Understanding planning · 13 min read
Planning application documents: what to read first
Understand planning application documents, officer reports and decision notices. Use a reading checklist, document table and worked example to inspect a case.
Application overview
Variation of Conditions 02 (Approved plans), 14 (Bat habitats), and 15 (Mitigation) attached to Planning Permission NP2/16/LB194G dated 13/02/2024
Proposal details
- Reference
- NP2/16/LB194J
- Alternative references
- PP-14032343
- Ward
- Glaslyn ED
- Parish
- Dolbenmaen
- UPRN
- 10070345310
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Sign in to view collected detailsDocuments 14 of 14
| Document | Published | Action |
|---|---|---|
| 2454.01 Rev C.pdf | Not published | View |
| 20240827_Erw Suran bat mitigation report.pdf | Not published | View |
| 6._Conditions_-_Removal_-_statement.pdf | 16 Jul 2025 | View |
| Heritage_Impact_Assessment_250630_Rev_A.pdf | 16 Jul 2025 | View |
| Application_Form_-_Redacted.pdf | 16 Jul 2025 | View |
| S - CNC / NRW 05.08.25 | 6 Aug 2025 | View |
| S - Ecoleg / Ecology 18.08.25 | 8 Sept 2025 | View |
| 24.11.25 | 24 Nov 2025 | View |
| 24.11.25 | 24 Nov 2025 | View |
| 24.11.25 | 24 Nov 2025 | View |
| 24.11.25 | 24 Nov 2025 | View |
| S - CNC / NRW 01.12.25 | 1 Dec 2025 | View |
| S - Ecoleg / Ecology 05.01.26 | 6 Jan 2026 | View |
| Rh.P | 1 Apr 2026 | View |
Documents open on the council website. Browse council documents if a link has changed.
Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Consultation expiry date
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Council sourceStatutory expiry date
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Council sourceDecision due date
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Council sourceSite notice end date
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Council sourceExtension date
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Council sourceDecision expiry date
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Council source
Decision & conditions
Planning conditions
- 1. The development hereby permitted shall be commenced before the expiration of FIVE years from the date of this decision. 2. The development hereby permitted shall be carried out in accordance with the following approved plans: Drawing no. 0253_001 Site location plan (Received 4 July 2023) Drawing no. 2454-01 – Site Plan - Rev C – dated 13/05/2025 Drawing no. 2454-05B Ground floor Proposed Drawing no. 2454-06A First floor proposed Drawing no. 2454-07B Elevations Proposed Drawing no. 2454-08B Sections & elevations Proposed Drawing no. 2454-09-B Typical details Drawing no. 2454.11 – Outbuilding B – Rev C – received 24/11/2025 Drawing no. 2454.12 – Outbuilding C - Rev D – received 24/11/2025 Drawing no. 2454. 13 – Outbuilding D – Rev E – received 24/11/2025 Ecology Design Drawing 1 – Site Layout Showing Mitigation Area, Building Numbers and Dark Zone – dated 13/11/2025 Heritage Impact Assessment – Rev A – Dated June 2026 Eco-Scope. 2024. Update Bat Survey Report and Mitigation Proposal at Erw Suran, Cwmystradllyn, Garndolbenmaen, Gwynedd – ECO_1156 – dated 10 September 2024. Supporting Statement on Removal/Change of Conditions – received 08/07/2025 5. Prior to the installation of any new rooflights, details shall first be submitted to and approved by the Local Planning Authority by means of a formal application. The units shall then be installed and retained in accordance with the approved details. Any new rooflight are to be set within existing historic rafters and purlins where applicable, without any of these timbers being cut or truncated. All new rooflights are to be fabricated either from steel, or from cast metal, and are to be conservation standard units, set into the plane of the roof and without any upstand projecting above the plane of the roof 6. Prior to the commencement of reroofing works, detailed specification or samples of any new slate which is to be used on all buildings shall be submitted to and approved by the local planning authority by means of a formal application. If no physical samples are to be provided the specification of slate, including quarry source, gauge and dimensions shall be submitted. The slates shall then be installed in accordance with the approved details and retained thereafter 7. Prior to the installation of any external lighting within the site area shown on the approved Site Plan ‘2454-01 B’ or on any building, full details shall first be submitted to the Local Planning Authority for approval by means of a formal application. The external lighting shall then be installed and retained in accordance with the approved details thereafter 8. The materials to be used in the re-construction of the parts of the external walls as detailed in the submitted structural report of the building and shown on the approved plans shall be constructed with materials of the same type, texture and colour as the external walls of the existing buildings 9. All external doors and windows in the development hereby permitted shall be of timber construction and shall at all times thereafter be retained as timber. 10. Notwithstanding the details hereby approved, all new and existing external rainwater and waste goods to be utilised in the development shall be fabricated from cast metal, painted a dark colour 11. Prior to the installation of any solar panels, full details of their design and fixtures shall first be agreed by means of a formal application to the Local Planning Authority. All new solar panels to be utilised in the development shall be full black solar panels. The panels shall then be installed and retained in accordance with the approved details 12. Prior to the construction of the patio area to the rear of the dwelling, details of the materials shall be first agreed by means of a formal application to the Local Planning Authority. The patio shall then be installed in accordance with the approved details. 13. Buildings A and B as identified on the approved plans shall not be occupied other than for purposes incidental to the residential use of the main dwelling 14. Buildings C and D as identified on the approved plans are to be used and retained solely for the purposes identified on the submitted plans in that they shall provide a habitat for bats and for no other use including as accommodation or living space incidental to the residential use of the main dwelling 15. The applicant/developer shall ensure that the mitigation recommended in the Protected Species Report (Dated Nov. 2021) and shown on the approved plans is followed and implemented in full and retained thereafter in accordance with the approved details. The bat habitats in buildings C and D shall be installed and completed as approved prior to the commencement of any other works (including demolition) on site
- 1) 01 To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990. 2) 06 To define the permission and for the avoidance of doubt. 3) To ensure a satisfactory standard of appearance of the development and the use of appropriate local building materials in accordance with Eryri Local Development Plan Policies and in particular Policies 1, 6, 7, 9, A and Ff. 4) To safeguard the character and appearance of the listed building in accordance with policies A, Ff, 1, 6 and 7 of the Eryri Local Development Plan 2016-2031. 5) To ensure a satisfactory standard of appearance of the development and the use of appropriate lighting to safeguard the National Park’s Dark Skies Reserve designation in accordance with Eryri Local Development Plan Policies and in particular policies A, D and 1 and the adopted Supplementary Planning Guidance 14: Obtrusive Lighting (Light Pollution). 6) To safeguard the character and appearance of the listed building in accordance with policies A, Ff, 1, 6 and 7 of the Eryri Local Development Plan 2016-2031. 7) To ensure a satisfactory standard of appearance of the development and the use of appropriate local building materials in accordance with Eryri Local Development Plan Policies and in particular Policies 1, 6,7, A and Ff. 8) To protect the character and appearance of the building and its setting in accordance with Eryri Local Development Plan Policies and in particular Policies A, 1, 6 and 7. 9) To ensure a satisfactory standard of appearance of the development and the use of appropriate materials in accordance with Eryri Local Development Plan Policies and in particular Policies 1, 6, 7, 9, A and Ff. 10) To ensure a satisfactory standard of appearance of the development and the use of appropriate local building materials in accordance with Eryri Local Development Plan Policies and in particular Policies 1, 6, 7, 9, A and Ff. 11) To ensure that the development is only used for purposes ancillary to the existing dwelling and to prevent the creation of an unjustified separate dwelling in accordance with the Eryri Local Development Plan and in particular Policy 14 and SPG 11. 12) To ensure that the development is only used for the provision of a habitat for bats to minimise the risk of unacceptable harm or disturbance to protected species in accordance with Eryri Local Development Plan Policies 2016-2031 and in particular Policy D. 13) To ensure a satisfactory standard of development and to minimise the risk of unacceptable harm or disturbance to protected species in accordance with Eryri Local Development Plan Policies 2016-2031 and in particular Policy D. Advisory notes: Warning: A European Protected Species (EPS) Licence is required for this development. This planning permission does not provide consent to undertake works that require an EPS licence. It is an offence to deliberately capture, kill or disturb EPS or to recklessly damage or destroy their breeding sites or resting places. If found guilty of any offences, you could be sent to prison for up to 6 months and/or receive an unlimited fine. To undertake the works within the law, you can obtain further information on the need for a licence from Natural Resources Wales on 0300 065 3000 or at https://naturalresources.wales/conservation-biodiversity-and-wildlife/european-protected-species/?lang+en
- 1. Rhaid dechrau'r datblygiad a ganiateir yma cyn pen PUM mlynedd o ddyddiad y penderfyniad hwn. 2. Mae'n rhaid cyflawni'r datblygiad a ganiateir yma yn unol â'r cynlluniau a gymeradwywyd isod: Drawing no. 0253_001 Site location plan (Received 4 July 2023) Drawing no. 2454-01 – Site Plan - Rev C – dated 13/05/2025 Drawing no. 2454-05B Ground floor Proposed Drawing no. 2454-06A First floor proposed Drawing no. 2454-07B Elevations Proposed Drawing no. 2454-08B Sections & elevations Proposed Drawing no. 2454-09-B Typical details Drawing no. 2454.11 – Outbuilding B – Rev C – received 24/11/2025 Drawing no. 2454.12 – Outbuilding C - Rev D – received 24/11/2025 Drawing no. 2454. 13 – Outbuilding D – Rev E – received 24/11/2025 Ecology Design Drawing 1 – Site Layout Showing Mitigation Area, Building Numbers and Dark Zone – dated 13/11/2025 Heritage Impact Assessment – Rev A – Dated June 2026 Eco-Scope. 2024. Update Bat Survey Report and Mitigation Proposal at Erw Suran, Cwmystradllyn, Garndolbenmaen, Gwynedd – ECO_1156 – dated 10 September 2024. Supporting Statement on Removal/Change of Conditions – received 08/07/2025 5. Cyn gosod unrhyw ffenestri to newydd, rhaid cyflwyno'r manylion yn gyntaf i'r Awdurdod Cynllunio Lleol a'u cymeradwyo ganddo drwy gais ffurfiol. Bydd yr unedau wedyn yn cael eu gosod a'u cadw yn unol â'r manylion a gymeradwywyd. Bydd unrhyw ffenestri to newydd yn cael eu gosod o fewn y trawstiau a'r tulathau hanesyddol presennol lle bo hynny'n berthnasol, heb i unrhyw rai o'r prennau hyn gael eu torri neu eu cwtogi. Mae pob ffenestr to newydd i'w gwneud naill ai o ddur, neu o fetel bwrw, ac i fod yn unedau safonol cadwraeth, wedi'u gosod ar blân y to a heb unrhyw sefyll yn ymestyn uwchben plân y to 6. Cyn dechrau ar y gwaith ail-doi, rhaid cyflwyno manylion manwl neu samplau o unrhyw lechi newydd sydd i'w defnyddio ar bob adeilad i'r awdurdod cynllunio lleol a'u cymeradwyo ganddo drwy gais ffurfiol. Os nad oes samplau ffisegol i'w darparu, rhaid cyflwyno manylion y llechi, gan gynnwys ffynhonnell y chwarel, y mesurydd a'r dimensiynau. Bydd y llechi wedyn yn cael eu gosod yn unol â'r manylion a gymeradwywyd a'u cadw wedyn 7. Cyn gosod unrhyw oleuadau allanol o fewn ardal y safle a ddangosir ar y Cynllun Safle cymeradwy ‘2454-01 B’ neu ar unrhyw adeilad, rhaid cyflwyno manylion llawn yn gyntaf i’r Awdurdod Cynllunio Lleol i’w cymeradwyo trwy gais ffurfiol. Yna bydd y goleuadau allanol yn cael eu gosod a'u cadw yn unol â'r manylion a gymeradwywyd wedi hynny 8. Rhaid i'r deunyddiau a ddefnyddir i ail adeiladu rhannau o'r waliau allanol fel y manylir yn yr adroddiad strwythurol o'r adeilad a gyflwynwyd ac a ddangosir ar y cynlluniau a ganiateir gael eu hadeiladu gyda deunyddiau o'r un math, gwead a lliw a'r waliau allanol o'r adeiladau presennol 9. Bydd rhaid i ddrysau allanol a ffenestri'r datblygiad a ganiateir yma gael eu hadeiladu mewn pren ac wedyn eu cadw felly mewn pren. 10. Er gwaethaf y manylion a ganiateir drwy hyn rhaid i'r holl ddwr glaw a nwyddau gwastraff allanol newydd a phresennol a ddefnyddir yn y datblygiad gael eu gwneud o fetel bwrw wedi ei baentio mewn lliw tywyll 11. Cyn gosod unrhyw baneli solar, rhaid cytuno yn gyntaf ar fanylion llawn eu dyluniad a'u gosodiadau trwy gais ffurfiol i'r Awdurdod Cynllunio Lleol. Bydd pob panel solar newydd a ddefnyddir yn y datblygiad yn baneli solar du llawn. Bydd y paneli wedyn yn cael eu gosod a'u cadw yn unol â'r manylion a gymeradwywyd 12. Cyn adeiladu'r patio yng nghefn y t"}, rhaid cytuno yn gyntaf ar fanylion y deunyddiau trwy gais ffurfiol i'r Awdurdod Cynllunio Lleol. Bydd y patio wedyn yn cael ei osod yn unol â'r manylion a gymeradwywyd 13. Ni chaniateir i neb fyw yn Adeiladau A a B fel y nodir ar y cynlluniau a gymeradwywyd at ddibenion sy'n gysylltiedig â defnydd preswyl y prif annedd 14. Mae adeiladau C a D fel y’u nodir ar y cynlluniau a gymeradwywyd i’w defnyddio a’u cadw at y dibenion a nodir ar y cynlluniau a gyflwynwyd yn unig sef y byddant yn darparu cynefin i ystlumod ac nid ar gyfer unrhyw ddefnydd arall gan gynnwys fel llety neu ofod byw sy’n atodol i’r defnydd preswyl. o'r prif annedd 15. Bydd yr ymgeisydd/datblygwr yn sicrhau bod y lliniaru a argymhellir yn y ‘Protected Species Report’ gan Kingdom Ecology (Dyddiedig Tachwedd 2021) ac a ddangosir ar y cynlluniau a gymeradwywyd yn cael ei ddilyn a’i weithredu’n llawn a’i gadw wedi hynny yn unol â’r manylion a gymeradwywyd. Bydd y cynefinoedd ystlumod yn adeiladau C a D yn cael eu gosod a'u cwblhau fel y cymeradwywyd cyn dechrau unrhyw waith arall (gan gynnwys dymchwel) ar y safle
- 1. I gydymffurfio a Rhan 91 (fel y diwygiwyd) o'r Ddeddf Gynllunio Gwlad a Thref 1990. 2. Er mwyn diffinio’r caniatâd ac i osgoi amheuaeth. 3. Er mwyn gallu archwilio a chofnodi unrhyw weddillion o bwysigrwydd archeolegol yn ddigonol cyn i unrhyw ddatblygiad ddigwydd ar y safle ac i sicrhau gweithrediad rhaglen briodol o liniaru archeolegol yn unol â gofynion Polisi Cynllunio Cymru 2021 a Tan24: Yr Amgylchedd Hanesyddol 4. Er mwyn gallu archwilio a chofnodi unrhyw weddillion o bwysigrwydd archeolegol yn ddigonol cyn i unrhyw ddatblygiad ddigwydd ar y safle ac i sicrhau y bydd y gwaith yn cydymffurfio â Rheoli Prosiectau Archeolegol (MAP2) a Safonau a Chanllawiau Sefydliad Siartredig yr Archeolegwyr. (CIfA) 5. I sicrhau safon edrychiad boddhaol i'r datblygiad a defnydd o ddeunyddiau adeiladu lleol priodol yn unol â Pholisïau Cynllun Datblygu Lleol Eryri ac yn arbennig Polisïau 1, 6, 7, 9, A a Ff 6. Er mwyn gwarchod cymeriad ac edrychiad yr adeilad rhestredig yn unol â pholisïau A, Ff, 1, 6 a 7 o Gynllun Datblygu Lleol Eryri 2016-2031 7. Er mwyn sicrhau safon edrychiad boddhaol i’r datblygiad a’r defnydd o oleuadau priodol i ddiogelu dynodiad Gwarchodfa Awyr Dywyll y Parc Cenedlaethol yn unol â Pholisïau Cynllun Datblygu Lleol Eryri ac yn arbennig polisïau A, D ac 1 a Chanllaw Cynllunio Atodol 14: Goleuadau Ymwthiol (Llygredd Golau) 8. Diogelu cymeriad ac edrychiad yr adeilad rhestredig yn unol â pholisïau A, Ff, 1, 6 a 7 o Gynllun Datblygu Lleol Eryri 2016-2031 9. Er mwyn sicrhau safon edrychiad boddhaol y datblygiad a defnydd o ddeunyddiau adeiladu lleol priodol yn unol â Pholisïau Cynllun Datblygu Lleol Eryri ac yn arbennig Polisïau 1, 6,7, A a Ff 10. Er mwyn diogelu cymeriad ac edrychiad yr adeilad a’i osodiad yn unol â Polisiau Cynllun Datblygu Lleol Eryri 2016-2031 ac yn enwedig Polisiau A, 1, 6 a 7 11. Er mwyn sicrhau safon edrychiad boddhaol y datblygiad a defnydd o ddeunyddiau priodol yn unol â Pholisïau Cynllun Datblygu Lleol Eryri ac yn arbennig Polisïau 1, 6, 7, 9, A a Ff 12. Er mwyn sicrhau safon edrychiad boddhaol y datblygiad a defnydd o ddeunyddiau priodol yn unol â Pholisïau Cynllun Datblygu Lleol Eryri ac yn arbennig Polisïau 1, 6, 7, 9, A a Ff 13. Sicrhau bod y datblygiad ond yn cael ei ddefnyddio at ddibenion atodol i’r t"} presennol ac i atal creu t"} ar wahân heb gyfiawnhad yn unol â Chynllun Datblygu Lleol Eryri ac yn arbennig Polisi 14 a CCA 11 14. Sicrhau bod y datblygiad ond yn cael ei ddefnyddio ar gyfer darparu cynefin i ystlumod er mwyn lleihau’r risg o niwed annerbyniol neu aflonyddwch i rywogaethau a warchodir yn unol â Pholisïau Cynllun Datblygu Lleol Eryri 2016-2031 ac yn arbennig Polisi D 15. Er mwyn sicrhau safon foddhaol o ddatblygiad a lleihau'r risg o niwed neu aflonyddwch annerbyniol i rywogaethau a warchodir yn unol â Pholisïau Cynllun Datblygu Lleol Eryri 2016-2031 ac yn arbennig Polisi D
