Medical outpatient centre at 14 Llys Castan, Ffordd Y Parc, Bangor

What was proposed

The application sought to convert a vacant office unit into a medical outpatient facility and office space, with internal changes to the ground floor.

“Proposal: A second submission of an application to change the use of the existing B1 office unit into mixed-use consisting of a medical outpatient unit (use class D1) and office space (B1).”

“This latest application is a resubmission of an application refused in November 2025 under reference C25/0588/25/LL for a change of use from an office (Use Class B1) to a mixed-use Office/Medical Outpatient Unit (Part use class B1 and part D1) within a vacant unit at Llys Castan located on the northern outskirts of Parc Menai, Bangor.”

Officer report

The site and parking

The unit is at Parc Menai, a designated main business site, with 26 parking spaces and access to a nearby bus stop.

“The unit is within Parc Menai which has been designated in the LDP as the Main Business Site of the Sub-regional Centre and is served by an unclassified county road network with a junction to the south-east of the A487 trunk road. The site plan indicates that there will be 13 parking spaces immediately adjacent to the unit. The building also has the use of 13 additional parking spaces adjacent to the unit and therefore has a total of 26 parking spaces.”

“In support of the application, detailed information was submitted by the agent and the applicant which includes a Planning Statement, a Sequential Test Statement and supplementary documents. A Planning Statement notes that the proposal seeks to create a new Specialist Medical Outpatient Centre. The outpatient centre would be available to all and would aim to provide suitable access to high-quality specialist medical/dental care to the community.”

Officer report

Earlier planning history

A previous mixed office and medical outpatient application was refused in November 2025, while earlier applications for offices and ventilation were approved.

“Relevant Planning History: Application/appeal reference. Application address. Description of the proposal. Decision and date. C08A/0536/25/LL - WALL-MOUNTED VENTILATION UNIT - Approved with conditions 22- 09-2008”

“C05A/0610/25/LL - ERECTION OF EIGHT UNITS, TWO-STOREY OFFICES WITH PARKING AND LANDSCAPING - Approved with conditions 07-11-2005 C25/0588/25/LL - CHANGE OF USE OF EXISTING B1 OFFICE UNIT INTO MIXED-USE CONSISTING OF A MEDICAL/DENTAL OUTPATIENT UNIT (USE CLASS D1) AND OFFICE SPACE (B1) - Refused 07-11-2025 4. Consultations: Community/Town Council: No response.”

Officer report

Why officers advised refusal

Officers considered that the proposal had not proved exceptional circumstances or the absence of suitable alternative sites, and conflicted with employment and town-centre policies.

“In accordance with Policy CYF1 the Parc Menai site is defined as a Principal Employment Site and within the 'Regional Employment Land Strategy', the Parc Menai site is recognised as a Sub-regional Strategic Site.”

“Correspondence was received from Cassidy + Ashton on behalf of a local objector, and the document reviews alternative properties in the area to assess whether the applicant has considered all appropriate options. They identified two alternative sites that had not been considered by the applicant. One site on the High Street meets the applicant's requirements in terms of size.”

Officer report

Community facility location

Officers considered the facility unacceptable in principle because it was outside, and not near, a development boundary or within a cluster.

“⁠In this context, and for the purpose of the policy, it is confirmed that community facilities include 'facilities used by local communities for health purposes...and any other facility that perform the function of serving the community'.”

“Given the above assessment, and despite the acknowledgement of all the background information submitted to explain the specialist and relatively unique nature of the proposed facility, it is considered that the proposal is unacceptable based on principle as the proposed community facility is not located within the development boundary, near a development boundary or within a cluster, and it is therefore contrary to criterion 1 of policy ISA 2 together with policy PCYFF1.”

Officer report

Support for the application

Two local members supported the proposal as a needed and suitable service with no reasonable alternative site and appropriate links to Parc Menai.

“Correspondence was received from two local members supporting this application and commenting on the application on the basis: • that the proposed provision would be very appropriate to the location • it would offer an important resource and match the services already available at Parc Menai • that a precedent has been set for Parc Menai's business park status • there is a local need for the service • there is no reasonable alternative site - the High Street site would not…”

Officer report

Who spoke

An objector challenged the policy case and site choice, while the applicant and a calling-in member supported the facility and its accessibility for patients.

What members debated

Members discussed patient access, healthcare need, town-centre regeneration, precedent, vacant units and whether Parc Menai was the most suitable location.

“In response to a question as to whether there were other vacant units at Parc Menai, it was confirmed that there were vacant units there, and that this had been submitted as part of the application by the agent.”

Minutes

The committee vote

The application was proposed and seconded for approval against the officer recommendation, on the basis of special circumstances and vulnerable patients’ access.

“Reason: That there were 'special circumstances' here and therefore the application complied with policy B1. It would be difficult for vulnerable people to access such a service in the city centre.”

Minutes

The final decision

The committee approved the application contrary to the recommendation.

“RESOLVED: To APPROVE contrary to the recommendation.”

Minutes