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The decisions as the council's minutes record them. A plain-language summary follows once it has been written.
RESOLVED: Reason for decision: that the application be deferred. To allow the Welsh Government Highways to consider the location and type of crossing due to the concerns about the road traffic and safety. The Chair commented on the lack of timely engagement by some statutory consultees and asked that all such consultees respond within the required timescales, so enabling the Committee to consider applications. County Councillor G E Jones having declared an interest, moved to the public gallery for the next application.
RESOLVED: Reason for decision: that the application be granted consent, contrary to officer’s recommendation and that it be delegated to the Principal Planning Officer and Chair to agree appropriate conditions. That the business needs for the dwelling had been justified and that the benefits of a dwelling exceeded any potential health risks associated with the poultry units. County Councillor G E Jones resumed his seat in the meeting. County Councillor A Davies left the meeting and County Councillor E Vaughan left the meeting for other Council business. Gemma James, Development Management Team Leader returned to the meeting room.
RESOLVED: Reason for decision: that the application be granted consent, subject to the conditions set out in the report which is filed with the signed minutes. As officer’s recommendation as set out in the report which is filed with the signed minutes.
Apologies for absence were received from County Councillors A Jones, T Colbert, G Pugh and D Selby.
The Chair was authorised to sign as a correct record the minutes of the meeting held on 24 September 2025.
(a) There were no declarations of interest. (b) The Committee noted that no Member requested that a record be made of their membership of a Community Council where discussion had taken place of matters for the consideration of this Committee. (c) County Councillor G E Jones (who is a member of the Committee) declared that they would be acting as ‘local representative’ in respect of application 25/0498/FUL d) The Committee noted that Councillors A Jenner and L Roberts (who are not members of the Committee) would be speaking as the ‘local representative’ in respect of applications on the agenda. e) Gemma James, Development Management Team Leader declared an interest in applications 24/1839/FUL and 25/0498/FUL.
The Committee considered the report of the Head of Planning & Regulatory Services (copies filed with the signed minutes).
The Members confirmed that they had received and had time to read the update circulated the previous day. Gemma James, Development Management Team Leader left the Chamber for the next two items.
Decision as recorded
RESOLVED: Reason for decision: that the application be deferred. To allow the Welsh Government Highways to consider the location and type of crossing due to the concerns about the road traffic and safety. The Chair commented on the lack of timely engagement by some statutory consultees and asked that all such consultees respond within the required timescales, so enabling the Committee to consider applications. County Councillor G E Jones having declared an interest, moved to the public gallery for the next application.
Grid Ref: E327701 N311588 Valid Date: 18/12/24 Community Council: Trewern Community Council Applicant: Mid Wales Property Developments (c/o Harry Bowen) Location: Land at Gate Farm, Criggion Lane, Trewern Proposal: Erection of 40 dwellings (terraced and semi-detached) formation of access road and all associated works Application Type: Full application The Senior Planning Officer advised that the update provided details of further comments received from the Welsh Government [WG] Highways. She advised that the latter had now expressed concerns about the junction, particularly for pedestrians. It had asked that a planning condition seeking details of a suitable crossing prior to commencement of development be added if the Committee was minded to approve the application. County Councillor A Jenner spoke as the local representative. Councillor G Corfield spoke on behalf of Trewern Community Council. Mr D Green spoke as the agent. In response to questions regarding the pedestrian crossing the Mid Wales Regional Manager for the Trunk Road Agency advised he was happy to have a site meeting, as Agent for the WG Highways but it was for the WG Highways to determine the location and type of crossing. He advised that currently the proposal was for a tactile crossing with no lights. In response to a proposal to defer the application to allow the WG Highways to consider the location and type of crossing the Principal Planning Officer advised that if the Committee was minded to approve the application an appropriate condition could be added regarding the crossing, as requested by the WG Highways. This would require the developer to submit plans for a crossing and the WG Highways would be consulted during the discharge of conditions process. The Principal Planning Officer in response to a question advised that occupancy was based on evidence from the Affordable Housing Officer. A condition was proposed to deal with the tenure and types of homes and allocation would be based on the housing register and local connection preferences. He advised that Affordable Housing information was published in February 2025, for the period 2022-2037 and showed that 960 affordable homes are still required. In response to a question the Highways Authority confirmed that the internal layout of the site was satisfactory and met required standards. It was moved and duly seconded to defer consideration of the application to allow the WG Highways to consider the location and type of crossing due to the concerns about the road traffic and safety. RESOLVED: Reason for decision: that the application be deferred. To allow the Welsh Government Highways to consider the location and type of crossing due to the concerns about the road traffic and safety. The Chair commented on the lack of timely engagement by some statutory consultees and asked that all such consultees respond within the required timescales, so enabling the Committee to consider applications. County Councillor G E Jones having declared an interest, moved to the public gallery for the next application.
Decision as recorded
RESOLVED: Reason for decision: that the application be granted consent, contrary to officer’s recommendation and that it be delegated to the Principal Planning Officer and Chair to agree appropriate conditions. That the business needs for the dwelling had been justified and that the benefits of a dwelling exceeded any potential health risks associated with the poultry units. County Councillor G E Jones resumed his seat in the meeting. County Councillor A Davies left the meeting and County Councillor E Vaughan left the meeting for other Council business. Gemma James, Development Management Team Leader returned to the meeting room.
Grid Ref: E308007 N253501 Valid Date: 15/04/25 Community Council: Llanelwedd Community Council Applicant: Mr Davies Location: Wernhalog Farm, Llanfaredd, Builth Wells Proposal: Erection of rural enterprise dwelling Application Type: Full application The Senior Planning Officer advised that the plan was out of date as it did not show the two new poultry units. She also advised that a new plan of the proposed development showed that the garage had been reduced in size to 15sq metres, which was acceptable. Councillor G E Jones spoke as the local representative. Mr J German-Morris spoke as an objector. Ms S Davies spoke on behalf of the applicant and Mr G Davies spoke as the agent. It was queried whether regulations regarding the proximity to poultry units applied when the dwelling and poultry enterprise were under the same ownership. The Environmental Health Officer advised that he could not comment on the latter. He however, outlined the health risks associated with bioaerosols from poultry units and advised that Public Health Wales guidance indicated that dwellings should ideally be more than 100 metres from the source to reduce exposure to background levels. He also advised that siting a dwelling near an expanding poultry unit posed health risks for family members and future occupants. The Senior Planning Officer advised in response to a question that the rural enterprise dwelling would have an occupancy restriction placed on it if the Committee was minded to approve the application. It was moved and duly seconded to approve the application contrary to the officer’s recommendation as the business needs for the dwelling had been justified and that the benefits of a dwelling exceeded any potential health risks associated with the poultry units. It was also agreed to delegate conditions to the Principal Planning Officer and Chair. RESOLVED: Reason for decision: that the application be granted consent, contrary to officer’s recommendation and that it be delegated to the Principal Planning Officer and Chair to agree appropriate conditions. That the business needs for the dwelling had been justified and that the benefits of a dwelling exceeded any potential health risks associated with the poultry units. County Councillor G E Jones resumed his seat in the meeting. County Councillor A Davies left the meeting and County Councillor E Vaughan left the meeting for other Council business. Gemma James, Development Management Team Leader returned to the meeting room.
Decision as recorded
RESOLVED: Reason for decision: that the application be granted consent, subject to the conditions set out in the report which is filed with the signed minutes. As officer’s recommendation as set out in the report which is filed with the signed minutes.
Grid Ref: EN333154 N315356 Valid Date: 17/01/24 Community Council: Bausley with Criggion Community Council Applicant: Mr Mike Sambrook Location: Land West of Oakland, Crew Green, Shrewsbury Proposal: Erection of 30 affordable dwellings, formation of access road and all associated works Application Type: Full application The Principal Planning Officer advised that the councillors had received an email the previous day and advised that the points raised by the Community Council would be covered in his presentation. He advised that an email objecting to the proposed development had been received the previous evening regarding surface water and drainage and advised that this issue would be considered under the separate SABs application. As Councillor L Roberts, the local representative, was engaged in other council business, her statement was read by the Planning Solicitor. Councillor Travis spoke on behalf of Bausley with Criggion Community Council. Neil Brydon spoke as an objector and Mark Laird spoke as an objector and also read out the statement from Colin Macklin and was unable to attend the meeting. Mike Lloyd spoke as the agent and Geraint Roberts spoke on behalf of the Barcud. The Principal Planning Officer in response to a question advised that he did not know what the impact of the recent investment in public transport by the Council had on the uptake of services in the area. The Highways Authority advised that road levels would be addressed through Section 38 agreements under the Highways Act and planning conditions included measures to maximise visibility for pedestrians and road users. In respect of land classification, the Principal Planning Officer advised that Grade 3A land was acceptable for development due to the prevailing land in the area and that the development was for 100% affordable housing, which was identified as a need in the area. He advised that the proposal complied with current Local Development Plan [LDP] as Crew Green is classified as a large village. It was considered a sustainable location under the LDP and the proposal aligned with policy supporting exception sites in large villages. He advised the Committee that the proposed development was viewed as a logical extension of the existing settlement pattern. He stated that the Replacement LDP is currently under development and consideration of whether the classification of Crew Green should be changed would be part of this process. In respect of the footpath diversion the Committee was advised that this would be addressed under separate legislation, and it was recommended that an informative regarding Public Rights of Way be added to the decision notice, if the Committee was minded to approve the application. In respect of design and layout of the site, the Highways Officer advised that the internal layout had been assessed as being acceptable and minor adjustments could be made under Section 38 agreements to address turning requirements. It was moved and duly seconded to approve the application as recommended by the officer. RESOLVED: Reason for decision: that the application be granted consent, subject to the conditions set out in the report which is filed with the signed minutes. As officer’s recommendation as set out in the report which is filed with the signed minutes.
The Committee received for information a list of decisions made by the Head of Planning & Regulatory Services during the period between 18 September 2025 and 15 October 2025.
The Development Management Team Leader updated the Committee on Quarter 2 performance statistics. Planning: Performance Against Targets · 90% of all planning applications were determined within the agreed timeframes (on target). · 100% of major applications were determined within agreed timeframes. · Average time for all applications was 120 days, against a target of 112 days (off target). The Committee was advised that this had been off target for several quarters due to the complexity of larger schemes. The Development Management Team Leader advised that officers had reviewed how to reduce determination times while remaining supportive of development. The service was continuing to engage with agents and promoted pre-application advice to ensure submissions were complete and compliant. Appeals · 75% of appeals were dismissed during the quarter (on target). Three appeals were dismissed and one was allowed. Application Volume · A total of 287 applications were determined in Quarter Two, including planning applications, other consents, and non-material amendments. Enforcement: Performance Against Targets · 89% of enforcement cases were investigated within 84 days (target: 80%). · Average time to investigate was 131 days. · Average time to take positive enforcement action was 647 days, against a target of 421 days (off target). The Development Management Team Leader advised that an enforcement action plan was introduced in late 2023 to reduce the backlog of cases. · Target: to reduce backlog to approximately 250 cases by end of Quarter Two. · Backlog reduced from over 600 cases at start of plan to 258 cases by end of October. Quarter Two Enforcement Activity: 113 cases closed, of which: · 95 were found to have no breach (e.g., permitted development or existing permission). · 74 investigations completed. · 17 enforcement notices served (higher than usual due to the clearance of the backlog). Benchmarking · Wales average for enforcement cases investigated within time: 70.5%. · Local performance exceeded this at 89%. Planning Fees The Development Management Team Leader advised that the Welsh Government had approved amendments to the Town and Country Planning Fees Regulations. A new fee schedule would be implemented in Wales from 1 December 2025. Fees would increase by an average of 50%, representing a significant investment in planning services.
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.
Declarations are read from the minutes once they are published.
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