Business owners and community groups in Bangor’s Pendref area have raised concerns over a new planning application that would turn the former Ranch pub building at the bottom of Lon Popty into 63 student apartments, with two small retail units on the ground floor.

The planning application lodged with Gwynedd Council outlines plans to convert the upper floors into self-contained student accommodation while retaining commercial use at street level, marking one of the most substantial redevelopment proposals in this part of the city in recent years.

While acknowledging the potential benefits of redeveloping a long-vacant building, traders and residents say the proposal comes at a time when Pendref feels increasingly overlooked in Bangor’s wider regeneration efforts.

The area, stretching from the Cathedral up towards Caellepa, along the upper High Street to the station, down Deiniol Road and looping towards Sackville Road and Farrar Road, remains home to a large number of independent businesses, cultural spaces, professional services and residential properties. Local business owners argue that this mixed-use environment already reflects the type of urban model promoted in regeneration strategies but claim that Pendref has not received equivalent investment or support.

Some traders point to the extended road closure following the fire that destroyed Noodle One and Morgan, which limited access for around 18 months, saying they received no assistance during that period and felt their concerns were not prioritised. They also say they are concerned that future regeneration funding will focus on improving links between Pontio, Storiel and the middle of the High Street, and leave the lower part, from Dean Street down and Pendref behind.

Student numbers no longer growing

Recent data from the Higher Education Statistics Agency (HESA) reveals that Bangor University’s student population peaked at 11,270 in 2016/17 but declined to 9,705 in 2020/21 during the pandemic.

Although numbers have stabilized at around 10,800 post-Covid, UK-domiciled student enrolment has been declining since 2016/17, and EU student numbers have halved due to Brexit impacts.

After a rise in non-EU international students, a decline is noted for 2023/24 due to new UK Government policies. The university is undergoing major restructuring, with around 200 staff expected to leave and some courses proposed for discontinuation. This has led local residents and traders to question the need for additional student accommodation rather than using it for non-student housing.

Demographic shifts in Dwyrain Bangor

Census data also points to evolving demographic needs in the area. Dwyrain Bangor, which includes Pendref, has the highest number of residents aged 55 or over in the city, with 1,008 recorded in 2021, a 7% increase since 2011.

Between 2011 and 2021:

  • the number of people living in private rented accommodation in the ward rose by 76%,
  • owner-occupied households fell by 6%, and
  • the number of one-bedroom households increased by 70% (from 118 to 201), accounting for 40% of overall household growth.

Estate agents report strong demand for high-quality non-student rental properties in the area, with modern one- and two-bedroom units letting quickly to key workers, professionals, hospital staff and local families. Some residents and community groups say this demonstrates a growing appetite for flexible, year-round housing.

Calls for a different approach

Many traders argue that Pendref already supports a fragile but resilient ecosystem of independent businesses, creative spaces, and residents, and that a shift toward mixed residential accommodation, rather than a large student-only development, would better support the long-term sustainability of the area.

“It feels like Pendref has had to build its own momentum despite limited support,” one business owner said. “We want development that brings year-round footfall and stability, not another student block when student numbers are going down.”

Some residents also highlight the cultural identity of Pendref, pointing to its creative community, bilingual spaces and growing diversity. They argue that any major redevelopment should reflect this local character.

While traders and community groups recognise the importance of bringing vacant buildings back into use, they say they would prefer to see a mixed-use scheme that includes affordable homes for key workers and families, alongside ground-floor commercial units that support the independent sector.

A resident summarises – Bangor needs to focus on creating communities where people can put down roots, with developments designed for year-round occupation. Building homes, improving the area, and supporting Pendref’s businesses, 95% of which are independently owned, are essential steps. With proper investment, Pendref can grow into a vibrant area enjoyed by both locals and students alike.

Local businesses and residents are encouraged to respond to the planning application, urging them to help shape the future of the area.

Read the full planning application here.