Welsh Language Statement Cadnant Planning
Former Y Bedol Public House, Penysarn Welsh Language Statement 4 Crosses Construction Ltd September 2019 2018.015
Cadnant Planning 20 Connaught House Riverside Business Park Benarth Road Conwy LL32 8UB Welsh Language Statement
Cadnant Planning 20 Connaught House Riverside Business Park Benarth Road Conwy LL32 8UB t. 01492 581800 e. [email protected] w. www.cadnantplanning.co.uk
Status of report: Issue V3.0 September 2019 Author: Sarinah Farooq MPlan Checker: Sioned Edwards MRTPI Reviewer: Sioned Edwards MRTPI Approved by: Sioned Edwards MRTPI Document control: CAD-047 (ver 3) March 2017
© The contents of this document must not be copied or reproduced in whole or in part without the written consent of Cadnant Planning Ltd. All plans are reproduced from the Ordinance Survey Map with the permission of the Controller HMSO, Crown Copyright Reserved, Licence No. 100020449
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Contents 1. Introduction ...... 1 2. Proposed development ...... 3 3. Legislation, policy and guidance ...... 5 4. Methodology ...... 11 5. Welsh Language Statement ...... 15 6. Consideration of key issues ...... 23 7. Mitigation and enhancement measures ...... 37 8. Conclusion ...... 38
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1. Introduction
1.1 This Welsh Language Statement (WLS) accompanies a full application by 4 Crosses Construction Ltd, for the demolition of former public house, erection of 14 dwellings; alterations to existing access; creation of internal access road, associated car parking and landscaping at the former Y Bedol public house, Chapel Street, Penysarn.
1.2 This statement accords with the newly adopted Isle of Anglesey County Council’s (IACC) Supplementary Planning Guidance (SPG) Maintenance and Creation of Distinctive and Sustainable Communities (July 2019). The SPG sets out specific methodology for which all WLIAs must follow in order to demonstrate how the proposed development will impact upon the local community and local area.
1.3 In accordance with section 38(6) of the Planning and Compulsory Purchase Act (2004) it is necessary to ensure that planning applications conform to the adopted Development Plan unless material planning considerations indicate otherwise. Other planning considerations can include national planning policy along with Technical Advice Note (TAN).
1.4 The Joint Local Development Plan (JLDP) was adopted on 31st July 2017 which forms the development plan for both Gwynedd and Anglesey Local Planning Authority areas and will be the basis for decisions on land use planning in this area.
1.5 The Welsh language plays an important role in the social, cultural and economic life of the Plan area’s residents and visitors. Where development is proposed, consideration must be given to the enhancement and protection of the language and culture. Strategic Policy PS1 'The Welsh Language and Culture' (PS1) sets out the context for the assessment of the potential impact of proposals upon the language and culture.
The proposed development would comprise of the provision of 14 dwellings on a windfall site within the development boundary of Penysarn that was available during the preparation of the JLDP. We would therefore consider that the application site is not an unexpected windfall site, and therefore would only require the provision of a WLS as opposed to a Welsh Language Impact Assessment (WLIA). Further justification is provided within section 4 of this report.
1.6 This WLS presents an overview of the proposed development, of planning policy guidance relating to the Welsh language and of the Welsh language profile of the ward of Llaneilian and Anglesey. It will then consider the effects of the proposed development
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on Welsh language and culture, and summarise the perceived effects which arise from the proposed development.
1.7 All proposals, irrespective of type, size or location, will be expected to comply with criterion 4 and 5 of PS1 which is the requirement of a bilingual signage scheme to deal with all operational signage in the public domain. It is expected that existing Welsh names are retained and appropriate Welsh names are used for new developments.
1.8 Criteria 3 of PS1 states that the Councils will refuse proposals which would cause significant harm to the character and language balance of a community that cannot be avoided or suitably mitigated by appropriate planning mechanisms.
1.9 This WLS should be read giving full regard to the application’s accompanying documentation including proposed plans and Design, Access and Planning Statement.
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2. Proposed development Site location and description
2.1 The application site is located within the village of Penysarn and comprises of a brownfield site (the former Y Bedol public house). Y Bedol closed during 2010/2011 and has been vacant ever since. Residential development lies to the north of the site (Ty’n Rhos estate) with a highway (Church Street) running along the site’s western boundary. On the adjacent side of the highway lies residential development in the form of single dwellings. Land to the east and south of the application site is agricultural land. Further east, lies Ty’n Rhos Caravan Park.
The proposal
2.2 The proposal entails the erection of 14 terraced residential dwellings consisting of two blocks of four dwellings, and two blocks of three dwellings. Two of the dwellings are to be affordable dwellings whilst the remaining 12 are to be open market dwellings. The proposed mix would be as follows: • Open market dwellings: one x two-bedroom dwelling and 11 x three-bedroom dwellings; and • Affordable dwellings: one x two-bedroom dwelling and one x three-bedroom dwelling.
2.3 The application site lies within the development boundary of Penysarn as identified in the adopted Anglesey and Gwynedd Joint Local Development Plan (JLDP). Policy PCYFF 1 ‘Development Boundaries’ of the JLDP advises that proposals within development boundaries will be approved, provided they comply with other policies in the Plan, national policies and other relevant planning considerations.
2.4 The existing access from Ty’n Rhos estate to the site will be used to serve the proposal (for vehicles and pedestrians) and the existing vehicular access from Chapel Street will be blocked.
2.5 12 of the properties will have an area to the front of the dwellings providing two parking spaces. Two properties will have one parking space to the front with a small garden area with the second parking space to the side/rear. Each property will have a garden to the rear.
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2.6 Full details of the proposed development are provided in the plans and associated documents accompanying the application.
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3. Legislation, policy and guidance
3.1 A summary of all relevant national and local planning policies relating to the proposed development is provided within the Design, Access and Planning Statement. It is not the intention to repeat those in this section of the WLS.
3.2 The Welsh language is a material planning consideration in the determination of planning applications in Wales and is recognised in relevant legislation, national and local planning policy frameworks and strategies. An overview of legislation, policy and guidance which are of relevance to Welsh language and a material planning consideration is provided in tables 3.1-3.6.
Table 3.1 National planning and language legislation
Document Summary Welsh Language (Wales) The Welsh Language (Wales) Measure 2011 made provisions Measure 2011 (National for the official status of the Welsh language in Wales and Assembly for Wales, 2011) created a new legislative framework for the Welsh language. Well-being of Future Sets ambitious, long-term well-being goals to reflect the Wales Generations (Wales) Act that the people of Wales want to live in, now and in the future. 2015 (National Assembly One of its goals is to be a Wales of vibrant culture and thriving for Wales, 2015) Welsh language where society promotes and protects culture, heritage and the Welsh language. It is an important milestone for the language, underlining its official status. Planning (Wales) Act 2015 Sections 11 and 31 of the Act concern the Welsh language. (National Assembly for Section 31 of the Act clarifies that effects on the Welsh Wales, 2015) language may be a consideration when determining planning applications, so far as it is material to the application. Section 11 of the Act makes it mandatory for all local planning authorities to consider the effect of their development plans on the Welsh language, by undertaking an appropriate assessment as part of their Sustainability Appraisal of the plan.
Table 3.2 National planning policy and language policy framework
Document Summary Planning Policy Wales Planning Policy Wales (PPW) acknowledges that the Welsh (Edition 10) (Welsh language is part of the social and cultural fabric of Wales and Government, 2018) that the Welsh Government is committed to ensuring that the
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Welsh language is supported and encouraged to flourish as a language of many communities all over Wales. Technical Advice Note TAN 20 provides guidance on how the planning system (TAN) 20 – Planning and considers the implications of the Welsh language when the Welsh Language preparing LDPs and making decisions. The LPA should (Welsh Government, 2017) consider the needs and welfare of the Welsh language, and in so doing, contribute to its well-being. Recent changes introduced in the current version of TAN 20 are as a result of bringing into force provisions contained in the Planning (Wales) Act 2015. The main changes relate to the following matters: • The link between planning for the Welsh language through land-use planning and community planning; • Providing clarification that decision makers may take the language into account where it is material to the application; Allow language impact assessments in certain specified circumstances. Wales Spatial Plan (2008 The Wales Spatial Plan introduces a strategic framework for update) (Welsh directing development and policy interventions in Wales in the Government, 2008) future. It identifies that “the Welsh language has a significant role to play in our communities and should be promoted as a positive attribute to the area”.
Table 3.3 National language strategy
Document Summary A million Welsh speakers The strategy was launched on the 10th July 2017 and sets out (Welsh Government, 2017) Welsh Government’s strategic priorities on how to reach a million Welsh speakers by 2050. Three strategic themes have been identified within the strategy to achieve its vision:
• Increasing the number of Welsh speakers; • Increasing the use of Welsh; and • Creating favourable conditions – infrastructure and context.
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Table 3.4 Local planning policies
Document Summary IACC’s Supplementary Provides guidance on how the planning authority will make Planning Guidance (SPG) decisions regarding the effect of proposed developments on Maintaining and Creating the Welsh language. Specific methodology is set out within the Distinctive and Sustainable document for which Welsh Language Statements should Communities (July 2019) adhere to in assessing the impact of development on the local community and local area. Anglesey and Gwynedd Policy PS1 is the key policy relating to the Welsh language, but Joint Local Development is engrained into all policies throughout the plan. The Welsh Plan (2017) language and other policies promote the protection and enhancement of the Welsh language. The policies seek to facilitate the type of development that can create the right circumstances to contribute to maintaining and creating Welsh- speaking communities. Policy PS 1: ‘Welsh Language And Culture’ guides that; “The Councils will promote and support the use of the Welsh language in the Plan area. This will be achieved by: 1. Requiring a Welsh Language Statement, which will protect, promote and enhance the Welsh language, where the proposed development falls within one of the following categories: a. Retail, industrial or commercial development employing more than 50 employees and/or with an area of 1,000 sq. m. or more; or b. Residential development which will individually or cumulatively provide more than the indicative housing provision set out for the settlement in Policies TAI 1 – TAI 6; or c. Residential development of 5 or more housing units on allocated or windfall sites within development boundaries that doesn’t address evidence of need and demand for housing recorded in a Housing Market Assessments and other relevant local sources of evidence. 2. Requiring a Welsh Language Impact Assessment, which will set out how the proposed development will protect, promote and enhance the Welsh Language, where the proposed development is on an unexpected windfall site for a large scale housing development or large scale employment development that would lead to a significant workforce flow;
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3. Refusing proposals which would cause significant harm to the character and language balance of a community that cannot be avoided or suitably mitigated by appropriate planning mechanisms; 4. Requiring a bilingual Signage Scheme to deal with all operational signage in the public domain that are proposed in a planning application by public bodies and by commercial and business companies; 5. Expect that Welsh names are used for new developments, house and street names.”
Table 3.5 Local strategies
Document Summary Gwynedd and Anglesey The plan focuses attention on the seven well-being goals and Wellbeing Plan (IACC, the five ways of working have been designed to support public 2018) bodies to meet the existing needs of their communities and ensure that the decisions of today do not harm future generations.
Protecting and promoting the Welsh language forms part of the development plan. The Plan recognises the importance of the Welsh language in terms of the social make-up and cultural identity of the area. We must ensure that residents can and choose to live their lives through the medium of Welsh and that they can access community services and activities in Welsh. This is therefore a priority for future joint working.
The objectives look to increase the use of the Welsh language and promote the use of Welsh as the preferred language of communication between public bodies across both counties.
The Welsh language will be a golden thread running through the plan. Anglesey Corporate Plan The Corporate Plan identifies a requirement for the IACC to 2013-2017 (IACC, 2013) develop schemes that will increase employment opportunities for young people, improve infrastructure and support the supply chain.
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Isle of Anglesey Welsh The language strategy identifies three strategic areas that form Language Strategy the basis of the strategy and include: children and young (Anglesey Welsh Language people/the family; the workplace, Welsh language services, the Strategic Forum, 2016) infrastructure and the community. The strategy’s vision for the 2021 Census is to see an increase in the number of Welsh speakers and that the percentage of the population of Anglesey who speak Welsh increased to at least 60.1%, as it was in 2001. The first priority area is focused on children and young people and family with the aim of ‘An increase in the number of families where Welsh is used as the main language with children, with an increase in the opportunities and support for it to be used socially and to ensure progress. Ensuring that all children have the right to be fully bilingual by the age of 16. Increasing the capacity and the use of Welsh as a medium of communication and learning among children and young people in education and in social activities.’ The second priority area focuses on the workplace, Welsh language service and the infrastructure with the aim ‘To promote and increase the availability of Welsh language services, increase opportunities / expectations to use Welsh in the workplace and work together to identify opportunities to mainstream the language into developments and activities.’ The final priority area focuses on promoting the Welsh language at community level with the aim ‘Promoting and marketing the value and importance of Welsh. Promote and identify opportunities to strengthen the Welsh language within the communities and identify gaps in provision.’
Table 3.6 Other relevant guidance
Document Summary Planning and the Welsh This document is the work completed by a consortium of Language: The Way Ahead organisations made up of local authorities, The Welsh (Welsh Language Board, Language Board, the Home Builders Federation and the Welsh Home Builders Federation Government. The document represents the collective efforts of all partners involved who have an interest in developing a better
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and Welsh Assembly understanding of the relationship between land use planning Government, 2005) and the Welsh language in order to promote the well-being of the language and the cultural character of local communities. The document does not represent the planning policy view of any of the participating bodies.
The document provides best practice guidance.
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4. Methodology
4.1 The methodology for considering the effect of the proposed development on Welsh language and culture is based on the guidance provided in IACC’s adopted SPG in relation to Maintaining and Creating Distinctive and Sustainable Communities.
4.2 Diagram 3 of the SPG provides a flow chart setting out an eight-stage process of formulating a development, its assessment and decision making. An extract of the flow chart is provided in Figure 3.1 below.
Figure 3.1 Extract of flow chart (Diagram 3 of the adopted SPG)
4.3 Stage 1 to 5 would be expected to be undertaken by the applicant prior to the submission of the planning application. Details of how the proposal complies with Stages 1 to 5 are set out below and in this WLS.
Stage 1: Screening the development
4.4 The adopted SPG provides Diagram 4 in order to explain the process of screening the proposed development. It emphasis the benefit of engaging and consulting with the planning service and other stakeholders during the pre-application stage in a manner that is proportionate to the scale and type of proposed development.
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4.5 In this instance, the proposal relates to the provision of 14 new dwellings within the development boundary of Penysarn. A pre-application enquiry and a Pre-Application Consultation (PAC) have both been undertaken prior to the submission of this full planning application, which has allowed for engagement with the planning service, other stakeholders and local residents prior to the submission of the final scheme.
4.6 Comments received for both have been carefully considered and have been incorporated into the current scheme. Therefore, the extent of engagement undertaken prior to the submission of this planning application is considered to be proportionate for the proposal.
4.7 During the pre-application process, feedback from the Council considers that “as the site constitutes an unexpected windfall site and the proposal constitutes a large-scale residential development, the proposal triggers the requirements of criterion 2 of Policy PS1. Therefore, assessing the proposal on the basis of the need for a Welsh Language Statement is inadequate”.
4.8 Since the receipt of the pre-application advice from the Council in October 2018, the Councils have adopted a new SPG ‘Maintaining and creating distinctive and sustainable communities’. Diagram 8 and Table 8.1 ‘Definition of key terms’ provides a definition for key terms, including ‘unexpected windfall site’. For ease of reference, the definition is provided below:
“unexpected windfall site – this is assessed by looking at the Plan's strategy and policies and the evidence to support the strategy and policies, e.g. its location compared to the development boundary, the status of the site in the Plan's policies, Urban Capacity Assessment considerations, when the site became available, compliance or not with relevant policies.”
4.9 Based on the definition above and when considering the application site: • The application site is located within the development boundary of Penysarn. • The site is a brownfield site and the public house closed in 2010/2011. Therefore, the site would have been available (or considered to be available) during the preparation of the Plan between 2011 and 2017. • A review of the Urban Capacity Study provided in Topic Paper 6 (February 2015) only provides a study area of the sub-regional centre, urban service centres and local services centres identified in the JLDP. As Penysarn is a village, it was not subject to the Urban Capacity Study.
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4.10 On the basis of the above, we consider that the application site is a windfall site within the development boundary of Penysarn that was available during the preparation of the JLDP and is not therefore an unexpected windfall site.
4.11 In order to trigger the requirement for a WLIA, the site must not have been foreseen at the JLDP formulation stage and that the proposal is for a large-scale development.
4.12 In this case, the site was within the development boundary and the public house had closed in 2010/2011 (which was early in the formulation of the JLDP). We therefore conclude that the site is not an unexpected windfall site and does not therefore trigger the requirement for a WLIA. However, the proposal would, individually or cumulatively provide more than the indicative housing provision for Penysarn as set out in Policy TAI 4, and does therefore require a Welsh Language Statement. On the basis of the details set out above, the proposed development has been screened in accordance with guidance set out in the adopted SPG.
Stage 2: Preparing a WLS, WLIA or supporting evidence
4.13 It has been determined that a WLS is required to accompany the planning application and sections 5 to 8 of this document present the WLS.
Stage 3: Identifying mitigation/enhancement measures and Stage 4: Preparing a strategy including an action plan
4.14 The WLS presented in sections 5 to 8 of this document demonstrate the consideration that has been given to the potential effect of the development on the local community and the Welsh language. Section 7 presents measures to mitigate adverse effect and enhance beneficial effects (where these are considered necessary) based on the consideration of effects.
4.15 Where mitigation and/or enhancement measures are considered necessary, a strategy is presented. If relevant, this is presented in Section 7 of this document.
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Stage 5: Submit the planning application
4.16 This WLS forms part of a suite of documents submitted with a full planning application for the scheme.
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5. Welsh Language Statement Local demographic
5.1 In order to be able to fully consider the effects of the proposed development on the Welsh language within the local community, it is first necessary to understand the local demographic of the area, including the wider area of Anglesey.
Profile of the ward of Llaneilian and the Isle of Anglesey
5.2 The proposed development is located within the ward of Llaneilian. The Methodology set out in the SPG requires the consideration of the local demographic of the area of where the site is located. The data provided below provides information for both the ward of Llaneilian, as well as for the Isle of Anglesey.
Population size: 2001 and 2011
5.3 The following table shows the total population of Llaneilian ward and the Isle of Anglesey as a whole for the years 2001 and 2011. The changes are shown as numbers and in percentages.
Table 5.1 Numbers, change in number and percentage change in population of Llaneilian and Isle of Anglesey
Area 2001 2011 Change Change % Number
Llaneilian ward 2,173 2,197 +24 +1.1% Anglesey 66,829 69,751 +2,922 +4.4%
5.4 As can be seen, the Llaneilian ward has experienced a 1.1% increase in the total population during the 10-year period. This is in line with the overall population for the Isle of Anglesey, which has experienced a 4.4% increase in the total population during the 10-year period between 2001 and 2011.
Age groups: 2001 and 2011
5.5 Tables 5.2 and 5.3 demonstrate the different age groups within the ward/authority for the years 2001 and 2011. The percentage of the population within each age group is also provided.
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Table 5.2 Numbers, proportions of population and percentage change of particular age groups for Llaneilian ward
Age group Llaneilian Llaneilian Llaneilian Llaneilian Change 2001 2001 (%) 2011 2011 (%) (%) (number) (number) Age 0 to 15 414 18.4% 336 14.9% -3.5% Age 16 to 64 1,388 61.7% 1,351 59.8% -1.9% Age 65 and over 446 19.8% 577 25.5% +5.7%
5.6 As can be seen from the above table, the population of 65-year olds and over increased by 5.7% during the 10-year period within the Llaneilian ward. All other age groups decreased in numbers.
Table 5.3 Numbers, proportions of population and percentage change of particular age groups for Isle of Anglesey
Age group Anglesey Anglesey Anglesey Anglesey Change 2001 2001 (%) 2011 2011 (%) (%) (number) (number) Age 0 to 15 13,021 19.5% 11,861 17% -2.5% Age 16 to 64 41,205 61.6% 42,244 60.6% -1% Age 65 and over 12,603 18.9% 15,646 22.4% +3.5%
5.7 The differences in patterns of populations of different age groups for Llaneilian ward are consistent with the Isle of Anglesey during this 10-year period, as demonstrated by the table above. The population of age groups 3-15 and 16-64 have decreased throughout the island, and the population of 65-year olds and over has increased.
5.8 Possible reasons for this population pattern are that people are retiring and migrating on to the Isle of Anglesey for the rural quality of life that it provides. In contrast, more young people are migrating out of the area for job opportunities that may not be available on the island. This could have a detrimental impact on the Welsh language long-term, as locally-born Welsh speakers are seen to be moving out of the area.
Country of birth: 2001 and 2011
5.9 Table 5.4 provides the percentage of the population whom were born in Wales for each ward/authority, for 2001 and 2011.
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Table 5.4 Percentage of the population born in Wales for Llaneilian ward and Isle of Anglesey
Area Born in Wales in 2001 Born in Wales in 2011 (%) (%) Llaneilian ward 59.1% 58.4% Anglesey 67.6% 66.4%
5.10 It can be seen from the figures above, that the percentage of the population living in the Llaneilian ward whom were born in Wales dropped by 0.7% from 2001 to 2011. This is reflected by the figures for Anglesey (although less significant) which experienced a decrease of 1.2% between 2001 and 2011.
5.11 The above patterns are a result of the migration of people in and out of the respective areas. The significance of these figures is linked to the ability for households to transfer the Welsh language at home. It is expected that locally-born Welsh speakers would be more likely to pass on their language skills to their children, and encourage the use of the language within the home.
Welsh speakers (age 3+): 2001 and 2011
5.12 Table 5.5 demonstrates the total number and percentage of the population over 3-years of age whom are Welsh speakers for 2001 and 2011 for each ward/authority. The table also shows the change in number and percentage.
Table 5.5 Total number and percentage of the population (age 3+) of Welsh speakers, change in number and percentage change for Llaneilian ward and Isle of Anglesey
Area 2001 (Total & 2011 (Total & Change Change % % of 3+ % of 3+ Number population) population) Llaneilian ward 1,333 (61.3%) 1,295 (58.9%) -38 -2.4% Anglesey 38,893 (60.1%) 38,568 (57.2%) -325 -2.9%
5.13 Of the Isle of Anglesey’s population, the number of people who can speak Welsh has dropped from 38,893 (60.1%) in 2001 to 38,568 (57.2%) in 2011 resulting in a decrease of 2.9% in its Welsh speaking population.
5.14 Llaneilian ward also experienced a reduction in the number of people who can speak Welsh, although the percentage of the reduction are less significant than that
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experienced for Anglesey. It should be noted that the number of Welsh speakers within Llaneilian remains higher than the average for Anglesey.
5.15 It is considered that the likely cause of this reduction is the result of demographic changes in the population which entails a reduction in the number of children, increase in the number of older people, migration of people and the difference in the skills of its population within the 10 years.
Welsh speakers age groups: 2001 and 2011
5.16 The following tables show the distribution of Welsh speakers within the age groups identified previously for each ward/authority, for the years 2001 and 2011.
5.17 The % figure in the following table is the level of Welsh speakers from the overall age group for the relevant area.
Table 5.6 Total number, percentage and change in number of Welsh speakers from different age groups for Llaneilian ward
Age Llaneilian Llaneilian Llaneilian Llaneilian Change group 2001 2001 (%) 2011 2011 (%) (number) (number) (number) Age 3 to 279 81.3% 237 88.1% -42 15 Age 16 839 60.5% 799 59.1% -40 to 64 Age 65 219 49.1% 259 44.9% +40 and over
5.18 The number of Welsh speakers of the population over the age of 65 increased by 40 speakers, but reduced in proportion by 4.2%. This once again could be related to an ageing population and inward migration of the older population looking to retire on the Isle of Anglesey.
5.19 The proportion of the population aged between 3 and 15 of Welsh speakers, however, increased significantly (6.3%). This is considered to be due to the important role of education in terms of increasing the number of Welsh speakers and the opportunities to use Welsh.
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Table 5.7 Total number, percentage and change in number of Welsh speakers from different age groups for Isle of Anglesey
Age group Anglesey Anglesey Anglesey Anglesey Change 2001 2001 (%) 2011 2011 (%) (number) (number) (number) Age 3 to 15 8,115 74.6% 7,221 75.9% -894 Age 16 to 64 23,911 58% 23,602 55.9% +309 Age 65 and over 6,867 54.5% 7,745 49.5% +878
5.20 For the Isle of Anglesey, it appears that the number of Welsh-speakers within the age groups of 16-64 and 65 and over have increased over the 10-year period.
5.21 In regard to the increase in the proportion of the population within the age group of 3 to 15 years old whom can speak Welsh, this is reflected within the data for Llaneilian ward.
5.22 The proposal is for two affordable dwellings and 12 open market dwellings. The two affordable dwellings would help to provide housing for an identified local need within the Plan area.
5.23 The proposed housing mix for development would be as follows: • Two x two-bedroom, four person houses; and • 12 x three-bedroom, five/six person houses.
5.24 The Isle of Anglesey Council’s Local Housing Market Assessment (LHMA) May 2016 identifies that there is a net need for all sizes of affordable housing, the largest being one-bedroom accommodation, followed by four and two-bedroom homes, within the Isle of Anglesey.
5.25 In regard to open market homes, the LHMA identified that in 2011, the Isle of Anglesey contained more detached houses and fewer flats than the national average for Wales. The document also identifies the size of open-market accommodation required moving forward for Anglesey, identifying that new market dwellings should comprise of three- bedroom dwellings primarily, followed by two-bedroom dwellings, then four-plus- bedroom dwellings, and then one-bedroom dwellings.
5.26 Therefore, the proposed mix would help to provide affordable and open-market dwellings to meet the identified housing need for the Isle of Anglesey as above, helping to provide homes for local people.
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Local infrastructure profile
5.27 This section considers the availability of local facilities to the public within the local area of Penysarn and the wider area of Amlwch.
5.28 Penysarn is identified as a Local Village within the adopted JLDP; Local Villages are described as having sustainable access to and a functional link with higher order Centres. In this case, the settlement is in close proximity to the Centre of Amlwch, and therefore, it is reasonable to assume that the future occupants of the dwellings proposed would utilise the local services and facilities within Amlwch, as well as within Penysarn.
5.29 Amlwch is identified as Urban Service Centre within the adopted JLDP; Urban Service Centres provide the best range of services, employment opportunities and access to public transport.
5.30 Anglesey and Gwynedd JLDP Topic Paper 5 (Developing the Settlement Strategy) was prepared to provide more details on the services and facilities available in each settlement. The document provides a hierarchy for the settlements based on a scoring system.
5.31 Amlwch and Penysarn have been categorised as an Urban Service Centre and Local Village respectively, by virtue of their scores in the number of local facilities/services provided to serve the local population. The specific facilities/services available are shown within the table below. This information has been gathered through Topic Paper 5 and by conducting a desktop survey of the settlement.
Table 5.8 Specific facilities and services within Penysarn and Amlwch
Specific facility/service Number available within Number available within Penysarn Amlwch Primary school 1 1 Secondary school 0 1 Doctor’s surgery 0 1 Dentist 0 1 Library 0 1 Leisure centre 0 1 Post office 1 2 Convenience store 1 1
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Large food shop 0 1 Pharmacy 0 1 Community centre 0 2 Public house/restaurant 0 7 Petrol station 0 1 ATM 1 0 Place of worship 0 7 Fire station 0 1
5.32 By virtue of the nature of the above facilities and services listed in Table 5.8, it is more than likely that these all offer services or activities in Welsh. Indeed, all schools on the Isle of Anglesey are Welsh Medium schools. Given the high percentage of the population of Penysarn that speak Welsh (as identified earlier in this Statement), a reasonable proportion of the above services which are offered would be available in both Welsh and English.
5.33 In relation to the application site, there are two bus stops located within a minimum of a 1-minute walk from the site, with access provided via adopted pavements. The bus services running from this bus stop provide frequent connections to Bangor, Amlwch, and Cemaes Bay. Any future occupiers and visitors to the site would be encouraged to utilise the bus links, given the convenient location of the proposed residential unit. Given the level of facilities and services in Amlwch in particular, it is expected that future occupiers would utilise these regularly.
5.34 In terms of employment opportunities, Topic Paper 5 has identified that Penysarn has a “small” scale of employment (as it has a couple of shops/businesses and a workplace such as a primary school) and Amlwch has a “large” scale of employment (as it has a number of shops and small businesses with a large employment estate). Additionally, it identifies that Amlwch has over 11 local retail units, which would provide additional employment opportunities for local people, given the close proximity and ease of access from Penysarn.
5.35 It should be noted that employment is also provided within Penysarn and Amlwch through the growth of tourism within the area.
5.36 The proposal would result in an additional 14 dwellings, comprising of two and three- bedroom houses. Due to the nature of the dwellings proposed, it is likely that these will be occupied by families with children.
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5.37 Families with young children would benefit from being located within close proximity of the local primary school, Penysarn School. As demonstrated by Table 5.6 within this report, the proportion of the population aged between 3 and 15 who could speak Welsh has increased significantly (6.3%) between 2001 and 2011 to 88.1%. This is considered to be due to the important role of education in terms of increasing the number of Welsh speakers and the opportunities to use Welsh. Further, all schools on the Isle of Anglesey are Welsh Medium Schools.
5.38 Therefore, it is considered that the proposal would have a beneficial effect on the Welsh language of the local primary school within the area.
5.39 Families with older children would benefit from being within close proximity of the local public transport to provide easy access to the secondary school within Amlwch, Ysgol Syr Thomas Jones. All future occupants would benefit from being in close proximity to the local facilities/services and employment opportunities.
5.40 The likelihood of the future occupants being Welsh speakers is high given the relatively high probability that the future occupants will be from the local area. Therefore, it is likely that the future occupants would utilise the local facilities and services in the medium of the Welsh language.
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6. Consideration of key issues
6.1 This section of the statement considers the proposal against national and local policies and considers the proposal against the “key issues” identified within Appendix 7 of the Anglesey and Gwynedd adopted SPG ‘Maintaining and Creating Distinctive and Sustainable Communities’.
6.2 A summary of the findings and conclusions, along with any mitigation and enhancement measures are also detailed, further below.
Policy background
6.3 The application comprises the provision of 14 residential units within the development boundary of Penysarn. Policy PCYFF 1 of the JLDP advises that proposals within development boundaries will be approved, provided they comply with other policies in the Plan, national policies and other relevant planning considerations.
6.4 Policy TAI 4 allows for new housing in local, rural and coastal villages provided that the development complies with all of the listed criteria.
6.5 The first criterion requires the size, scale, type and design of the development to correspond with the settlement’s character. The proposal entails the erection of 14 terraced dwellings comprising of a mixture of two-bed and three-bed dwellings which corresponds with the identified need for the settlement. Two of the 14 units will be affordable dwellings. The size, scale, type and design of the proposed development respects the character of the settlement. As such it is considered that the proposal complies with the first criterion.
6.6 The second criterion requires the proposed development to be located within the development boundary. The application site as a whole falls within the development boundary of Penysarn.
6.7 Policy PS18 ‘Affordable Housing’ of the JLDP identifies a minimum target to provide 1,572 new affordable homes within the plan area.
6.8 Policy TAI 15 of the JLDP requires residential developments to include the provision of affordable housing in accordance with set thresholds. Penysarn falls within the Amlwch and Hinterland House Price area, where policy TAI 15 requires 10% affordable
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dwellings in local villages, such as Penysarn. The proposal includes the provision of two affordable dwellings which exceeds the requirements of the policy.
6.9 Table 16 of the JLDP identifies the indicative provision of housing expected in various settlements. The indicative provision for Penysarn is 28 dwellings. Information provided by the Council from the pre-application enquiry (ref: PreApp/2018/161) based on the Isle of Anglesey Joint Housing Availability Study (JHLAS) 2018, identifies that the provision of 14 housing units would exceed the supply recorded for Penysarn by four units.
6.10 Notwithstanding the above, consideration needs to be afforded to the other aspects of the proposal when considering whether the proposal would be considered acceptable in principle. Policy PS 17 ‘Settlement Strategy’ in the Plan states that 25% of the Plan’s housing growth will be located in Villages and Clusters. The indicative growth level (including 10% slippage allowance) for Villages is 1,479 units. The provision of the development would help to meet this figure.
6.11 The site is suitable for residential development in principle, and accords with the other policies within the JLDP, as provided within the submitted Design, Access and Planning Statement submitted with this application.
6.12 The Well-being of Future Generations (Wales) Act 2015 promotes sustainable development within Wales and specifies that development should provide for the “needs of the present”, but “without compromising the ability of future generations to meet their own needs”.
6.13 The proposed development would contribute to the existing need for housing as well as securing the provision of two affordable units in perpetuity. The proposal would be in accordance with the Act accordingly.
6.14 Therefore, it is considered that the proposal complies with local and national strategies.
Key issues
6.15 The final considerations to take into account for the proposal are the “key issues” detailed within Appendix 7 of the SPG.
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6.16 The following sample Risk Matrix provided within Figure 7.2 of the SPG has been used to identify possible effects and the probability of those effects on the vitality of the Welsh language in the community and locality.
Figure 6.1 Sample risk matrix provided within Figure 7.2 of IACC’s Maintaining and Creating Distinctive and Sustainable Communities SPG
6.17 Table 5.2 identifies each “key issue”, and provision for how the proposed development scores in relation to “effect over 20 years” and “likelihood” of individual considerations (as above), with evidence provided within the “comments” column.
Table 6.2 Consideration of effects of Consideration of potential effects the proposed development upon “key issues” with scores in relation to “effect over 20 years” and “likelihood of impact” LANGUAGE AND MOBILITY OF POPULATION
The proposal would include the provision of two affordable How is the development going to ensure dwellings which would provide housing to local people, helping to opportunities for people to stay in their meet an identified local need. Additionally, although it is not community? possible to control the occupancy of the proposed open-market
dwellings, the provision of these within the area would encourage local people to occupy the proposed units and remain within the area.
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Is there a likelihood that the development It is not possible to control the occupancy of the proposed open will attract additional people to the market dwellings in this regard; however, the units would provide community? If it will, how many are housing to meet the identified local need within the JLDP, and expected? Where will they come from? therefore would promote occupancy by persons local to the area. How many and what percentage are likely to be Welsh speakers? The occupancy of the proposed affordable dwellings would be by local people, as the occupancy of these would be restricted.
In 2011, 58.9% of the population of Llaneilian ward Welsh speakers and 57.2% of the population of Anglesey were Welsh speakers.
Penysarn is a local village which is supported by the Local Service Centre of Amlwch. The WLIA of the JLDP identifies that the language is relatively healthy in Amlwch with a higher rate of Welsh speakers (63.1%) living in the area compared to Anglesey as a whole. 58.9% of Llaneilian’s population spoke Welsh in 2011, which is comparable to Anglesey and Amlwch.
In the Amlwch area there is generally a low rate of second homes and there is an identified need to retain the working age population. Providing affordable dwellings and homes which are suitable for families are ways of doing this. Therefore the provision of 14 dwellings which are suitable as family homes, including affordable units is considered to encourage local occupancy from the Amlwch area.
Given the above, it is expected that the majority of future occupants are highly likely to be local people and therefore there is the possibility that over half of the future occupants would be Welsh speakers.
Is there a likelihood that local people will The development would encourage local people to remain in the migrate from the community as a result area and is not expected to result in any outward migration. of the development? Outward migration of the working age population is generally an issue in the Amlwch area and the provision of 14 dwellings which are suitable as family homes, including affordable units is considered to encourage local occupancy from the Amlwch area either by retaining existing local people or attracting local families back to the area.
Is the development likely to result in a Outward migration of the working age population is generally an change in the age structure of the issue in the Amlwch area and the provision of 14 dwellings which community: more or fewer children, are suitable as family homes, including affordable units is young people, middle-aged people, older considered to encourage local occupancy from the Amlwch area people? either by retaining existing local people or attracting local families back to the area. This would aim to redress a balanced community.
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The development would be expected to be suitable for occupancy by local people from the Amlwch area.
All dwellings would accommodate bedrooms for dependants, and the development could give rise to 12 children within the area. Notwithstanding this, as detailed further within this table, the impact of this would not result in any detrimental impacts to the Welsh language of schools in the area. Additionally, it is not considered that the additional population generated by the provision of 14 dwellings would result in a significant impact upon the age structure of the existing community.
Is there a likelihood that there will be a Given the incentive for occupancy by local people to the area, it is change in the balance between Welsh unlikely that there would be a significant change in the balance speakers (including learners) and between Welsh speakers and individuals with no Welsh skills. individuals with no ability in Welsh? In 2011, 58.9% of the population of Llaneilian ward were Welsh speakers and 57.2% of the population of Anglesey were Welsh speakers. The provision of 14 residential units, which are either affordable units or meet the need for family houses, is not expected to lead to changes in the balance of Welsh and non-Welsh speakers. Furthermore in the Amlwch area there is generally a low rate of second homes.
Future occupiers are already likely to be living in the local area and therefore the proposed development would not lead to change to the existing balance of Welsh and non-Welsh speakers.
In any case, children would be enrolled in a Welsh medium school (as all schools on Anglesey are Welsh medium schools), and there are multiple Welsh learning resources available within the area for adult residents. Therefore, it is likely that any initial imbalance would be reverted back after the initial occupancy.
Is the change likely to be permanent or Given the scale of the development, and that the development temporary? would only exceed the windfall capacity for Penysarn by four units, any changes are likely to be temporary in nature. As stated previously, any children occupying the units would be enrolled in Welsh medium schools, and adults are able to benefit from multiple Welsh learning resources within the area.
Effect of the proposed development on language and mobility of population over 20 years Very minor impact on the Welsh language and population mobility of Penysarn as a result of the proposed development is expected to occur. Probability: This is the effect that would be expected to occur in almost all similar developments. Frequency: This is the effect at least 8 out of 10 times for similar developments in the last 20 years.
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Likelihood: There is a high likelihood that the proposed development would not have any effect on the Welsh language and population mobility in Penysarn (score of 3/Likely).
As the effect of the development would be expected to lead to an increase of less than 2.5% point than the projected speakers, the proposed would have an insignificantly positive effect.
VISUAL ELEMENTS Consideration of effects
Criteria 5 of Strategic Policy PS1 ‘Welsh language and culture’ of Whether the development will increase the JLDP expects Welsh names to be used for new developments the visibility of the language? and therefore the proposed development can contribute in some
way to increasing the visibility of the language, such as commitment to utilise Welsh street/road names for the development.
Corporate image and branding - signs Any advertising/branding signage within the public domain in and advertisements on the site that are relation to this proposed development would be bi-lingual. within the planning remit, e.g. This key issue is mainly relevant to commercial and industrial advertising/marketing sign for a new developments rather than residential units. housing site, signs and advertisements to customers in public places on employment sites.
The name of the site or development – Criteria 5 of Strategic Policy PS1 ‘Welsh language and culture’ of will it retain an old Welsh name or will any the JLDP expects Welsh names to be used for new developments new name be derived from historic, and therefore the proposed development can contribute in some geographical or local ties to the area, if way to increasing the visibility of the language, such as commitment practical. to utilise Welsh street/road names for the development.
Effect of the proposed development on visual elements over 20 years No noticeable effect on the visual elements of the Welsh language as a result of the proposed development is expected to occur. Probability: This is the effect that would be expected to occur in almost all similar developments. Frequency: This is the effect at least 8 out of 10 times for similar developments in the last 20 years. Likelihood: There is a high likelihood that the proposed development would not have any effect on the visual elements of the Welsh language in Penysarn (score of 4/almost certain).
As the effect of the development would be expected to lead to an increase of less than 2.5% point than the projected speakers, the proposed would have an insignificantly positive effect.
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QUALITY OF LIFE INCLUDING Consideration of effects COMMUNITY INFRASTRUCTURE
As most nurseries and pre-schools are run privately, it is not Is there a sufficient supply of childcare possible to attain capacity numbers. However, there are nurseries and pre- school places in the locality? available in Amlwch, and a web-search on www.childcare.co.uk
provides contact details for eight childcare providers within a 5 mile radius of the site.
Residential development is expected to generate an average of 0.03 pupils per house for nursery and pre-school education and an average of 0.17 pupils per house for primary education. Based on this, the proposed development of 14 houses would likely to generate 0.42 pupils (round up to 1) requiring nursery and pre- school education (14 x 0.03). Therefore, it is considered that there is sufficient childcare within the area to support the proposed development.
Is there sufficient capacity in schools in Residential development is expected to generate an average of the locality? Is the development likely to 0.17 pupils per house for primary education. Based on this, the require more school places or is the proposed development of 14 houses would likely to generate 2.38 provision already sufficient? Is there sufficient resources to ensure that the pupils (round up to 3) requiring primary education (14 x 0.17). schools are able to carry on to accomplish their role of producing fluent The local primary school which would serve the proposed Welsh speakers? development is Ysgol Gynradd Penysarn. At August 2019, there
were 89 pupils at Ysgol Gynradd Penysarn and the capacity for the school is 92. The school is therefore close to capacity and discussions will be undertaken with the Local Planning Authority during the determination of the planning application requiring any need for financial contribution once a planning application has been formally submitted.
The proposed development of 14 houses is expected to generate an average of 0.16 pupils per house for secondary education (years 7-11) and 0.05 pupils per house for secondary education (years 12 & 13). Based on this, the proposed development would likely to generate 2.24 pupils (round up to 3) requiring secondary education
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(years 7-11) and 0.7 pupils (round up to 1) requiring secondary education (years 12 & 13).
The nearest secondary school to the application site is Ysgol Syr Thomas Jones, Amlwch. Figures received by the Local Education Authority (September 2019) identifies that the school has a capacity for 835 pupils years 7-11 and 136 pupils years 12 & 13. As of September 2019, there is capacity for 513 pupils years 7-13 within the school.
Therefore, it is considered that there is sufficient capacity within this school to accommodate 4 additional pupils from the proposed development.
Further, it is considered that the development would not have any significant impact upon resources to ensure that the schools are able to carry on to accomplish their role of producing fluent Welsh speakers, given the capacity within the secondary school, as well as the provision of a financial contribution towards the provision of primary school education.
The balance between non-Welsh The development has the potential to give rise to a total of seven speakers and Welsh speaking pupils in pupils from the proposed development; 3 within the primary school, the school. and 4 within secondary school.
The proposed affordable units would be for local people in need of affordable housing. As children occupying these units would be expected to be already attending a local school, this wouldn’t affect the balance of Welsh and non-Welsh speakers. Further, it is reasonable to expect the majority of occupants to move from the Isle of Anglesey, and any children would therefore be attending Welsh medium education.
However, even as a worst-case scenario that the seven pupils generated by the development were non-Welsh speakers, the provision of 3 primary school children and 4 secondary school children would not be expected to significantly alter the balance between Welsh and non-Welsh speakers.
Will the development increase the As explained above, the majority of children related to the demand for Welsh immersion support for development would be expected to be local and therefore already newcomers? attending Welsh medium schools. Even if one was to assume a
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worst-case scenario, which is not a realistic expectation, the proposal could give rise to seven pupils who could require Welsh immersion support. However, this is only if they were newcomers.
Will the development increase the demand on local facilities and services? The proposed development by its very nature, will not result in a change to accessibility into Penysarn, neither will it reduce
travelling times from larger conurbations. No effect on Welsh The extent to which the development will have a positive or negative impact on language and culture is therefore expected. existing facilities or services? Y Bedol was a public house, operating until its closure in 2010/2011. It has been vacant ever since its closure. The site was put up for sale during 2015 and was purchased by the applicant in April 2016, after it failed to sell at auction in 2015. The loss of a community facility is regrettable, however, the facility failed to operate commercially as a financially viable business. The evidence provided as part of the application complies with the criteria set out in 2. iii) of Policy ISA 2.
Whilst Y Bedol would have acted as a community facility, where the Welsh language would have been used as a community language in the past, the facility has been closed since 2010/2011 and is no longer an existing community facility which is open to the public. The closure of the public house is not as a direct result of the proposed development. To the contrary, the proposal has been brought forward as there are no other commercially viable uses for the site.
As part of the proposed development associated access works, drainage, landscaping and utility infrastructure are proposed within the application site. Parking for future occupants would be provided on site, and so is unlikely to lead to any parking issues within the area.
Given the location of the units, it is expected that any future occupants would utilise local facilities, which would benefit the local economy (for example, increase spending in local shops and eateries) within Penysarn and the wider area including Amlwch.
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Amlwch is identified as Urban Service Centre within the adopted JLDP; Urban Service Centres provide the best range of services, employment opportunities and access to public transport. Therefore, given the scale of development, it is not expected that the proposal would lead to a significant demand on local facilities and services.
To what degree will the development Given that the development is for 14 residential dwellings, it is very create new opportunities to promote the unlikely to create new opportunities to promote the Welsh language Welsh language in local facilities and within the area. services such as halls, shops, and so on?
Effect of the proposed development on quality of life including community infrastructure over 20 years A minor beneficial impact on the quality of life including community infrastructure as a result of the proposed development is expected to occur. Probability: This is the effect that would be expected to occur in almost all similar developments. Frequency: This is the effect at least 8 out of 10 times for similar developments in the last 20 years. Likelihood: There is a high likelihood that the proposed development would have a minor beneficial effect on the quality of life including community infrastructure in Penysarn and Amlwch (score of 4/almost certain).
As the effect of the development would be expected to lead to an increase of less than 2.5% point than the projected speakers, the proposed would have an insignificantly positive effect.
NEW HOUSING Consideration of effects of how the development is likely to affect the housing market
Expected market price for the houses Information provided within Topic Paper 19 Settlement Profiles and how this compares with the income (March 2016) of the JLDP identifies that in 2014, Llaneilain ward of local households and average house had a median house price of £162,500 and a median household prices in the area. income of £24,425. As such the median house price to median household income affordability ratio within the ward was 6.7. This means that the average house price in the ward of Llaneilian is 6.7 times the average household income. Property in the ward of Llaneilian is not therefore considered affordable.
The price of the open market dwellings is not known however the proposal complies with the requirement of Policy TAI 15 regarding the proportion of the dwellings which should be affordable units and local housing need has been taken into consideration. The type and size of dwellings proposed as part of the application reflect the identified need for two-and three-bedroom dwellings.
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The occupancy and price of the proposed affordable dwellings would be controlled in the first instance and in perpetuity by way of a section 106 agreement and therefore the price would be affordable for the local occupants.
Affordable housing provision and how Policy TAI15 provides the required percentage of affordable that compares with policy requirements. housing provision for new development in the plan area. As the proposal is for 14 dwellings within the house price area of Amlwch and Hinterland (as identified within Table 22 of the JLDP), the required affordable housing provision for the development would be 10% of the dwellings proposed, which in this instance, would equate to 1.4 dwelling. Therefore, the provision of two affordable dwellings would comply with policy requirements. As the requirement for affordable housing in the Amlwch and Hinterland area is low (10%), this suggests that housing is generally within reach of what can be afforded by local people in the Amlwch area.
Expected or proposed development rate The proposal is for the development of 14 dwellings and therefore of development. would not be phased.
Housing mix and how that compares with The proposal would comprise a mix of two and three-bedroom policy requirements, county or local dwellings, two of which would be affordable to meet the local need surveys, or other sources of information. within the area.
Number of houses and how that The proposal would comprise of 14 dwellings. Notwithstanding the compares with the demand for housing fact that Penysarn has met its windfall position, there is a target and the supply of housing set out in the provision of 1,479 units within Villages as a whole, and the proposal Plan and granted consent since the would help to meet this figure. Plan’s adoption.
Effect of the proposed development on the housing market over 20 years Minimal beneficial effect on the housing market of Penysarn as a result of the proposed development is expected to occur. Probability: This is the effect that would be expected to occur in almost all similar developments. Frequency: This is the effect at least 8 out of 10 times for similar developments in the last 20 years. Likelihood: There is a high likelihood that the proposed development would not have any effect on the housing market in Penysarn (score of 4/almost certain).
As the effect of the development would be expected to lead to an increase of less than 2.5% point than the projected speakers, the proposed would have an insignificantly positive effect.
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EMPLOYMENT Consideration of effects
The proposal is for housing, and whilst the proposal would offer How will the development contribute to employment opportunities during the construction phase, this key current employment opportunities in the issue is considered to be more relevant to commercial and area, e.g. will it foster economic employment developments. variability in the local area or not?
Of the usual residents aged 16 and over in employment on Anglesey, 8.8% work within the construction industry. Given that Number of full and/ or part time jobs. 64.8% of the population on Anglesey who work in the construction industry are Welsh speakers, it is considered that the construction of the proposed development will provide opportunities for local Skills which are necessary for the businesses who work in the construction sector to benefit. The business or organisation and how that applicant and developer, 4 Crosses Construction Ltd is a local compares with the labour skills of local company based on Anglesey, and therefore already provide people (within the travel to work area). employment opportunities to local people who work in the construction industry.
This would beneficially support the local economy in terms of local expenditure and in turn, contributing towards a sustainable local community where the Welsh language is strong.
Salaries that will be offered and how that The proposal is for 14 units and whilst it would offer employment compares with average wages in the opportunities during construction, the scale and type of area. development would enable those opportunities to be met locally.
The scale and type of development would not be expected to lead to a change in local salaries for those in the local construction sector.
The proposal is for housing, and whilst the proposal would offer The labour skills of local people (within employment opportunities during the construction phase, this key the travel to work area) and how likely it issue is considered to be more relevant to commercial and is according to the above assessment the posts will be filled from among the employment developments. It is considered that the required skills local population. to develop and construct 14 dwellings are available locally. Indeed,
as stated above, the developer is a local company that currently
Is it likely that you will need to search employs local people whom work within the construction industry. outside the local area for employees, e.g. to obtain specialist skills.
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Therefore, it is highly likely that skills required would be provided by the local population.
What type of Welsh language skills are The proposal is for housing and will not therefore create direct jobs. essential and desirable for the jobs that The proposal would however provide employment opportunities to will be created by the development? the existing construction sector. As the construction labour is These will need to be defined as part of expected to be met locally, the local construction labour would be the development’s Welsh language Plan expected to include some Welsh speakers and would be aware of (voluntary or statutory). the integral role of the Welsh language in the local community.
The possible cumulative impact that the The proposal is for housing, and therefore this consideration is not development could have, taking account applicable. of any other relevant recent development in the local area.
Welsh Language skills that will be As the construction labour is expected to be met locally, the local necessary for the workers and their construction labour would be expected to include some Welsh dependants to integrate into the local speakers and would be aware of the integral role of the Welsh community. language in the local community.
Effect of the proposed development on employment over 20 years No noticeable effect on employment in Penysarn as a result of the proposed development is expected to occur. Probability: This is the effect that would be expected to occur in almost all similar developments. Frequency: This is the effect at least 8 out of 10 times for similar developments in the last 20 years. Likelihood: There is a high likelihood that the proposed development would not have any effect on employment in Penysarn (score of 4/almost certain).
As the effect of the development would be expected to lead to an increase of less than 2.5% point than the projected speakers, the proposed would have an insignificantly positive effect.
Summary of findings and conclusions
6.18 It can be seen from the above table that the proposal would result in a very low risk to the Welsh language within the Penysarn area, and that the development along with any future similar development proposed, would have an insignificantly positive effect upon the Welsh language of the area, as it would provide housing for a local persons to the area, which could include Welsh speakers.
6.19 By virtue of the nature of the proposed development, it is not anticipated that the proposal would result in a significant increase of the local population in a way which
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could negatively effect upon the Welsh language characteristics of the area. In contrast to this, the provision of the affordable housing units will aid in meeting the local housing needs for local people, and the proposed open-market units would provide housing for families and the working age population meeting an identified need for two- and three- bed family dwellings in the area.
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7. Mitigation and enhancement measures
7.1 Whilst an overall beneficial effect is identified as above, enhancement measures are set out below in order to maximise the benefits for the Welsh language in terms of local workforce who reside locally: • Commitment to supporting the local supply chain through early and proactive engagement with the potential supply chain in order to maximise benefits for businesses in Anglesey and North Wales. • Commitment to source construction labour locally, where possible. • Commitment to utilise Welsh street/road names for the development. • Signage for the proposed development should be bilingual (Welsh and English).
7.2 Additionally, there may be a requirement for a financial contribution towards the provision of primary school education, as the primary school of Ysgol Gynradd Penysarn is close to capacity. These discussions will be confirmed once a planning application has been formally submitted.
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8. Conclusion
8.1 It is concluded that the proposed development in its entirety would not have a noticeable effect on the number or proportion of Welsh speakers nor the use of the Welsh language within the community of Penysarn.
8.2 The proposed development has the potential, with the correct impetus, to result in an increase in the number of Welsh speakers either through the in-migration of local Welsh speakers who are local to the area but have moved away from the community to live, work or complete higher education or retaining local Welsh speakers within the area through the provision of suitable housing to ensure that they remain within their area.
8.3 It is considered that the proposed development through its range of attractive housing would be beneficial in retaining the existing population (including a proportion of Welsh speakers) of Penysarn and the wider Amlwch area. The increased population would help sustain and support the future vitality of existing local services.
8.4 The development would provide affordable housing to meet an identified need within the area and provide open-market dwellings which meet an identified need for two- and three-bed family dwellings.
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9. Cadnant Planning
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