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
Single storey extension to side of existing dwelling, installation of replacement gate, flag-stone pathway and extension of existing patio
Proposal details
- Reference
- NP4/13/265A
- Alternative references
- PP-13482587
- Ward
- Betws-y-Coed and Trefriw ED
- Parish
- Capel Curig
- Agent
- Mr. Andrew Faragher
- UPRN
- 10024206731
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| Document | Published | Action |
|---|---|---|
| E1 | Not published | View |
| E2 | Not published | View |
| C5 | Not published | View |
| E4 | Not published | View |
| E3 | Not published | View |
| LL1 | Not published | View |
| C4 | Not published | View |
| C3 | Not published | View |
| C2 | Not published | View |
| C1 | Not published | View |
| CS2 | Not published | View |
| CS1 | Not published | View |
| LL2 | Not published | View |
| FF | Not published | View |
| S - Adfer Conservation 17.03.25 | 17 Mar 2025 | View |
| S - Ecoleg / Ecology 25.03.25 | 28 Apr 2025 | View |
| S - CNC / NRW 07.03.25 | 20 Aug 2025 | View |
| S - D"{r Cymru / Welsh Water 18.03.25 | 20 Aug 2025 | View |
| C6 - 16.04.25 | 20 Aug 2025 | View |
| RH.P | 10 Nov 2025 | 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
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceStatutory expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Planning conditions
- The development hereby permitted shall be carried out in accordance with the following approved plans: • 1769 PL01.01: Location Plan • 1769 PL001.002.1A: Proposed Site Plan • 1769 PL01.004A: Proposed Elevations • 1769 PL01.006A: Proposed Ground Floor Plan • 1769.1 PL01.007 Proposed Gate Elevation • Biodiversity Enhancement and Landscape Plan, Stephen Cutmore, 10 July 2024 • BEP Drawing • Green Infrastructure Statement
- Mae'n rhaid cyflawni'r datblygiad a ganiateir yma yn unol â'r cynlluniau a gymeradwywyd isod: • 1769 PL01.01: Location Plan • 1769 PL001.002.1A: Proposed Site Plan • 1769 PL01.004A: Proposed Elevations • 1769 PL01.006A: Proposed Ground Floor Plan • 1769.1 PL01.007 Proposed Gate Elevation • Biodiversity Enhancement and Landscape Plan, Stephen Cutmore, 10 July 2024 • BEP Drawing • Green Infrastructure Statement
- The applicant/developer shall ensure that the mitigation recommended in the Biodiversity Enhancement and Landscape Management Plan report (Stephen Cutmore, 10 July 2024) and shown in Appendix 1 are followed and implemented in full.
- Rhaid i'r ymgeisydd/datblygwr sicrhau bod y lliniaru a argymhellir yn adroddiad y Cynllun Gwella Bioamrywiaeth a Rheoli Tirwedd (Stephen Cutmore, 10 Gorffennaf 2024) ac a ddangosir yn Atodiad 1 yn cael eu dilyn a'u gweithredu'n llawn.
- The roof of the extension shall be covered in natural Welsh mineral slate or slates of the equivalent colour, texture and weathering characteristics as the slates on the main roof of the dwelling house and maintained thereafter.
- Mae'n rhaid i do'r estyniad gael ei orchuddio gyda llechi mwyn naturiol Cymreig, neu lechi gyda nodweddion lliw, gwead a hindreuliad tebyg fel y llechi ar brif do’r t"} ac wedyn ei gadw felly.
- To define the permission and for the avoidance of doubt.
- Er mwyn diffinio’r caniatâd ac i osgoi amheuaeth.
- 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.
- Er mwyn sicrhau safon foddhaol y datblygiad a lleihau'r risg o niwed neu ymyrraeth annerbyniol i rywogaethau a warchodir yn unol â Pholisïau Cynllun Datblygu Lleol Eryri 2016-2031 ac yn enwedig Polisi D.
- 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 2016-2031 and in particular policies 1, 6 and A.
- Er mwyn sicrhau fod y datblygiad yn edrych yn foddhaol ac y defnyddir deunyddiau adeiladu lleol priodol, yn unol â Pholisïau Cynllun Datblygu Lleol Eryri 2016-2031 ac yn enwedig polisïau 1, 6 ag A.
- Notes To prevent any hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment the applicant should ensure that no surface water from any increase in the roof area of the building or impermeable surfaces within its curtilage is allowed to drain directly or indirectly to the public sewerage system. D"{r Cymru / Welsh Water advise that the proposed development site is crossed by an abandoned public sewer, with the approximate position being marked on the attached Statutory Public Sewer Record. In accordance with the Water Industry Act 1991, D"{r Cymru / Welsh Water requires access to its apparatus at all times in order to carry out maintenance and repairs. Having regard to plans submitted as part of this planning application, it appears that no operational development is proposed within the protection zone of the public sewer measured 3 metres either side of the centreline. The planning permission hereby granted does not extend any rights to carry out any works to the public sewerage or water supply systems without first having obtained the necessary permissions required by the Water industries Act 1991. Any alterations to existing premises resulting in the creation of additional premises or merging of existing premises must also be constructed so that each is separately connected to the D"{r Cymru / Welsh Water’s water main and can be separately metered. Please contact D"{r Cymru’s / Welsh Water’s new connections team on 0800 917 2652 for further information on water and sewerage connections. The applicant is also advised that some public sewers and lateral drains may not be recorded on D"{r Cymru / Welsh Water maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist in dealing with the proposal the applicant may contact D"{r Cymru / Welsh Water to establish the location and status of the apparatus. Under the Water Industry Act 1991 D"{r Cymru / Welsh Water has rights of access to its apparatus at all times. In accordance with Planning Policy Wales (Edition 11) and Technical Advice Note 12 (Design), the applicant is advised to take a sustainable approach in considering water supply in new development proposals, including utilising approaches that improve water efficiency and reduce water consumption. We would recommend that the applicant liaises with the relevant Local Authority Building Control department to discuss their water efficiency requirements. The applicant should note that planning permission does not constitute permission under the Highways Act for various activities that may be associated with the development i.e. use of the highway/footway to, for example, deposit material, deposit skips, erect scaffolding, any excavation within the highway or the provision of traffic management. Such activities will require the separate consent of the Highway Authority for which you should contact the Streetworks Manager on 01492 575426. Any temporary traffic management arrangements required in connection with this application shall be in accordance with Chapter 8 of the Traffic Signs Manual and New Roads and Streetworks Act 1991 and shall be approved by the highway authority. For further information please contact the Streetworks Manager on 01492 575426.
- Nodiadau Er mwyn atal unrhyw orlwytho hydrolig o'r system garthffosiaeth gyhoeddus, er mwyn amddiffyn iechyd a diogelwch trigolion presennol a sicrhau nad oes unrhyw lygredd na niwed i'r amgylchedd, dylai'r ymgeisydd sicrhau nad oes unrhyw dd"{r wyneb o unrhyw gynnydd yn arwynebedd to'r adeilad nac arwynebau anhydraidd o fewn ei gwrtil yn cael draenio'n uniongyrchol neu'n anuniongyrchol i'r system garthffosiaeth gyhoeddus. Mae D"{r Cymru / Welsh Water yn cynghori bod safle'r datblygiad arfaethedig yn cael ei groesi gan garthffos gyhoeddus segur, gyda'r lleoliad bras wedi'i farcio ar y Cofnod Carthffosiaeth Gyhoeddus Statudol sydd ynghlwm. Yn unol â Deddf y Diwydiant D"{r 1991, mae angen mynediad i'w offer ar D"{r Cymru / Welsh Water bob amser er mwyn cynnal gwaith cynnal a chadw ac atgyweiriadau. O ystyried cynlluniau a gyflwynwyd fel rhan o'r cais cynllunio hwn, ymddengys nad oes unrhyw ddatblygiad gweithredol yn cael ei gynnig o fewn parth gwarchod y garthffos gyhoeddus a fesurir 3 metr ar y naill ochr a'r llall i'r llinell ganol. Nid yw'r caniatâd cynllunio a roddir drwy hyn yn ymestyn unrhyw hawliau i wneud unrhyw waith ar y systemau carthffosiaeth gyhoeddus neu gyflenwi d"{r heb yn gyntaf gael y caniatâd angenrheidiol sy'n ofynnol gan Ddeddf Diwydiannau D"{r 1991. Rhaid i unrhyw newidiadau i safleoedd presennol sy'n arwain at greu safleoedd ychwanegol neu uno safleoedd presennol gael eu hadeiladu fel bod pob un wedi'i gysylltu ar wahân â phrif bibell dd"{r D"{r Cymru a gellir ei fesur ar wahân. Cysylltwch â thîm cysylltiadau newydd D"{r Cymru ar 0800 917 2652 am ragor o wybodaeth am gysylltiadau d"{r a charthffosiaeth. Cynghorir yr ymgeisydd hefyd nad yw rhai carthffosydd cyhoeddus a draeniau ochrol wedi'u cofnodi ar fapiau carthffosydd cyhoeddus D"{r Cymru oherwydd eu bod yn wreiddiol yn eiddo preifat a'u bod wedi'u trosglwyddo i berchnogaeth gyhoeddus oherwydd natur Rheoliadau'r Diwydiant D"{r (Cynlluniau ar gyfer Mabwysiadu Carthffosydd Preifat) 2011. Gall presenoldeb asedau o'r fath effeithio ar y cynnig. Er mwyn cynorthwyo i ddelio â'r cynnig, gall yr ymgeisydd gysylltu â D"{r Cymru i sefydlu lleoliad a statws y cyfarpar. O dan Ddeddf y Diwydiant D"{r 1991 mae gan D"{r Cymru hawl mynediad i'w offer bob amser. Yn unol â Pholisi Cynllunio Cymru (Argraffiad 11) a Nodyn Cyngor Technegol 12 (Dylunio), cynghorir yr ymgeisydd i fabwysiadu dull cynaliadwy wrth ystyried cyflenwad d"{r mewn cynigion datblygu newydd, gan gynnwys defnyddio dulliau sy'n gwella effeithlonrwydd d"{r ac yn lleihau'r defnydd o dd"{r. Byddem yn argymell bod yr ymgeisydd yn cysylltu ag adran Rheoli Adeiladu'r Awdurdod Lleol perthnasol i drafod eu gofynion effeithlonrwydd d"{r. Dylai'r ymgeisydd nodi nad yw caniatâd cynllunio yn gyfystyr â chaniatâd o dan Ddeddf y Priffyrdd ar gyfer amrywiol weithgareddau a allai fod yn gysylltiedig â'r datblygiad h.y. defnyddio'r briffordd/llwybr troed i, er enghraifft, dyddodi deunydd, dyddodi sgipiau, codi sgaffaldiau, unrhyw gloddio o fewn y briffordd neu ddarparu rheolaeth traffig. Bydd angen caniatâd ar wahân gan yr Awdurdod Priffyrdd ar gyfer gweithgareddau o'r fath, a dylech gysylltu â'r Rheolwr Gwaith Stryd ar 01492 575426 ar gyfer hynny. Bydd unrhyw drefniadau rheoli traffig dros dro sy'n ofynnol mewn cysylltiad â'r cais hwn yn unol â Phennod 8 o'r Llawlyfr Arwyddion Traffig a Deddf Ffyrdd Newydd a Gwaith Stryd 1991 a rhaid iddynt gael eu cymeradwyo gan yr awdurdod priffyrdd. Am ragor o wybodaeth cysylltwch â'r Rheolwr Gwaith Stryd ar 01492 575426.
