games area will measure a perimeter of 92m²and surrounded by a 2m high fence with 3m sections behind the side netting. The proposal is acceptable and accords with relevant planning policies and it is not considered that the proposal will lead to negative effects on the amenities of neighbouring properties.
Councillor Jackie Lewis proposed that the application be approved in accordance with the Officer’s recommendation. Councillor Euryn Morris seconded the proposal of approval.
It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the planning conditions contained within the report.
Supporting documents:
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