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
Refurbishment and installation of a new siphon system
Proposal details
- Reference
- NP5/73/351C
- Development type
- Minor
- Ward
- Trawsfynydd ED
- Parish
- Maentwrog
- Agent
- Mr. Derec Jones
- UPRN
- AP0XFQ8G5895KA2GD4
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Sign in to view collected detailsDocuments 15 of 15
| Document | Published | Action |
|---|---|---|
| FF | 2 Jul 2025 | View |
| E1 | 2 Jul 2025 | View |
| LL | 2 Jul 2025 | View |
| S - Heneb 17.07.25 | 18 Jul 2025 | View |
| S - CNC / NRW 21.07.25 | 21 Jul 2025 | View |
| S - Cadw 22.07.25 | 23 Jul 2025 | View |
| S - Ecoleg / Ecology 05.08.25 | 28 Aug 2025 | View |
| E3 - 27.08.25 | 29 Oct 2025 | View |
| E2 - 27.08.25 | 29 Oct 2025 | View |
| E4 - 29.10.25 | 29 Oct 2025 | View |
| AE | 29 Oct 2025 | View |
| S - CNC / NRW 18.11.25 | 19 Nov 2025 | View |
| S - Ecoleg / Ecology 08.01.26 | 8 Jan 2026 | View |
| S - CNC / NRW 18.02.26 | 18 Feb 2026 | View |
| RH.P | 25 Feb 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.
Site notice end 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 sourceConsultation 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 sourceExtension 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 commenced before the expiration of FIVE years from the date of this decision.
- Rhaid dechrau'r datblygiad a ganiateir yma cyn pen PUM mlynedd o ddyddiad y penderfyniad hwn.
- The development hereby permitted shall be carried out in accordance with the following approved plans: • Drawing No SP1 + 01 – Location Plan • Drawing no 5224625-ATK-LM-ZZ-DR-C-100 – P02 – Site Location and Hazard Plan • Drawing no 5224625-ATK-LM-ZZ-DR-C-101 – P02 – General Arrangement and Longitudinal Section • Drawing no 5224625-ATK-LM-ZZ-DR-C-102 – P02 – Cross Section and Details (1/2) • Drawing no 5224625-ATK-LM-ZZ-DR-C-103 – P02 – Cross Section and Details (2/2) • Green Infrastructure Statement – revived 27/08/25 • Drawing No SP1 + 01 00 – Biodiversity Enhancements • Preliminary Ecological Appraisal (PEA) for Llyn Mair Syphon Replacement Works dated 28th October 2025 by Alison Johnson Ecological Consultant
- Mae'n rhaid cyflawni'r datblygiad a ganiateir yma yn unol â'r cynlluniau a gymeradwywyd isod: • Lluniad Rhif SP1 + 01 – Cynllun Lleoliad • Lluniad rhif 5224625-ATK-LM-ZZ-DR-C-100 – P02 – Lleoliad y Safle a Chynllun Peryglon • Lluniad rhif 5224625-ATK-LM-ZZ-DR-C-101 – P02 – Trefniant Cyffredinol ac Adran Hydredol • Lluniad rhif 5224625-ATK-LM-ZZ-DR-C-102 – P02 – Trawsdoriad a Manylion (1/2) • Lluniad rhif 5224625-ATK-LM-ZZ-DR-C-103 – P02 – Trawsdoriad a Manylion (2/2) • Datganiad Seilwaith Gwyrdd – adolygwyd 27/08/25 • Lluniad Rhif SP1 + 01 00 – Gwelliannau Bioamrywiaeth • Gwerthusiad Ecolegol Rhagarweiniol (AERh) ar gyfer Gwaith Amnewid Siffon Llyn Mair dyddiedig 28 Hydref 2025 gan Alison Johnson Ymgynghorydd Ecolegol
- No development or phase of development shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and approved by means of a formal application to the Local Planning Authority. The CEMP should include: • Construction methods: details of materials, how waste generated will be managed; • General Site Management: details of the construction programme including timetable, details of site clearance; details of site construction drainage, containments areas, appropriately sized buffer zones between storage areas (of spoil, oils, fuels, concrete mixing and washing areas) and any watercourse or surface drain. • Biodiversity Management: details of tree and hedgerow protection; invasive species management; species and habitats protection, avoidance and mitigation measures. • Soil Management: details of topsoil strip, storage and amelioration for re-use. • CEMP Masterplan: details of the extent and phasing of development; location of landscape and environmental resources; design proposals and objectives for integration and mitigation measures. • Resource Management: details of fuel and chemical storage and containment; details of waste generation and its management; details of wastewater use. • Traffic Management: details of site deliveries, plant on site, wheel wash facilities. • Pollution Prevention: demonstrate how relevant Guidelines for Pollution Prevention and best practice will be implemented, including details of emergency spill procedures and incident response plan. • Details of the persons and bodies responsible for activities associated with the CEMP and emergency contact details. • Landscape/ecological clerk of works to ensure construction compliance with approved plans and environmental regulations. The CEMP shall be implemented as approved during the site preparation and construction phases of the development.
- Ni fydd unrhyw ddatblygiad na chyfnod o’r datblygiad yn dechrau nes bod Cynllun Rheoli Amgylcheddol Adeiladu (CRhAA) wedi'i gyflwyno a'i gymeradwyo drwy gais ffurfiol i'r Awdurdod Cynllunio Lleol. Dylai'r CRhAA gynnwys: • Dulliau adeiladu: manylion deunyddiau, sut y bydd y gwastraff a gynhyrchir yn cael ei reoli; • Rheoli Safle Cyffredinol: manylion y rhaglen adeiladu gan gynnwys yr amserlen, manylion clirio'r safle; manylion draenio adeiladu'r safle, ardaloedd cynnwys, parthau byffer o'r maint priodol rhwng ardaloedd storio (ar gyfer rwbel, olewau, tanwyddau, cymysgu concrit ac ardaloedd golchi) ac unrhyw gwrs d"{r neu ddraen wyneb. • Rheoli Bioamrywiaeth: manylion diogelu coed a gwrychoedd; rheoli rhywogaethau ymledol; diogelu, osgoi a mesurau lliniaru rhywogaethau a chynefinoedd. • Rheoli Pridd: manylion stribed pridd uchaf, storio a gwella ar gyfer ailddefnyddio. • Cynllun Meistr CRhAA: manylion am faint a chyfnod y datblygiad; lleoliad adnoddau tirwedd ac amgylcheddol; cynigion dylunio ac amcanion ar gyfer mesurau integreiddio a lliniaru. • Rheoli Adnoddau: manylion storio a chynnwys tanwydd a chemegau; manylion cynhyrchu gwastraff a'i reoli; manylion defnyddio d"{r gwastraff. • Rheoli Traffig: manylion danfoniadau safle, peiriannau ar y safle, cyfleusterau golchi olwynion. • Atal Llygredd: rhaid dangos sut y bydd Canllawiau perthnasol ar gyfer Atal Llygredd ac arfer gorau yn cael eu gweithredu, gan gynnwys manylion gweithdrefnau gollyngiadau brys a chynllun ymateb i ddigwyddiadau. • Manylion y bobl a'r cyrff sy'n gyfrifol am weithgareddau sy'n gysylltiedig â'r CRhAA a manylion cyswllt brys. • Clerc gwaith tirwedd/ecolegol i sicrhau bod y gwaith adeiladu yn cydymffurfio â chynlluniau cymeradwy a rheoliadau amgylcheddol. Rhaid gweithredu'r CRhAA fel y'i cymeradwywyd yn ystod cyfnodau paratoi'r safle ac adeiladu'r datblygiad.
- The applicant/developer shall ensure that the Compensation / Biodiversity Enhancement detailed in Section 7.3 of the Preliminary Ecological Appraisal (PEA) for Llyn Mair Syphon Replacement Works dated 28th October 2025 by Alison Johnson Ecological Consultant shall be followed and implemented in full within 3 months following the substantial completion of the development hereby permitted and retained thereafter.
- Rhaid i'r ymgeisydd/datblygwr sicrhau bod y mesurau Unioni / Gwella Bioamrywiaeth a nodir yn Adran 7.3 o'r Asesiad Ecolegol Rhagarweiniol (AERh) ar gyfer Gwaith Amnewid Siffon Llyn Mair dyddiedig 28 Hydref 2025 gan Ymgynghorydd Ecolegol Alison Johnson yn cael ei ddilyn a'i weithredu'n llawn o fewn 3 mis yn dilyn cwblhau sylweddol y datblygiad a ganiateir drwy hyn a'i gadw wedi hynny.
- No planting shall take place until a landscaping plan indicating the location and specifications of trees has been submitted to and approved by the local planning authority by means of a formal application. Native species planting shall be implemented with a minimum of 5 of each tree is provided (x5 holly, x5 rowan, x5 sessile oak, x5 downy birch, x5 silver birch).
- Ni ddylid plannu unrhyw goed nes bod cynllun tirlunio sy'n nodi lleoliad a manylebau coed wedi'i gyflwyno i'r awdurdod cynllunio lleol a'i gymeradwyo ganddo drwy gais ffurfiol. Dylid plannu rhywogaethau brodorol gyda lleiafswm o 5 o bob coeden yn cael eu darparu (x5 celynnen, x5 criafolen, x5 derwen ddigoes, x5 bedwen lwyd, x5 bedwen arian).
- All planting, seeding or turfing comprised in the approved details of landscaping subject to condition 5 shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is sooner; and any trees or plants which within the period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
- Rhaid i bob waith plannu, hau hadau neu osod tyweirch sydd wedi'i gynnwys yn y manylion tirlunio cymeradwy yn ddarostyngedig i amod 5 gael ei wneud yn ystod y tymhorau plannu a hau hadau cyntaf yn dilyn meddiannu'r adeiladau neu gwblhau'r datblygiad, pa un bynnag sydd gyntaf; a rhaid i unrhyw goed neu blanhigion sydd o fewn y cyfnod o 5 mlynedd o gwblhau'r datblygiad yn marw, rhai sy’n cael eu tynnu ymaith neu'n cael eu difrodi'n ddifrifol neu'n goddef clefyd gael eu disodli yn y tymor plannu nesaf gydag eraill o faint a rhywogaeth debyg.
- No development (including demolition, groundworks, site clearance and infilling) shall take place until a specification for archaeological work has been submitted by the applicant (or their agent or successors in title) and approved by means of a formal application to the Local Planning Authority. The development shall be carried out and all archaeological work completed in accordance with the approved specification.
- Ni fydd unrhyw ddatblygiad (gan gynnwys dymchwel, gwaith daear, clirio safle a llenwi) yn digwydd nes bod manyleb ar gyfer gwaith archaeolegol wedi'i chyflwyno gan yr ymgeisydd (neu ei asiant neu olynyddion teitl) a chael ei gymeradwyo trwy gais ffurfiol i'r Awdurdod Cynllunio Lleol. Rhaid cyflawni'r datblygiad a chwblhau'r holl waith archaeolegol yn unol â'r fanyleb gymeradwy.
- A detailed report on the archaeological work required by condition 8 shall be submitted by means of a formal application to the Local Planning Authority within 6 months of completion of archaeological fieldwork and must then be approved by the Local Planning Authority.
- Rhaid cyflwyno adroddiad manwl ar y gwaith archaeolegol sy'n ofynnol gan amod 7 drwy gais ffurfiol i'r Awdurdod Cynllunio Lleol o fewn 6 mis i gwblhau'r gwaith maes archaeolegol ac yna rhaid iddo gael ei gymeradwyo gan yr Awdurdod Cynllunio Lleol.
- To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990.
- I gydymffurfio a Rhan 91 (fel y diwygiwyd) o'r Ddeddf Gynllunio Gwlad a Thref 1990.
- To define the permission and for the avoidance of doubt.
- Er mwyn diffinio’r caniatâd ac i osgoi amheuaeth.
- To ensure appropriate management of the environmental impacts during the construction phase of the development and protect amenity.
- Er mwyn sicrhau y rheolir yr effeithiau amgylcheddol yn briodol yn ystod cyfnod adeiladu'r datblygiad a diogelu amwynderau. .
- 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 and in particular Policy D.
- Er mwyn sicrhau safon foddhaol o ddatblygiad a lleihau'r risg o niwed neu aflonyddwch annerbyniol i rywogaethau gwarchodedig yn unol â Pholisïau Cynllun Datblygu Lleol Eryri ac yn benodol Polisi D.
- To preserve and enhance the visual amenities of the area, in accordance with Eryri Local Development Plan Policies and in particular Policy 1.
- Er mwyn cadw a gwella amwynderau gweledol yr ardal, yn unol â Pholisïau Cynllun Datblygu Lleol Eryri ac yn benodol Polisi 1.
- To preserve and enhance the visual amenities of the area, in accordance with Eryri Local Development Plan Policies and in particular Policy 1.
- Er mwyn cadw a gwella amwynderau gweledol yr ardal, yn unol â Pholisïau Cynllun Datblygu Lleol Eryri ac yn benodol Polisi 1.
- To ensure the implementation of the appropriate programme of archaeological mitigation in accordance with the requirements of Planning Policy Wales 2021 and TAN 24: The Historic Environment.
- I sicrhau bod y rhaglen briodol o liniaru archaeolegol yn cael ei gweithredu yn unol â gofynion Polisi Cynllunio Cymru 2021 a TAN 24: Yr Amgylchedd Hanesyddol.
- To ensure that the work will comply with MORPHE/Management of Archaeological Projects (MAP 2) and the Standards and Guidance of the Chartered Institute for Archaeologists (CIfA)
- I sicrhau y bydd y gwaith yn cydymffurfio â MORPHE/Rheoli Prosiectau Archaeolegol (MAP 2) a Safonau a Chanllawiau Sefydliad Siartredig yr Archaeolegwyr (SSA/CIfA)
