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On 12 November 2025 the Planning Committee considered eight planning applications, from 277 homes in Abergele to a zoo office in Colwyn Bay. It was minded to refuse the Abergele homes, and minded to approve the Llandudno affordable housing scheme against officers' advice. It deferred a Llandudno house in multiple occupation (HMO, a house rented to several separate households) for a site visit, and agreed in principle to the other five applications. 'Minded to' means the committee agrees in principle, with final decisions following any conditions or legal agreements.
An apology for absence was received from Councillor Trevor Stott and Councillor Nigel Smith was welcomed as a member of the Planning Committee.
Councillor Jo Nuttell declared a personal interest in Agenda item 5 (b) Code Ref: 0/52376 as a client's property backed onto the field in question. As the interest was considered prejudicial, Councillor Nuttall left the meeting whilst the matter was being discussed. Councillor Jo Nuttall declared a personal interest in Agenda item 5 (h) Code Ref: 0/52812 as she is a member of the Welsh Mountain Zoo Ethics Committee. As the interest was considered prejudicial, Councillor Nuttall left the meeting whilst the matter was being discussed. Councillor Mandy Hawkins declared a personal interest in Agenda item 5 (c) Code Ref: 0/52746 as she attended a public meeting in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Hawkins was able to take part in the debate and vote. Councillor Alan Hunter declared a personal interest in Agenda item 5(a) Code Ref: 0/51041 as he attended public meetings in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Hunter was able to take part in the debate and vote. Councillor Andrew Wood declared a personal interest in Agenda item 5(a) Code Ref: 0/51041 as he attended public meetings in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Wood was able to take part in the debate and vote.
None reported.
Decision as recorded
RESOLVED- That the minutes of the Planning Committee held on 8 October, 2025 be approved and signed as a correct record.
The minutes of the Planning Committee held on 8 October, 2025 were submitted for approval. RESOLVED- That the minutes of the Planning Committee held on 8 October, 2025 be approved and signed as a correct record.
Decision as recorded
RESOLVED: (a) That the Planning Committee be minded to refuse planning permission. (b) That the application be referred back to the next meeting of the Committee as the resolution was contrary to Officers’ recommendation. Note: Councillor Alan Hunter declared a personal interest in the above item as he attended public meetings in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Hunter was able to take part in the debate and vote. Councillor Andrew Wood declared a personal interest in the above item as he attended public meetings in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Wood was able to take part in the debate and vote.
Further to a site inspection, Mr Neville Eden spoke against the application, Mr Hywel James (Agent) spoke in favour and Councillor Ros Griffiths-Williams, who was not a Member of the Planning Committee, spoke regarding the application as one of the Local Ward Members (Gele and Llanddulas Ward). An addendum to the report was presented, highlighting the following: • A correction to the Planning Committee report – paragraph 29 should read a waste contribution of £22,437.00. • Observations were received from the Health Board, together with two written objections from Councillors Keith Eeles and Ros Griffiths-Williams, to which the Planning Officer responded. In considering the application, whilst some Members were supportive of the application, with appropriate conditions, contrary to the Officers’ recommendation, the majority of Members failed to support the application on the following grounds: i) The application site’s inclusion as a housing allocation and as part of a mixed-use allocation in the Local Development Plan (LDP) had been made on the basis that a link road would be provided between St George Road and the A55. In the absence of the link road provision, the development would increase traffic flows which the existing road network was unable to accommodate. ii) The development would increase the number of school age residents to the detriment of the capacity of local schools. RESOLVED: (a) That the Planning Committee be minded to refuse planning permission. (b) That the application be referred back to the next meeting of the Committee as the resolution was contrary to Officers’ recommendation. Note: Councillor Alan Hunter declared a personal interest in the above item as he attended public meetings in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Hunter was able to take part in the debate and vote. Councillor Andrew Wood declared a personal interest in the above item as he attended public meetings in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Wood was able to take part in the debate and vote.
Decision as recorded
RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission, subject to: i) The completion of a Section 106 legal agreement to secure on-site affordable housing, commuted sums for waste and open space, and for a 30-year habitat management plan for the green infrastructure created and retained on the application site post development. (b) That, in the event that the matters referred to above are not resolved/completed within three months of the date of the Committee resolution (or within such longer period as may be determined by the Development and Building Control Manager), planning permission be refused. (c) That the Development and Building Control Manager be authorised to determine the application under delegation. NOTE: Councillor Jo Nuttell declared a personal interest in the above item as a client's property backed onto the field in question. As the interest was considered prejudicial, Councillor Nuttall left the meeting whilst the matter was being discussed.
Further to a site inspection, Mr Endaf Roberts (Agent) spoke in support of the application. An addendum to the report was presented, highlighting the following: • The receipt of an additional response from the applicant in relation to Highway Authority comments. • Further comments had been received from the planning agent in reference to parking provision. • Observations were received from Conwy County Borough Council’s Highway’s Officer, Ecologist, Tree Officer, Education Services and Dŵr Cymru Welsh Water. A revised recommendation, to that within the Committee report was supported. RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission, subject to: i) The completion of a Section 106 legal agreement to secure on-site affordable housing, commuted sums for waste and open space, and for a 30-year habitat management plan for the green infrastructure created and retained on the application site post development. (b) That, in the event that the matters referred to above are not resolved/completed within three months of the date of the Committee resolution (or within such longer period as may be determined by the Development and Building Control Manager), planning permission be refused. (c) That the Development and Building Control Manager be authorised to determine the application under delegation. NOTE: Councillor Jo Nuttell declared a personal interest in the above item as a client's property backed onto the field in question. As the interest was considered prejudicial, Councillor Nuttall left the meeting whilst the matter was being discussed.
Decision as recorded
RESOLVED: (a) That the Planning Committee be minded to approve planning permission, subject to the developer entering into a Section 106 agreement. (b) That the application be referred back to the next meeting of the Planning Committee as the resolution was contrary to Officers’ recommendation. Note: Councillor Mandy Hawkins declared a personal interest in the above item as she attended a public meeting in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Hawkins was able to take part in the debate and vote.
Further to a site inspection, Ms Sioned Edwards (Agent) spoke in support of the application. An addendum to the report was presented, highlighting the following: • The applicants (Grwp Cynefin and First Choice Housing) had circulated a letter to members of the Planning Committee. • Observations had been received from Conwy County Borough Council’s Education Service, Sport Wales and North Wales Council’s Regional Emergency Planning Service. In considering the application, discussion arose regarding the following: • The proposal would provide much needed affordable housing in the area. • The proposal would provide sufficient mitigation measures to overcome Technical Advice Note (TAN)15 and Natural Resource Wales’ concerns. In conclusion, and contrary to the Officers’ recommendation, Members were minded to grant planning permission for the reasons stated above. RESOLVED: (a) That the Planning Committee be minded to approve planning permission, subject to the developer entering into a Section 106 agreement. (b) That the application be referred back to the next meeting of the Planning Committee as the resolution was contrary to Officers’ recommendation. Note: Councillor Mandy Hawkins declared a personal interest in the above item as she attended a public meeting in relation to the application, but made no comments. As the interest was not considered prejudicial, Councillor Hawkins was able to take part in the debate and vote.
Decision as recorded
RESOLVED: That the consideration of the application be deferred to enable members to carry out a site visit.
Mr Jodi Cook spoke against the application. An addendum to the report was presented, highlighting two corrections to the Committee report. In considering the application, Members expressed the following concerns: • The introduction of parking charges along Llandudno promenade possibly encouraging members of the public to park on residential streets near to the town centre and result in parking issue for local residents. • The potential over concentration of C4 Housing of Multiple Occupation (HMO) use in the immediate area. A proposal to refuse planning permission on the grounds of the high concentration of HMO provision in the area was not seconded, however, a proposal for a site visit to visually comprehend the site was supported. RESOLVED: That the consideration of the application be deferred to enable members to carry out a site visit.
Decision as recorded
RESOLVED: (a) That the Planning Committee be minded to grant a conditional planning permission. (b) That the Development and Building Control Manager be authorised to issue the decision under delegation.
In considering the application, reference was made to the following: The height of the proposed first floor of the dwelling and whether the proposal controlled the ownership of the proposal dwelling and the adjoining commercial premises. The Development and Building Control Manager clarified that the proposal was for a dormer bungalow style building and a condition would be used to require the fitting of obscure glazing on the first-floor bathroom dormer window to prevent overlooking. In addition, Members were advised that there was no policy requirement to control the ownership of the proposed dwelling and the adjoining commercial premises. RESOLVED: (a) That the Planning Committee be minded to grant a conditional planning permission. (b) That the Development and Building Control Manager be authorised to issue the decision under delegation.
Decision as recorded
RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission. (b) That the Development and Building Control Manager be authorised to determine the application under delegation.
An addendum to the report was presented, highlighting the following: · The planning application was retrospective. · Conwy County Borough Council’s Environment, Roads and Facilities (ERF) – drainage had no comments to make. RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission. (b) That the Development and Building Control Manager be authorised to determine the application under delegation.
Decision as recorded
RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission, subject to drainage matters and other matters raised in consultation responses being resolved to the satisfaction of the Development and Building Control Manager. (b) That the Development and Building Control Manager be authorised to determine the application under delegation.
An addendum to the report was presented, highlighting the following: · The planning application was retrospective. · Further details had been received by the applicant identifying the location of the existing private foul drainage and Conwy County Borough Council’s (CCBC) response in relation to existing foul connection concerning the original toilet building. · CCBC had re-consulted with Dŵr Cymru Welsh Water, who maintained their comments with regards to having no details of foul connections to serve the football club, although there may be a connection point along Llanelian Road. • The portaloo portacabins would replace a previous toilet block facility, therefore officers considered that the net increase in surface water discharge was minimal. Officers advised that, details of both foul and surface water drainage could be controlled by means of condition should the planning application be approved. Members were supportive of the application. RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission, subject to drainage matters and other matters raised in consultation responses being resolved to the satisfaction of the Development and Building Control Manager. (b) That the Development and Building Control Manager be authorised to determine the application under delegation.
Decision as recorded
RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission. (b) That the Development and Building Control Manager be authorised to determine the application under delegation. NOTE: Councillor Jo Nuttall declared a personal interest in the above item as she is a member of the Welsh Mountain Zoo Ethics Committee. As the interest was considered prejudicial, Councillor Nuttall left the meeting whilst the matter was being discussed.
Members were supportive of the application. RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission. (b) That the Development and Building Control Manager be authorised to determine the application under delegation. NOTE: Councillor Jo Nuttall declared a personal interest in the above item as she is a member of the Welsh Mountain Zoo Ethics Committee. As the interest was considered prejudicial, Councillor Nuttall left the meeting whilst the matter was being discussed.
Councillors must say when they have a personal link to something being discussed, such as a job, a property or a family member. A prejudicial interest is one strong enough that the councillor usually leaves the room and takes no part.
Jo Nuttell: Personal and prejudicial interest on Code Ref 0/52376 - Land off Heol Dirion, Colwyn Bay, Conwy, LL29 8QA
A client's property backs onto the field in question. The member left the meeting while the matter was discussed.
Jo Nuttall: Personal and prejudicial interest on Code Ref 0/52812 - Welsh Mountain Zoo, Old Highway, Colwyn Bay, Conwy, LL28 5UY
Member of the Welsh Mountain Zoo Ethics Committee. The member left the meeting while the matter was discussed.
Mandy Hawkins: Personal interest on Code Ref 0/52746 - Land Near Ty Hapus Community Resource Centre, Ffordd Penrhyn, Llandudno, Conwy, LL30 1HB
Attended a public meeting about the application but made no comments. Not considered prejudicial, so took part in the debate and vote.
Alan Hunter: Personal interest on Code Ref 0/51041 - Land north and south of St George Road, Abergele, Conwy
Attended public meetings about the application but made no comments. Not considered prejudicial, so took part in the debate and vote.
Andrew David Wood: Personal interest on Code Ref 0/51041 - Land north and south of St George Road, Abergele, Conwy
Attended public meetings about the application but made no comments. Not considered prejudicial, so took part in the debate and vote.
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