Former Welsh Country Foods Abattoir Site, Lon Groes ...€¦ · 3.5 Planning Policy Wales (PPW)...

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Former Welsh Country Foods Abattoir Site,

Lon Groes, Gaerwen, Anglesey

Hybrid Planning Application for Demolition of

Existing Buildings at Former Abattoir and

Redevelopment of Site for Industrial Estate (Class

B1/B2/B8)

Welsh Language Statement

April 2019

Gaerwen Industrial Estate – Welsh Language Statement

www.wyg.com creative minds safe hands 1

Contents

1.0 Introduction ......................................................................................................... 3

1.1 Requirement for Welsh Language Statement ................................................................ 3

1.2 Structure of Statement ................................................................................................ 4

2.0 The Site and Surroundings ..................................................................................... 5

2.1 The Site ..................................................................................................................... 5

2.2 The Proposed Development ......................................................................................... 6

3.0 Policy Context ....................................................................................................... 7

3.1 Introduction ............................................................................................................... 7

3.2 Planning (Wales) Act (2015) ........................................................................................ 7

3.3 The Well-Being of Future Generations (Wales) Act 2015 ............................................... 7

3.4 Welsh 2050: A Million Speakers ................................................................................... 8

3.5 Planning Policy Wales (PPW) Edition 10 (December 2018) ............................................. 8

3.6 TAN 20 (Planning and the Welsh Language) ................................................................. 9

3.7 Gwynedd and Anglesey Joint Local Development Plan (JLDP) (adopted on 31st July 2017)

............................................................................................................................... 10

3.8 IACC ‘Planning and the Welsh Language’ SPG (2007) .................................................. 11

3.9 IACC ‘Maintaining and Creating Distinctive and Sustainable Communities’ SPG

(Consultation Draft 2018) .......................................................................................... 12

3.10 The Isle of Anglesey County Council Welsh Language Strategy (2016-2012) ................ 13

4.0 Local Community Profile ....................................................................................... 14

4.1 Introduction ............................................................................................................. 14

4.2 Population Profile ...................................................................................................... 14

4.3 Welsh Language Profile ............................................................................................. 15

4.4 Economic Profile ....................................................................................................... 18



4.5 Local Infrastructure Profile ........................................................................................ 20

5.0 Impact on Welsh Language – Key Issues ............................................................... 22

5.1 Compliance of Proposed Development with LDP ......................................................... 22

5.2 Consideration of Effects ............................................................................................ 22

5.3 Mitigation and Enhancement Measures ...................................................................... 27

6.0 Conclusions ......................................................................................................... 28

Appendix A Illustrative Site Plan

Appendix B Services & Facilities Plan



1.0 Introduction

1.1 Requirement for Welsh Language Statement

1.1.1 On behalf of the Applicant (Amber REI Holdings Ltd), this Welsh Language Statement has

been prepared by WYG Planning and Environment in support of a Hybrid Planning Application

for the construction of an Industrial Estate at the site of the former Welsh Country Foods

Abattoir, located to the south of Lon Groes adjacent to the settlement of Gaerwen.

1.1.2 Policy PS 1 (Welsh Language and Culture) of the Anglesey and Gwynedd Local Development

Plan (LDP) (adopted 31st July 2017) specifies that a Welsh Language Statement will be required

for applications over certain development thresholds, including of relevance to this application:

“Retail, industrial or commercial development employing more than 50 employees and/or with

an area of 1,000 sq. m. or more”.

1.1.3 The floorspace of the proposed Industrial Estate totals circa 27,041 sqm – as such, in

accordance with Policy PS 1 of the LDP, a Welsh Language Statement has been prepared.

1.1.4 The requirement for a Welsh Language Statement has also been confirmed by the Isle of

Anglesey County Council (IACC) in their pre-application advice to the Applicant.

Purpose of Welsh Language Statement

1.1.5 The purpose of this Welsh Language Statement is to:

• Demonstrate that consideration has been given to the Welsh Language during the process

of formulating the proposal;

• Establish the likely impact of the proposed development on the local community and the

Welsh Language;

• Illustrate that the development will contribute to create the social climate and conditions

that facilitate the use of the Welsh Language;

• Determine what measures are required to either mitigate negative impacts or enhance

and disseminate the positive impact of the proposal on the Welsh Language.



1.2 Structure of Statement

1.2.1 This Statement has been prepared in accordance with the requirements of LDP Policy PS 1

and the Council’s Supplementary Planning Guidance (SPG) regarding Welsh Language impact.

A consultation draft of the ‘Planning and Maintaining and Creating Distinctive and Sustainable

Communities’ SPG was published in December 2018, and although not yet adopted, regard

has been given to the content of the draft document (in particular, the recommended

‘methodology’ for preparing a Welsh Language Statement). In addition, in light of the

‘Planning and Maintaining and Creating Distinctive and Sustainable Communities’ SPG currently

being in draft format/unadopted, the guidance contained within the Council’s (adopted)

‘Planning and the Welsh Language’ SPG (2007) has also been considered.

1.2.2 Appendix 7 of the ‘Planning and Maintaining and Creating Distinctive and Sustainable

Communities’ SPG sets out a methodology for preparing a Welsh Language Statement,

comprising three key steps:

• Step 1: Collect, record and analyse information about the community;

• Step 2: Collect, record and analyse policy requirements;

• Step 3: Applying the information collected in step 1 and 2 (key issues / likely significant

effects / mitigation and enhancement measures).

1.2.3 In accordance with the IACC’s recommenced methodology, this statement is structured as

follows:

• Section 2: provides a summary of the site and the proposed development;

• Section 3: sets out the relevant policy context;

• Section 4: provides a detailed review of information about the local community, including

the population profile and local infrastructure profile;

• Section 5: sets out the key issues arising in terms of impact on Welsh Language, including

recommended mitigation and enhancement measures;

• Section 6: provides an overall conclusion of the impact of the proposed development.



2.0 The Site and Surroundings

2.1 The Site

2.1.1 The site is located within the settlement of Gaerwen, located directly to the south of Lon Groes.

The A5, which runs through the settlement of Gaerwen, is located approximately 500m to the

north of Lon Groes. The A55 runs parallel to the A5 and can be accessed within circa 2km of

the site. The site is located circa 4km south east of the settlement of Llangefni and circa 4km

west of the settlement of Llanfairpwllgwyngyl.

2.1.2 Gaerwen is designated as a ‘Local Service Centre’ within the adopted LDP. A Local Service

Centre is defined as follows: “Provides the essential service needs of own population and

immediate catchment area. Has some employment and retail opportunities and good

accessibility by public transport to higher order centres”.

2.1.3 The site comprises the former Welsh Country Foods Abattoir, which has been vacant for circa

2 years since the abattoir ceased operation, and a former effluent treatment works. The

existing buildings/structures/hard-surfacing areas associated with the abattoir and effluent

treatment works are proposed to be demolished as part of the Planning Application for the

Industrial Estate.

2.1.4 In terms of surrounding land use, the site is located directly adjacent to the existing Gaerwen

Industrial Estate to the west, within which are located a variety of industrial uses, including

steel welding; scrap yard; gas storage; concrete suppliers; building traders; garages etc. The

existing Industrial Estate runs along the length of the application site’s western boundary,

bordered immediately by high hedge and an access track. Agricultural land lies to the south

of the site, and to the north / north-east of the site is the residential area of Gaerwen.

2.1.5 Detailed information regarding the settlement of Gaerwen, including its local infrastructure

profile, is set out in Section 4 of this statement.



2.2 The Proposed Development

2.2.1 As stated above, the application site has been vacant for circa 2 years since the former abattoir

ceased operation. No market demand for retention of the site as an abattoir has been

identified, and conversion of the existing buildings is unfeasible. As such, it is proposed to re-

use the vacant, largely brownfield site to create a modern purpose-built energy-efficient

Industrial Estate to serve a need within the surrounding area for employment space.

2.2.2 The proposed site layout is illustrated on Drawing No. 6401-103C – Illustrative Site Plan

(attached at Appendix A for reference). As shown on the drawing, it is proposed that a series

of industrial units (14no. individual units) are constructed within stand-alone plots off the main

site access road (site access off a re-positioned junction onto Lon Groes), with car-parking,

servicing, and appropriate turning space provided to each individual unit.

2.2.3 The total amount of floorspace proposed across the site totals circa 27,041 sqm - the schedule

of units is shown in Table 1 below. The units are designed to allow subdivision and the

Applicant seeks permission for general B-class uses on the site (i.e. B1/B2/B8) in order to

provide as much flexibility for potential occupiers as possible.

Unit No. Floorspace (sq m)

1 1,824

2 2,000

3 1,915

4 1,195

5 2,654

6 1,825

7 2,059

8 1,435

9 766

10 2,415

11 1,921

12 2,985

13 3,247

14 800

Table 1: Schedule of Proposed Units / Floorspace



3.0 Policy Context

3.1 Introduction

3.1.1 As set out at Paragraph 19 of Appendix 7 of the ‘Maintaining and Creating Distinctive and

Sustainable Communities’ SPG, “the day-to-day context of daily lives in communities is

influenced by public policies, whether at a county, regional, national or international level”.

An overview of the key policies associated with the promotion and protection of the Welsh

Language (both locally and nationally) is set out within this section of the Statement.

3.2 Planning (Wales) Act (2015)

3.2.1 Section 31 of the Planning (Wales) Act 2015 revises Section 70 of the Town and Country

Planning Act 1990 by adding the following clause: “any considerations relating to the use of

the Welsh language, so far as material to the application”. This means that there is a duty,

when determining a planning application, to include considerations in relation to the Welsh

language, where relevant to that application.

3.3 The Well-Being of Future Generations (Wales) Act 2015

3.3.1 The Well-Being of Future Generations (Wales) Act 2015 (which came into force on 1st April

2016) requires “public bodies to do things in pursuit of the economic, social, environmental

and cultural well-being of Wales in a way that accords with the sustainable development

principle”.

3.3.2 Within the Act, sustainable development is defined as follows: “the process of improving the

economic, social, environmental and cultural well-being of Wales by taking action, in

accordance with the sustainable development principle, aimed at achieving the well-being

goals”.

3.3.3 The Act sets out that when making decisions, public bodies need to take into account the

impact they could have on people living in Wales in the future and must apply the sustainable

development principle in all decisions.



3.3.4 The Act sets out seven ‘well-being’ goals as follows, including the following in regard to Welsh

Language specifically:

• “A Wales of vibrant culture and thriving Welsh language: A society that promotes and

protects culture, heritage and the Welsh language, and which encourages people to

participate in the arts, and sports and recreation”.

3.4 Welsh 2050: A Million Speakers

3.4.1 The following overarching targets are set out within the Welsh Government’s strategy

document ‘Cymraeg 2050: A Million Speakers’ (2017):

• The number of Welsh speakers to reach 1 million by 2050.

• The percentage of the population that speak Welsh daily, and can speak more than just

a few words of Welsh, to increase from 10 per cent (in 2013–15) to 20 per cent by 2050.

3.4.2 The strategy highlights the importance of securing the future vitality of Welsh-speaking

communities as places that facilitate the use of the language in every aspect of life. The Welsh

Government’s vision is “to secure favourable circumstances throughout the country that

support language acquisition and use of Welsh language skills. We want to see an increase in

language transmission in the family, early introduction of Welsh to every child, an education

system that provides Welsh language skills for all, and greater appreciation of Welsh language

skills in the workplace. At the same time, we are committed to supporting people to use Welsh

socially, at work, and when accessing services”.

3.5 Planning Policy Wales (PPW) Edition 10 (December 2018)

3.5.1 In accordance with the Well-Being of Future Generations (Wales) Act 2015, the primary

objective of PPW, as set out at Paragraph 2.1, is “to ensure that the planning system

contributes towards the delivery of sustainable development and improves the social,

economic, environmental and cultural well-being of Wales”.



3.5.2 One of the key objectives of PPW is to “enable the Welsh language to thrive”. Paragraph 3.25

advises that “The Welsh language is part of the social and cultural fabric and its future well-

being will depend upon a wide range of factors, particularly education, demographic change,

community activities and a sound economic base to maintain thriving sustainable communities

and places. The land use planning system should take account of the conditions which are

essential to the Welsh language and in so doing contribute to its use and the Thriving Welsh

Language well-being goal”.

3.5.3 In regard to Welsh language impact assessment, Paragraph 3.29 states that “If required,

language impact assessments may be carried out in respect of large developments not

allocated in a development plan which are proposed in areas of particular sensitivity or

importance for the language”.

3.5.4 Chapter 5 (Productive and Enterprising Places) sets out that “A Vibrant Culture and thriving

Welsh Language are supported by the provision of jobs and economic activity which needs to

be strategically planned and managed. The Welsh language and culture makes a distinctive

contribution to the viability of communities”.

3.6 TAN 20 (Planning and the Welsh Language)

3.6.1 Technical Advice Note (TAN) 20 provides guidance on how the Welsh language may be given

appropriate consideration in the planning system.

3.6.2 It is set out at Paragraph 1.7.3 of the TAN that “the future of the language across Wales will

depend on a wide range of factors beyond the town and country planning system, particularly

education, demographic change, community activities and a sound economic base to maintain

thriving sustainable communities. The planning system can contribute to the future well being

of the Welsh language, by establishing the conditions to allow sustainable communities to

thrive. For example, creating conditions for well-paid employment opportunities and a range

of quality housing options are integral to planning for sustainable communities”.

3.6.3 Paragraph 3.1.2 highlights that in determining individual planning applications, considerations

relating to the use of the Welsh language may be taken into account so far as they are material

– however, “Section 70(2) TCPA does not give any additional weight to the Welsh language

above any other material consideration and decisions on all applications for planning

permission must be based on planning grounds only and be reasonable”.



3.7 Gwynedd and Anglesey Joint Local Development Plan (JLDP)

(adopted on 31st July 2017)

3.7.1 On the Proposals Map of the LDP, the site is located within the boundary of a ‘Safeguarded

Employment Site’. Policy CYF 1 of the JLDP (‘safeguarding, allocating and reserving land and

units for employment use’) sets out that land and units on existing employment sites are

safeguarded for employment/business enterprises. The application site is located within the

boundary of the ‘C30’ safeguarded employment site (‘Gaerwen Industrial Estate’), which is

allocated in the LDP for a total of 39.5ha of B1, B2 and B8 uses.

3.7.2 Paragraph C.4 of the IACC’s SPG on ‘Maintaining and Creating Distinctive and Sustainable

Communities’ states that “The Joint Local Development Plan Sustainability Assessment

(influenced by information from the iterative Language Impact Assessment) has considered

the impacts of the plan's strategy and policies on the viability of the Welsh language. The Joint

Local Development Plan's strategy and policies are based on a rational understanding of the

possible implications for the Welsh language. They contribute to the creation of a social climate

and conditions that facilitate the use of the Welsh language”. As stated above, the site is

allocated within the LDP for employment development. Its allocation through the LDP

preparation/examination process confirms its acceptability in terms of impact on Welsh

language, in that the site accords with the LDP Sustainability Assessment.

3.7.3 Policy PS 1 (Welsh Language and Culture), which is underpinned by Policy PS 5 (Sustainable

Development), promotes and supports the use of the Welsh Language – the wording of Policy

PS 1 is set out below:

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;

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.

3.8 IACC ‘Planning and the Welsh Language’ SPG (2007)

3.8.1 The IACC’s Supplementary Planning Guidance (SPG) on ‘Planning and the Welsh Language’

(2007) sets out that all community and town council areas on Anglesey are defined a

‘Language Sensitive Areas’.

3.8.2 The SPG sets out at Paragraph 2.4 that “The future well-being of the language and its link to

Welsh cultural heritage will depend on a variety of factors, such as education, demographic

change and community activities as well as a sound economic basis for each community.

Nevertheless, the land-use planning system can and should take account of the needs and

interests of the Welsh Language and, in doing so, contribute to its well-being”.



3.9 IACC ‘Maintaining and Creating Distinctive and Sustainable

Communities’ SPG (Consultation Draft 2018)

3.9.1 It is set out at Paragraph A3 of the ‘Maintaining and Creating Distinctive and Sustainable

Communities’ SPG that with respect to the Welsh Language, a sustainable development

involves “the promotion of situations in communities that are important cornerstones of

linguistic planning, such as passing on the Welsh language in the home (or the socialisation of

Welsh in the family), and providing and replicating the necessary social context to use the

Welsh language as part of the normal fabric of society”.

3.9.2 With regards to economic development specifically, the SPG states that “developments that

support jobs in the area of the Plan are crucial in fostering the economic and social well-being

of our local communities”. With regard to employment, the SPG states that “places of work

are one of the important linguistic places where the aim is to encourage and enable the use

of the Welsh language in the workplace and when interacting with customers, the public, and

other workers in the workplace”.

3.9.3 Paragraph C.19 states that it is important for applicants to understand “that there is an

expectation for developments over the Plan period to contribute positively towards the

sustainability and viability of the Welsh language and not only avoid contributing to a reduction

in the proportion of the population that can speak the Welsh language”.

3.9.4 Guidance in regard to the importance of bilingual signs and adverts is set out at Paragraph C.

29: “Signs have a clear visible effect on the character of the area, including its linguistic

character. They also provide an opportunity to promote the area’s unique culture, which is

significant in terms of the identity of different communities and the tourism industry. In the

case of signs and advertisements that are subject to planning control, criterion 5 of Policy PS

1 promotes the provision of bilingual signage in public places that are part of the development”.

3.9.5 Guidance in regard to the importance of place names is set out at Paragraph C. 30: “Criterion

6 of Policy PS 1 encourages developers to use Welsh place names for developments, new

house and street names in order to strengthen the linguistic character of communities. Both

Councils encourage developers to retain old Welsh place names. Using a new name that

derives from historical, geographical or local links to the area would be a good idea”.



3.10 The Isle of Anglesey County Council Welsh Language Strategy (2016-

2012)

3.10.1 The Isle of Anglesey County Council Welsh Language Strategy (2016 - 2012) sets a vision to

restore the percentage of Welsh speakers to the 2001 Census level. It includes three Priority

Themes Education, the Workplace, Welsh services and infrastructure and the community.

3.10.2 In terms of communities it sets a target to “maintain the wards where 70% of the population

speak Welsh and to increase the percentage in the other wards.”

3.10.3 The crucial importance of the workplace to the Welsh language is highlighted within the

strategy document (which highlights the positive impact of job creation in the local

community):

• The workplace is one of the key areas which determines the language that people use. A

significant number of respondents to the Local Government’s consultation on Living

Language: A Language for Living - Welsh Language Strategy 2012-17 agreed ‘that the

workplace has a key role in building the confidence of Welsh speakers to use the language

in other areas of their lives ... and that developing the status of the language in the

workplace is important in terms of emphasising the value of Welsh-medium education’.

• In 2013, a survey was conducted among more than 4,000 employers in Wales that

operated in eight sectors to provide accurate and reliable information about the needs of

employers in terms of Welsh language skills. According to the survey, 81% of Welsh

speakers used Welsh with colleagues at least occasionally where the employer is

supportive of the use of Welsh in most aspects of the operation of the business. The

percentage was slightly lower among workers whose employers were not supportive of

the use of Welsh in informal circumstances, while 51% said that they spoke Welsh with

their colleagues, but the employer does not support the language. In Gwynedd and

Anglesey, nine out of ten Welsh speakers in employment said that they speak Welsh with

colleagues at least sometimes.



4.0 Local Community Profile

4.1 Introduction

4.1.1 This section of the statement provides a detailed assessment of information about the local

community. This includes a review of:

• the local population (assessment of the population and welsh language profile) and;

• the local infrastructure (assessment of the facilities and services profile).

4.2 Population Profile

4.2.1 At a local/community level, the application site is located within the settlement of Gaerwen,

which is situated within the ward of Llanfihangel Ysgeifiog. The total population of the

Llanfihangel Ysgeifiog ward in 2011 (according to the 2011 census) was 2,016.

4.2.2 The age profile of the local community as of 2011 is illustrated in Table 2. As shown, the

average (mean) age of the local community is 41.7 years.

Age Structure

Llanfihangel Ysgeifiog

Ward (as of 2011)

count %

All usual residents 2,016 100.0

Age 0 to 4 108 5.4

Age 5 to 7 64 3.2

Age 8 to 9 49 2.4

Age 10 to 14 100 5.0

Age 15 20 1.0

Age 16 to 17 47 2.3

Age 18 to 19 56 2.8

Age 20 to 24 138 6.8

Age 25 to 29 97 4.8

Age 30 to 44 368 18.3

Age 45 to 59 460 22.8

Age 60 to 64 118 5.9

Age 65 to 74 210 10.4

Age 75 to 84 139 6.9

Age 85 to 89 33 1.6



Age Structure


Ward (as of 2011)

count %

Age 90 and over 9 0.4

Mean Age 41.7 -

Median Age 43 -

Table 2: Age Profile of Llanfihangel Ysgeifiog

4.3 Welsh Language Profile

4.3.1 In a national context, the Local Authority area of Gwynedd and Anglesey contains the highest

proportion of Welsh speakers in Wales (65.4% in Gwynedd and 57.2% in Anglesey, according

to the 2011 Census). However, these figures show a fall in the number of Welsh speakers

since the 2001 Census, when figures were 69% and 60.1% respectively.

4.3.2 In terms of Welsh speakers within the local community (i.e. within the ward of Llanfihangel

Ysgeifiog specifically):

• The percentage of the population (aged 3 and over) who were Welsh Speakers in the

community of Llanfihangel Ysgeifiog in 2011 was 75.8%.

• The percentage of the population (aged 3 and over) who were Welsh Speakers in the

community of Llanfihangel Ysgeifiog in 2001 was 78.3%.

4.3.3 The above illustrates a fall in Welsh Speakers in the local community within which the

application site is located of -2.5% between 2001 and 2011. This reduction is comparable to

the average figure for Anglesey (-2.9%) as illustrated within the following table (Table 3:

Percentage of People Age 3 and Over Able to Speak Welsh by Ward 2001 & 2011).



Table 3: Percentage of People Age 3 and Over Able to Speak Welsh by Ward 2001 & 2011



4.3.4 The composition of Welsh language skills within the local community is illustrated in Table 4,

which shows the percentage of the total population within the Llanfihangel Ysgeifiog ward

aged 3 and over with one or more skills in Welsh. As shown in the table, the percentage of

the local community who have some degree of skill in the Welsh language (whether this be

understanding, speaking, writing or a combination of skills) is 83.6%

Llanfihangel Ysgeifiog: Welsh Language Skills

2011

number %

All usual residents aged 3 and over 1,950 100.0

No skills in Welsh 320 16.4

Can understand spoken Welsh only 126 6.5

Can speak Welsh 1,479 75.8

Can speak but cannot read or write Welsh 126 6.5

Can speak and read but cannot write Welsh 96 4.9

Can speak, read and write Welsh 1,253 64.3

Other combination of skills in Welsh 29 1.5

Table 4: Percentage of the total population within the Llanfihangel Ysgeifiog ward aged 3

and over with one or more skills in Welsh

4.3.5 The distribution of Welsh speakers by age group within the Llanfihangel Ysgeifiog ward is

illustrated in Table 5.

Age

All categories: Ability to

speak Welsh

Can speak Welsh

Cannot speak Welsh

All categories: Age 3 and over

1,950 1,479 471

Age 3 to 4 42 25 17

Age 5 to 7 64 61 3

Age 8 to 9 49 46 3

Age 10 to 14 100 98 2

Age 15 20 19 1

Age 16 to 17 47 43 4

Age 18 to 19 56 47 9

Age 20 to 24 138 103 35

Age 25 to 29 97 76 21

Age 30 to 34 111 91 20

Age 35 to 39 109 83 26

Age 40 to 44 148 114 34



Age 45 to 49 179 132 47

Age 50 to 54 154 112 42

Age 55 to 59 127 81 46

Age 60 to 64 118 77 41

Age 65 to 69 113 74 39

Age 70 to 74 97 66 31

Age 75 to 79 83 63 20

Age 80 to 84 56 36 20

Age 85 and over 42 32 10

Table 5: Welsh Speakers by Age Group within the Llanfihangel Ysgeifiog Ward

4.4 Economic Profile

4.4.1 The economic profile of the local community is illustrated in Table 6. A total of 73.2% of the

population are economically active. Unemployment stands at 2%.

Economic Activity


Ward (as of 2011)

count %

All usual residents aged 16 to 74 1,494 100.0

Economically active 1,094 73.2

In employment 1,015 67.9

Employee: Part-time 199 13.3

Employee: Full-time 644 43.1

Self-employed 172 11.5

Unemployed 30 2.0

Full-time student 49 3.3

Economically Inactive 400 26.8

Retired 215 14.4

Student (including full-time students) 73 4.9

Looking after home or family 47 3.1

Long-term sick or disabled 58 3.9

Other 7 0.5

Unemployed: Age 16 to 24 8 0.5

Unemployed: Age 50 to 74 9 0.6

Unemployed: Never worked 5 0.3

Long-term unemployed 10 0.7

Table 6: Economic Activity within the Llanfihangel Ysgeifiog Ward



4.4.2 An overview of the nature of employment / industry type within which the local population are

employed is illustrated in Table 7. As shown, the local population are employed in a variety

of industries, with the majority working within ‘human health and social work’ (16.5%) and

‘wholesale and retail trade; repair of motor vehicles and motor cycles’ (16.4%). In addition,

a relatively large number of local people are employed in ‘construction’ (7.9%) and

‘manufacturing’ (6.8%).

Industry


Ward (as of 2011)

count %

All usual residents aged 16 to 74 in employment the week before the census

1,062 100.0

A Agriculture, forestry and fishing 48 4.5

B Mining and quarrying 3 0.3

C Manufacturing 72 6.8

D Electricity, gas, steam and air conditioning supply 21 2.0

E Water supply; sewerage, waste management and remediation activities

14 1.3

F Construction 84 7.9

G Wholesale and retail trade; repair of motor vehicles and motor cycles 174 16.4

H Transport and storage 37 3.5

I Accommodation and food service activities 72 6.8

J Information and communication 22 2.1

K Financial and insurance activities 16 1.5

L Real estate activities 15 1.4

M Professional, scientific and technical activities 34 3.2

N Administrative and support service activities 16 1.5

O Public administration and defence; compulsory social security 82 7.7

P Education 131 12.3

Q Human health and social work activities 175 16.5

R, S, T, U Other 46 4.3

Table 7: Industry / Employment Type within the Llanfihangel Ysgeifiog Ward



4.5 Local Infrastructure Profile

4.5.1 As stated, the application site is located within a highly accessible location adjacent to the A5,

within circa 4km south east of the settlement of Llangefni and circa 4km west of the settlement

of Llanfairpwllgwyngyl. The settlement of Gaerwen itself is designated as a ‘Local Service

Centre’ within the adopted LDP. A Local Service Centre is defined as follows: “Provides the

essential service needs of own population and immediate catchment area. Has some

employment and retail opportunities and good accessibility by public transport to higher order

centres”.

4.5.2 In accordance with the settlement’s status as a ‘Local Service Centre’, a range of employment

opportunities are available within the settlement itself, including within the numerous business

already located within the adjacent Industrial Estate (e.g. steel welding; scrap yard; gas

storage; concrete suppliers; building traders; garages etc). In addition, there are a range of

local services and facilities appropriate to the settlement’s status within the settlement

hierarchy. These include a number of local shops, takeaways, hairdressers, local Primary

School, churches; and open space/play area facilities.

4.5.3 The range of local services and facilities in the area surrounding the application site is listed in

Table 8 & 9 below and is illustrated on the Services & Facilities Plan attached at Appendix

B.

Service/Facility Location Service

Bus Stop – Industrial Estate West

Bound

Holyhead Road X4 Bangor, 4A Bangor, 4H

Bangor

Bus Stop – Industrial Estate East Bound Holyhead Road X4 Holyhead, 4A Llangefni,

543 Talwrn, 42 Pentre-

Berw, 4H Llangefni, 4X

Holyhead

Bus Stop – War Memorial East Bound Holyhead Road X4 Bangor, 4A Bangor, 4H

Bangor

Bus Stop – Rhestai Rhos West Bound Holyhead Road (opposite

Church of Latter Day Saints)

4A Llangefni, X4 Holyhead,

543 Talwrn, 43 Heneglwys,

42 Pentre-Berw, 4H

Llangefni, 4X Holyhead

Bus Stop – Police Station West Bound Holyhead Road X4 Holyhead, 4A Llangefni,

543 Talwrn, 43 Heneglwys,

4H Llangefni, 42 Pentre-

Berw



Bus Stop – Police Station East Bound Holyhead Road X4 Bangor, 4A Bangor, 4H

Bangor, 43 Bangor

Bus Stop – Tafarn Newborough West

Bound

Holyhead Road (near cross

road with Chapel Street)

X4 Holyhead, 4A Llangefni,

543 Talwrn, 42 Pentre-

Berw, 43 Heneglwys, 4H

Llangefni, 4X Holyhead

Table 8: Local Public Transport Facilities Serving Gaerwen

Service/Facility Address

1. Gaerwen Fish and Chip Shop Maes Llwyn, Gaerwen LL60 6DA

2. Jemini Hair Salon Cross Keys Bakery, Gaerwen LL60 6DA

3. McColl’s convenience store 1 Lon Groes, Gaerwen LL60 6DD

4. Ysgol Esceifiog Lon Groes, Gaerwen LL60 6DD

5. The Church of Jesus Christ of Latter-day Saints – Place of worship

2 Rhestai Road, Gaerwen LL60 6BY

6. St. Michaels Church – Place of worship

North of Holyhead Road, north of ind. Est.

7. Chapel – Place of worship North of Holyhead Road

8. Gulf petrol filling station Ffordd Caergybi, Gaerwen LL60 6LS

9. Lees Chinese Takeaway Chapel Street, Gaerwen LL60 6DW

10. Chapel – Place of worship Chapel Street, Gaerwen

11. Nisa convenience store Ffordd Caergybi, Gaerwen LL60 6LS

12. Sports club/playing field Lon Groes, Gaerwen

13. Bennett Williams Vets Construction House, Gaerwen Industrial Estate,

Gaerwen LL60 6HR

14. Children’s play area Opposite McColl’s, Lon Groes

15. Green space/open space Opposite McColl’s, Lon Groes

Table 9: Local Services and Facilities within the Settlement of Gaerwen

4.5.4 As demonstrated above, the local area is well served by a range of local facilities/services;

employment opportunities; and regular public transport. The creation of an industrial estate

on the redundant brownfield site will serve to support the local community in infrastructure

terms, through the creation of inward investment and new employment opportunities and the

associated economic and social benefits to the community.



5.0 Impact on Welsh Language – Key Issues

5.1 Compliance of Proposed Development with LDP

5.1.1 The IACC’s ‘Maintaining and Creating Distinctive and Sustainable Communities’ SPG states that

a Welsh Language Statement should “clearly demonstrate that the application is consistent

with the local development plan”. On the Proposals Map of the LDP, the site is located within

the boundary of a ‘Safeguarded Employment Site’. Policy CYF 1 of the JLDP (‘safeguarding,

allocating and reserving land and units for employment use’) sets out that land and units on

existing employment sites are safeguarded for employment/business enterprises. The

application site is located within the boundary of the ‘C30’ safeguarded employment site

(‘Gaerwen Industrial Estate’), which is allocated in the LDP for a total of 39.5ha of B1, B2 and

B8 uses. In light of the site’s allocation, the proposed development of an Industrial Estate for

circa 27,041 sqm of B1/B2/B8 use is therefore clearly in compliance with the broad land use

principles of the adopted LDP.

5.1.2 Furthermore, the site’s allocation through the LDP preparation/examination process confirms

its acceptability in terms of impact on Welsh language, in that the site accords with the LDP

Sustainability Assessment.

5.1.3 It is also the case that the proposed development complies with both Policy PS 1 (Welsh

Language and Culture) and Policy PS 5 (Sustainable Development), in that the proposed

development will assist in supporting and enhancing the conditions to allow sustainable

communities to flourish i.e. by supporting a sound economic base (provision of employment

opportunities for local people) – a key factor in maintaining a thriving sustainable community.

5.2 Consideration of Effects

Job Creation

5.2.1 The application site has been vacant for circa 2 years since the former abattoir ceased

operation. No market demand for retention of the site as an abattoir has been identified, and

conversion of the existing buildings is unfeasible. As such, it is proposed to re-use the vacant,

largely brownfield site to create a modern purpose-built energy-efficient Industrial Estate to

serve a need within the surrounding area for employment space.



5.2.2 The proposals incorporate a total floorspace of 27,041 sqm, within 14 stand-alone industrial

units. The units are designed to allow subdivision and the Applicant seeks permission for

general B-class uses on the site (i.e. B1/B2/B8) in order to provide much flexibility for potential

occupiers

5.2.3 A significant number of jobs are to be created as part of the proposed development.

Demolition and construction works are anticipated to commence imminently following the

grant of planning permission. It is expected that the employment opportunities during the

demolition works and construction of the proposed development can be met locally. It should

be noted that 64.8% of the population of Angelsey who are employed in the construction

industry are able to speak Welsh – as such, a high proportion of the construction workers who

are employed for a temporary period on the application site, will be Welsh speakers.

5.2.4 Utilising the HCA Employment Density Guide Third Edition (2015), the projected operational

job creation has been calculated. Utilising an employment density figure for a Class B1(c) light

industrial use (which is likely to be most representative of this site) and based on a Net Internal

Area of 24,340 sqm (assuming a benchmark 15% gross internal to net internal ratio), a total

of 489 FTE jobs are estimated to be created across the site. In addition, the proposed

development will support additional employment within the associated supply chain

(indirectly).

5.2.5 Employment opportunities generated by the operation of the proposed development will have

the potential to support the long-term vibrancy of the Welsh language within Gaerwen,

surrounding communities, and Anglesey as a whole, through the provision of jobs for local

people.

5.2.6 The importance of job creation in supporting the Welsh language to flourish is emphasised

within planning policy at all levels. For example, at the national level, TAN 20 states “The

planning system can contribute to the future well being of the Welsh language, by establishing

the conditions to allow sustainable communities to thrive…for example, creating conditions for

well-paid employment opportunities”.



5.2.7 Whilst at the local level, the Council’s Maintaining and Creating Distinctive and Sustainable

Communities SPG for example states that “developments that support jobs in the area of the

Plan are crucial in fostering the economic and social well-being of our local communities”. The

workplace is linguistically important in that it represents one of the key spheres within the local

community where Welsh is spoken. The creation of new jobs on the application site,

particularly in light of the loss of jobs within the former abattoir operation on the site, will have

a positive impact on the local community, providing employment for local people who may

otherwise find work elsewhere.

Language and Population Movement

5.2.8 As stated above, in a national context, the local authority areas of Gwynedd and Anglesey

contain the highest proportion of Welsh speakers in Wales (65.4% in Gwynedd and 57.2% in

Anglesey, according to the 2011 Census). However, these figures show a fall in the number

of Welsh speakers since the 2001 Census, when figures were 69% and 60.1% respectively. It

is acknowledged that this fall is notable as it brings the percentage of Welsh speakers further

below the 70% mark (the figure that the Welsh Government Welsh Language Strategy

acknowledges is required in order for the Welsh language to function as the community's

everyday language). Within the local community area of Llanfihangel Ysgeifiog the percentage

of Welsh speakers remains above the 70% mark i.e. in 2011, 75.8% of the population were

Welsh speakers.

5.2.9 Maintaining the 70%+ level of Welsh speakers within the local community is essential in

protecting the Welsh Language (as set out as a key priority within the Isle of Anglesey County

Council Welsh Language Strategy). It is considered that the proposed development will help

retain the existing level of Welsh speakers (75.8%), as the creation of a high-quality, modern,

purpose-built Industrial Estate on the site of the redundant former abattoir will assist local

people in remaining within their community through the creation of new employment

opportunities.



5.2.10 The crucial role of language transmission in the family for the reproduction of Welsh speakers

is emphasised within planning policy. It is recognised that the 20 to 24 and 25 to 59 age

groups are typically the population cohort who raise children. As illustrated in Figure 4.1, over

half of the community of Llanfihangel Ysgeifiog (52.7%) are within this population cohort

(comparable, but slightly above, the 48.3% within this population cohort on Angelsey as a

whole). Any reduction in the percentage of Anglesey residents in this age group who speak

Welsh will bring about a reduction in the percentage of adults on Anglesey who are

transmitting the Welsh language to their children. It is the case that the proposed

development will create local employment for those people within the population cohort who

typically raise children – the development will therefore have a positive impact upon language

transmission creating jobs to retain the existing residents in this age group.

5.2.11 The proposed industrial units will serve a local need for employment space on Anglesey. The

jobs created at the site will be appropriate to the skills of the local community and surrounding

area – there is no requirement for in-migration from outside Angelsey to fill the employment

vacancies (with no resulting increase in the proportion of non-Welsh speaking households).

5.2.12 By the nature of the scale and type of jobs to be created, the development will lead to

endogenous growth i.e. it will create local jobs and allow people who would otherwise have

left the community to remain, rather than increase the likelihood of in-migration as stated. As

no substantial in-migration will result from the proposed development, there will be no adverse

impact upon the place of the Welsh language as part of the social fabric of the local community.

5.2.13 In addition, the proposed development will not result in out-migration resulting in a loss of

Welsh speaking Households, as the development will not stimulate any direct out-migration –

rather the provision of a greater number of jobs for the local community will encourage local

people to remain in the area.

5.2.14 The job opportunities to be created as part of the proposed development will be appropriate

to all ages – the jobs are not tailored to the needs of one particular age group and as such

will ensure benefits across the local population. The development will therefore promote and

help sustain social balance.



Environmental Quality & Impact Upon Welsh Language

5.2.15 A deterioration in environmental quality can assist in reducing the attractiveness of an

area/community/settlement – as such, a reduction in environmental quality may contribute to

out-migration of households. This is likely to impact on the balance of Welsh / English speaking

residents, as well as the balance of different income and social groups.

5.2.16 As existing, the application site comprises a series of redundant, run-down buildings, some of

which are imposing/large-scale, contributing to the site’s overall dilapidated state and adverse

impact in terms of environmental quality. The proposed development will replace the run-

down buildings with a well-designed and high-quality development which is set within a

carefully landscaped layout. The proposal will therefore increase the desirability of the local

area as a place to live by removing the ‘eyesore’ of the former abattoir complex, thereby

assisting in maintain a socially stable and cohesive community.

Community Infrastructure

5.2.17 It is acknowledged that some forms of development can threaten the closure of community

services and facilitates (by for example, forcing certain sections of the population out of the

area). However, the proposed development will not have any adverse impact upon local

services and facilities – conversely it is anticipated that the injection of investment and creation

jobs associated with the proposed development will assist in retaining and securing local

people who in turn support and utilise the local services and facilities in the community.

5.2.18 It is not considered that the proposal will lead to local welsh-speaking businesses closing down

– rather the impetus of inward investment and job creation will provide a stimulus to the

Gaerwen economy, supporting local business and community facilities.



5.3 Mitigation and Enhancement Measures

5.3.1 As demonstrated within this statement, the proposed development is anticipated to have an

overall beneficial effect on Welsh language. However, in order to reinforce the benefits of the

development, the following enhancement measures are proposed.

5.3.2 In order to ensure that economic benefits are maximised, the applicant is committed to

supporting the local supply chain, including through early and proactive engagement with the

supply chain to maximise benefits for businesses on Anglesey (and North Wales). In addition,

it is anticipated that construction and operation labour will be sourced locally.

5.3.3 The applicant is committed to ensuring that the development is ‘named’ by taking into account

local linguistic heritage i.e. the development will be given a Welsh Language name which will

be derived from the historic, geographical or local ties to the area.

5.3.4 In addition, the applicant is committed to the provision of bilingual signage across the

development site – it will be ensured that Welsh appears first on all signage.

5.3.5 Other enhancement measures will include (dependent on end-occupiers):

• Support and funding for local skills training.

• Support and funding for courses that introduce the language to members of staff e.g.

short course targeted to the needs of workers.

• Support and funding for language awareness training course for potential staff in order

to raise awareness of the context of the language and nature of the bilingual society on

Anglesey.

5.3.6 It will be ensured that any marketing exercise undertaken in relation to the new units is

conducted in a bilingual manner, to include the targeting of the local market.



6.0 Conclusions

6.1.1 In summary, it has been demonstrated within this Welsh Language Statement that the

proposed development will have an overall beneficial effect on Welsh language on the

Isle of Angelsey. The proposed development will bring about significant economic benefits,

during the construction and the operation of the Industrial Estate, in the form of generating

additional employment opportunities and supporting the local supply chain.

6.1.2 It is expected that the employment opportunities generated during both the construction and

operation of the proposed development can be met locally, from within the local community

surrounding the application site, and Anglesey as a whole. Given that 64.8% of the population

of Angelsey who work in ‘construction’ and 51.7% of the population who work in

‘manufacturing’ are Welsh speakers, it is anticipated that the proposal development will assist

in retaining Welsh speakers who will use the language within the workplace and local

community on a daily basis.

6.1.3 Where considered beneficial, additional mitigation and enhancement measures are

recommended in order to enhance the beneficial effects of the proposed development on the

Welsh language, including maximising the economic benefits through a commitment to

supporting the local supply chain; sourcing construction and operation labour locally;

supporting / funding language awareness training and / or skills training appropriate to needs

of employees; as well as ensuring that the name of the new development takes into account

local linguistic heritage, and that all signage across the site is provided bilingually.

6.1.4 Having regard to the above considerations, it is considered that the proposed development

will have a positive impact upon the local community and the Welsh language, and therefore

represents an appropriate and policy compliant scheme (in accordance with Policy PS 1 of the

LDP).



APPENDIX A: ILLUSTRATIVE SITE PLAN



APPENDIX B: SERVICES AND FACILITIES PLAN

Former Welsh Country Foods Abattoir Site, Lon Groes ...€¦ · 3.5 Planning Policy Wales (PPW)...

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