The development of the former Ferodo site and Plas Brereton site nr Caernarfon.

Gwêl Y Fenai Welsh Language Impact Assessment

Marc Robers

Maybrook Investments Ltd

Gwêl Y Fenai Caernarfon Road, Caernarfon, Gwynedd

Assessment Report

Welsh Language Impact Assessment

Contents

Contents

1 Introduction .................................................................................................................... 1

1.1 Purpose of this Report ............................................................................................................................... 1

1.2 Background .................................................................................................................................................... 1

1.3 The Proposed Development ..................................................................................................................... 2

1.4 Welsh Language Impact Assessment....................................................................................................... 3

2 Gwêl y Fenai .................................................................................................................... 5

2.1 Introduction .................................................................................................................................................. 5

2.2 Vision and Objectives ................................................................................................................................. 6

3. Methodology ................................................................................................................... 8

3.1 Introduction .................................................................................................................................................. 8

3.2 Review of Relevant Plans and Programmes ........................................................................................... 8

3.3 Collation and Analysis of Baseline Data ................................................................................................. 8

3.4 Assessment of the Gwêl y Fenai Proposal ............................................................................................ 8

4. National and Local Policy Context for the Welsh Language .................................... 10

4.1 Introduction ................................................................................................................................................ 10

4.2 National Policy Statements ...................................................................................................................... 10

4.3 Local Policy and Guidance ....................................................................................................................... 14

4.4 Summary ...................................................................................................................................................... 16

5 Overview of the Welsh Language in Gwynedd and within the vicinity of the proposed development. ............................................................................................... 17

5.1 Introduction ................................................................................................................................................ 17

5.2 Welsh Language Skills ............................................................................................................................... 17

5.3 Summary ...................................................................................................................................................... 18

6. Impact Assessment...................................................................................................... 20

6.1 Introduction ................................................................................................................................................ 20

6.2 Questions..................................................................................................................................................... 20

7. Summary and Conclusions .......................................................................................... 30

1

1 Introduction

1.1 Purpose of this Report 1.1.1 The Purpose of this report is to offer the conclusions of the Welsh Language Impact

Assessment (WLIA) on the proposed development at the former Ferodo site, nr Caernarfon, known as Gwêl y Fenai.

1.1.2 This Welsh Language Statement has been prepared on behalf of Maybrook Developments Ltd in support of their planning application to develop the former

Ferodo site and Plas Brereton site on the outskirts of Caernarfon. The Assessment should be read alongside the supporting documents submitted with the full planning application.

1.1.3 This Assessment has been prepared in accordance with the advice contained within the following policies and key advisory documents:

• Planning Policy Wales (December 2010);

• Technical Advice Note 20 (October 2017) – Planning and the Welsh Language;

• Anglesey & Gwynedd Joint Local Development Plan (July 2017); and

• Planning and the Welsh Language SPG (November 2009).

1.2 Background

1.2.1 Maybrook Investments is proposing to develop £60 million 72-acre Leisure Park off the A487 on the outskirts of Caernarfon, on the banks of the Menai Strait, to be known as Gwêl y Fenai.

1.2.2 The scheme includes the clean-up and redevelopment of the former Ferodo factory site, which has long been a blot on the landscape and a source of concern to the local community. It also includes the redevelopment of Plas Brereton and Plas Tŷ Coch, two 19th century houses, a quarter of a mile further down the A487 towards Caernarfon. These projects will be linked both by the road and cycle route and will be collectively managed and marketed as Parc Gwêl y Fenai.

Significant consultation has already taken place with a range of stakeholders as well as an initial Pre-planning consultation exercise held at Galeri Caernarfon in April 2019, a further detailed consultation later that same year at Caernarfon Town Football club.

2

1.3 The Proposed Development

1.3.1 The development has two distinct elements; the one element is a 5-star luxury holiday resort, including lodges, apartments, and a leisure complex, developed across both sites.

1.3.2 The other, building upon the site’s industrial heritage is the provision of a business park, encompassing two large scale commercial manufacturing and business units. This will be located on the site of the former Ferodo building.

1.3.3 The newly named Gwêl y Fenai sites will use the former factory building steel frame to create 2 large commercial units, with the remainder of the former Ferodo site and Plas Brereton sites being developed as a high-end leisure resort for private residents. A public car park will be available to non-residents to access the new hub building.

1.3.4 The leisure complex will be managed by EU leisure company, Landal, who have assisted the Developer Maybrook investment Ltd in developing the brief. Maybrook Investments Ltd currently own the two sites.

1.3.5 The proposals include 205 lodges, a mix of VIP, Premiere, Standard, Family and Woodland lodges. 55 apartments are proposed over the two sites including 4 within the existing Plas Brereton building.

1.3.6 The new hub building will provide a variety of leisure facilities, accessible to all, including a waterpark, bowling facility, kids soft play area, restaurant, café, fast food, shop, health, and wellbeing zone. The building will be open to both the public and private residents of the park.

1.3.7 Maybrook Investments Ltd. Will also promote and encourage connectivity between Caernarfon and the newly proposed Gwêl Y Fenai sites along the existing cycle path. Residents and the public will have the opportunity to rent bicycles from the two sites to actively encourage the movement in and out of the town.

1.4 Welsh Language Impact Assessment 1.4.1 The Welsh Language permeates through every aspect of socio-economic fabric of

Gwynedd, is central to much of the public, private and third sector’s work, and underpins the vitality and distinctness of its communities.

1.4.2 The latest Annual Population Survey (2020) shows Gwynedd with the highest number of Welsh speakers in the country (75%), and markedly more significant than the average across Wales (28.5%).

1.4.3 The substance of the law relating to the Welsh language is to be found in primary legislation. The principles pieces of legislation are:

• The Welsh Language Act 1993

• The Welsh Language (Wales) Measure 2011

1.4.4 The Welsh Language (Wales) Measure 2011 confirms the official status of the Welsh language in Wales and creates a new legislative framework for the Welsh language. The Measure makes a number of provisions in respect of the language, including:

• Creating a new system of placing duties on bodies to provide services through the medium of Welsh;

• Creating a Welsh Language Commissioner with strong enforcement powers to protect the rights of Welsh speakers to access services through the medium of Welsh; and

• Establishes a Welsh Language Tribunal.

1.4.5 TheWellbeing of Future Generations (Wales) Act 2015 on public bodies, and specifically the goal of achieving Wales of Vibrant Culture and Thriving Welsh Language.

1.4.6 Technical Advice Note (TAN) 20: Planning and the Welsh Language (October 2017) provides guidance on how the planning system considers the implications of the Welsh language when Local Development Plans (LDPs) are prepared.

1.4.7 Cymraeg 2050 – a Million Welsh Speakers (2017) is Welsh Government’s long-term approach to achieving the target of a million Welsh speakers by 2050.The strategy sets out proposals for the promotion and facilitation of the use of the Welsh language. This strategy supersedes A living language: a language for living – Welsh Language Strategy 2012–17, and its associated policy statement, A living language: a language for living – Moving forward.

1.4.8 Considering the importance of the language in Wales, and critical cultural, social and economic significance to Gwynedd, it is considered appropriate to consider the implications of the development of Gwêl y Fenai on the Welsh language.

1.4.9 This WLIA is intended to help determine the impact of Gwêl y Fenai to the

Welsh language in Gwynedd, and especially the communities nearest the development, including Caernarfon and Felinheli.

1.4.10 It should be noted that the WLIA was undertaken alongside a number of other assessments, including the Economic Impact assessment????

2 Gwêl y Fenai

2.1 Introduction 2.1.1 This section of the report provides a more detailed overview of the Gwêl y Fenai

development.

2.1.2 The site was previously home to the Ferodo factory; one of North-West Wales most iconic and notable employment sites in the second half of the twentieth century. During the early 1970s, over 1100 people worked in the factory, some 12% of the total population of nearby Caernarfon, making it the largest and most important employer in the area at the time. Unfortunately, after it changed hands in the 1990s, the operation of the factory declined drastically, and eventually closed.

2.1.3 The site has remained dormant since 2008 and had already fallen into significant disrepair and dereliction, when it was sold to the St Francis Group (Caernarfon) Ltd, and it seemed destined to become completely redundant.

However, whilst the factory dominated the site, much of the land remained relatively undeveloped. Whilst there have been a number of proposals for the site over the years, including the North Wales Prison that eventually went to Wrexham, none have had the strategic and transformational impact now proposed for the site.

In December 2018 Maybrook also acquired Plas Tŷ Coch and Plas Brereton; a site encompassing two 19th century houses half a mile further down the A487 towards Caernarfon. The two properties have been subject to several previous proposals; none of which have transpired; mainly due to the lack of viability. The site will be revitalised and will be encompassed within the Gwêl y Fenai development. In doing so it provides the scale and income which makes both sites commercially viable. As importantly it finally unlocks the ongoing and difficult problem of what to do with the Ferodo site.

For the 2 years discussions with major European leisure and holiday park companies have taken place with a view to an appropriate operator being responsible for the management and promotion of the holiday and leisure aspects of the Park.

2.1.4 Over the last 12 months there have been ongoing and advanced discussions with Landal Greenparks. Landal is considered a leading major European leisure operator and has over 80 sites in 9 countries across the continent.

It is proposed that Landal Greenparks will be the management, booking and administration partner for the resort. The company will handle all elements of “on-park” operations and will also assume responsibility for the holiday marketing and booking administration of customers.

There will be a long-term management and marketing Agreement and Maybrook

Investments is currently working towards entering a formal Heads of Terms, with a view to executing final contracts once all consents have been secured.

2.2 Vision and Objectives

Gwêl y Fenai incorporates two distinct elements; namely a 5-star luxury holiday resort which includes, apartments and a leisure complex, and the provision of a business park, encompassing two large scale commercial manufacturing and business units. This will be located on the site of the former Ferodo building.

2.2.1 The Resort includes 208 lodges and 55 holiday apartments, and within that, a choice of accommodation options, including VIP, Premier and Standard Lodges, as well as “tree-houses” and apartments.

2.2.2 The Plas Brereton section of site will also include a small operation by the shore which will be used for administration and a small café. This will serve both the site and the significant number of users of the cycle path that runs alongside the proposed development.

2.2.3 The resort will also include a leisure hub, encompassing:

• A 3000 sq mtr Water Park

• A Wellbeing and Treatment Spa

• Restaurant & Bar

• Six Lane bowling Alley

• Fast Food area

• Take Away outlet

• Coffee House

• On site shop offering quality local goods and produce as well as holiday essentials.

2.2.4 The Lodges will be of a high standard and located across the Park. Significant emphasis is being placed on ensuring that both the natural and cultural and heritage setting is accentuated.

2.2.5 There is also emphasis on green tourism is also reflected in the access to the Lon Menai Cycle route. This will afford visitors to and from the site the option of travelling from Caernarfon/Bangor via cycle or walking rather than by car.

2.2.6 As its name suggests Gwêl y Fenai will also have a locally related identity. This will be manifest in the overall setting, the theming, and the day-to-day operation of the Park. This will include the use of the Welsh language, which will be prominent in signage,

corporate literature, information and in the branding.

2.2.7 It is proposed that the site facilities will also be available for use by other visitors to the area and by the local community. The business model is premised as such and will provide a range of activities and facilities in the Caernarfon/Bangor and Eryri area.

2.2.8 Gwêl y Fenai Business Park.

2.2.9 This involves the redevelopment of the main industrial area, with significant investment in reclamation and the removal of industrial pollutants.

2.2.10 Two industrial complexes will be developed:

• Unit 1 – 4600 m2, with a further 810 sq meters of office/industrial space on the first floor.

• Units 2, 3, 4, 5, 6, and 7 will be 600 m2 each, with the other two units (8 & 9), 930 m2

2.2.11 This part of the development will give continuity to the development, continuing to offer significant employment space in the locality (as it had done for several decades).

2.2.12 Units will either be sold or leased on long-term arrangement and can be sectioned and altered to provide for individual business requirements such as mezzanine flooring and additional office space.

3. Methodology

3.1 Introduction 3.1.1 This section outlines the approach to the WLIA of the proposed Gwêl y Fenai

Development. Salient policy documents have been considered, including the Joint Local Development Plan (JLDP) for Anglesey and Gwynedd to ensure alignment with current planning policy and guidance. The process has encompassed:

• Phase 1: Review of relevant policies, plans and programmes;

• Phase 2: Collation and analysis of baseline data; and

• Phase 3: Assessment of the proposed Gwêl y Fenai development.

3.2 Review of Relevant Plans and Programmes 3.2.1 National and local policy guidance in respect of the Welsh language. This review

focused on:

• National (Wales) planning and Welsh language policy; and

• Gwynedd planning policy and guidance.

3.2.2 This element of the report seeks to consider the implications and relevance of key policy messages to the proposed Gwêl y Fenai development.

3.3 Collation and Analysis of Baseline Data 3.3.1 Baseline data has been secured through both Welsh Government and Gwynedd

Council. This has included demographics, employment, deprivation and specific data regarding the Welsh Language.

3.3.2 These findings have also been considered, and used to inform the Assessment.

3.4 Assessment of the Gwêl y Fenai Proposal 3.4.1 This element considers the proposed development in detail and consider a wide

range of factors.

3.4.2 Consideration has been given to the most appropriate methodology to undertake the WLIA. TAN 20 (2017) provides guidance on how the Welsh language may be given

appropriate consideration in the planning system and on compliance with the requirements of planning and other relevant legislation.

3.4.3 This Assessment has been prepared as a distinct document, recognising the critical importance of the Welsh language to Gwynedd. The assessment has been undertaken in accordance with Appendix 7 of the 2019 Supplementary Planning Guidance issued by Gwynedd and Anglesey in support of the Joint Local Development Plan - Maintaining and Creating Distinctive and Sustainable Communities.

3.4.4 The findings of the assessment are presented in Section 6. Where appropriate, mitigation measures have been identified to address any potential adverse impacts of the proposal on Welsh language and enhance positive impacts.

4. National and Local Policy Context for the Welsh Language

4.1 Introduction 4.1.1 This section of the report provides a high-level summary national and local l policy

statements. The objectives of the plans and programmes identified in this section have been used to inform the assessment of the Gwêl y Fenai development.

4.2 National Policy Statements

4.2.1 Wellbeing of Future Generations Act 2015

The aspirations of the Well-being of Future Generations Act 2015 include the goal of redefining Wales’ approach to the economy. This goal is defined as trying to achieve: "An innovative, productive and low carbon society which recognises the limits of the global environment and therefore uses resources efficiently and proportionately (including acting on climate change); and which develops a skilled and well-educated population in an economy that generates wealth and provides employment opportunities, allowing people to take advantage of the wealth generated by securing decent work." (Well-being of Future Generations Act 2015, section 4) The Act also sets out two other salient goals in relation to the Welsh language and culture. In terms of the Welsh language it states its aim of becoming: “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” In terms of community it sets out the following goal of securing: “Attractive, viable, safe and well-connected communities.”

4.2.2 Prosperity for All, 2017

The Welsh Government's economic action plan, "Prosperity for All", published in 2017, has four key wellbeing goals:

Of these, two are profoundly relevant: Prosperous and Secure: The goal being to: Support people and businesses to drive prosperity: tackle regional inequality and promote fair work; drive sustainable growth, and combat climate change. United and Connected: The goal being to: Build resilient communities, culture, and language Deliver modern and connected infrastructure Promote and protect Wales’ place in the world

4.2.3 Our Economic Resilience and Reconstruction mission, February 2021 The Welsh Government published this document as a strategic document, setting out its proposals for responding to the challenges of the Pandemic (COVID-19). This builds upon the economic development priorities outlined in “Prosperity for All”. It saw its reconstruction mission building on the early progress it had made in raising the profile and challenges in the Foundational Economy, recognising that there was more to be done to spread and scale the approach. A vision is described of “…a well-being economy which drives prosperity, is environmentally sound, and helps everyone realise their potential. It is rooted in our existing economic action plan, Prosperity for All, with its progressive purposes of reducing inequality and spreading wealth and well-being across all of Wales. Our economic well-being is without any doubt tied to our environmental, cultural and social well-being….” The foreword from Ken Skates, the former Economy Minister also emphasises: “Our mission also responds to meeting the Well-being Goals and to the wider and longer-term issues we face, such as dealing with the climate emergency and nature crisis, implementing the forthcoming Race Equality Action Plan …. improving peoples experience of work and ensuring that the Welsh language grows and thrives.”

4.2.4 The Welsh Language (Wales) Measure 2011 The Welsh Language (Wales) Measure 2011 made provision for the official status of the Welsh language in Wales and created a new legislative framework for the Welsh language. The Measure introduced Welsh Language Standards, which specify how the language should

be used by public organisations in service delivery, operations and policy making.

4.2.5 Planning Policy Wales (PPW) Feb 2021 This sets out the land use planning policies of the Welsh Government. It establishes a vision that includes “Creating and Sustaining Communities”. This is a vision that: “…. Enables the Welsh language to thrive; appropriate development densities, homes and jobs to meet society’s needs, a mix of uses, offers cultural experiences and community based facilities and services” Specifically, in the context of the Welsh Language it notes: “3.25 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.” “3.26 Planning authorities must consider the likely effects of their development plans on the use of the Welsh language as part of the Sustainability Appraisal. Planning Authorities should seek to ensure a broad distribution and phasing of development that takes into account the ability of the area or community to accommodate development without adversely impacting use of the Welsh language.”

4.2.6 Technical Advice Note (TAN) 20: Planning and the Welsh Language (2017)

4.2.7 TAN20 provide guidance on how the Welsh language may be given appropriate consideration in the planning system and on compliance with the requirements of planning and other relevant legislation.

4.2.8 The TAN identifies a number of potential measures for mitigating impacts on Welsh language. These include:

• Phasing policies complementing the LDP’s housing delivery trajectory;

• Providing adequate affordable housing;

• Allocating sites for 100% affordable housing for local needs; and

• The provision of employment opportunities and social infrastructure to sustain local communities.

4.2.9 Cymraeg 2050: A million Welsh Speakers was published by Welsh Government in 2017. This sets out the aim of having a million people able to speak and enjoying speaking Welsh by 2050.

The strategy emphasises the need for each area of Wales to forward plan and fully consider its linguistic composition. It further states: “…in Welsh-speaking communities, the challenge is to ensure that people have good quality jobs, fulfilling careers and homes so that they can stay, or return to those communities.” “Areas with a high density of Welsh speakers remain central to our vision. These are the places in Wales which create the most favourable circumstances to foster Welsh speakers: the higher the number of speakers living in a geographical area, the higher the probability of opportunities being available to them to use the language in day-to-day communication. These are also the places which have the highest number of fluent Welsh speakers”.

4.3 Local Policy and Guidance

4.3.1 The current Development Plan is The Anglesey and Gwynedd Joint Local Development Plan

(JLDP) which was adopted by both Local Authorities on 31 July 2017, and replaces the Gwynedd Structure Plan (1993). The JLDP includes Strategic Objective SO1, setting out the overarching aim to: SO1: Safeguard and strengthen the Welsh language and culture and promote its use as an essential part of community life.

4.3.2 Strategic Policy PS1: Welsh Language and Culture sets out the policy approach to ensure the Welsh language is promoted and supported in the plan area. The policy sets out a requirement to provide a Welsh Language Statement, aimed at protecting, promoting and enhancing the Welsh language, where the proposed development falls into one of the relevant categories which are:

• Retail, industrial or commercial development employing more than 50 employees and/or with an area of 1,000 sq. m. or more;

• 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; and

• 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.

4.3.3 Strategic Policy PS1, also requires a WLIA to be undertaken for unexpected windfall sites for large scale housing or employment development that would lead to a significant workforce flow. Proposals will be refused where they would cause significant harm to the character and language balance of a community that cannot be avoided or suitably mitigated, and bilingual signage will be in place and there is an expectation that Welsh names are used for new developments.

4.3.4 Gwynedd and Anglesey Authorities subsequently issued Supplementary Planning Guidance - Maintaining and Creating Distinctive and Sustainable Communities (July 2019). This offers more detailed guidance on windfall developments and emphasises: “This document should …be given substantial weight as a material planning

consideration”. The guidance offers a diagrammatic illustration of its definition of a distinct and sustainable community:

The SPG notes that the above diagram serves to illustrate that a number of different developments can contribute to the viability of the Welsh language in communities. “They contribute by creating, protecting or strengthening infrastructure to maintain or create places that generate circumstances that are favourable to maintaining Welsh medium and bilingual networks, transfer the Welsh language from one generation to another within the home and the community, and by actuate new 'speakers'.” For windfall developments the SPG require applicants to fully consider 5 key areas as part of a Welsh Language Impact Assessment, namely:

• Language and Population Movement

• Visual Elements

• Quality of Life

• New Housing

• Employment

4.4 Summary

4.4.1 Conclusions There are a number of factors that need to be considered in relation to the impact of the development on the Welsh language, including demographics, socio-economic conditions, community cohesion, wellbeing and deprivation.

4.4.2 Policies at all levels The policies at all levels demonstrate a fundamental need to promote and strengthen the Welsh language and culture, and where appropriate provide mitigating action to ensure that the language is not only preserved but grown and further developed.

4.4.3 The SPG particularly emphasises

4.4.4

5 Overview of the Welsh Language in Gwynedd and within the vicinity of the proposed development.

5.1 Introduction

5.1.1 This section sets out the use and application of the Welsh language in Gwynedd, as

well as, most specifically the communities of Felinheli and Caernarfon that encompass the Gwêl y Fenai site.

5.2 Welsh Language Skills

5.2.1 The 2011 Census figures showed Gwynedd as having the highest percentage of

Welsh speakers of any local authority in Wales.

Able to speak Welsh Total %

Gwynedd 77000 117789 65.37113 Isle of Anglesey 38568 67403 57.22001 Ceredigion 34964 73847 47.34654 Carmarthenshire 78048 177642 43.93556 Conwy 30600 111724 27.38892 Denbighshire 22236 90527 24.56284 Pembrokeshire 22786 118392 19.24623 Powys 23990 129083 18.58494 Neath Port Talbot 20698 135278 15.30034 Flintshire 19343 146940 13.16388 Wrexham 16659 129425 12.87155 Rhondda Cynon Taff 27779 225555 12.31584 Swansea 26332 231155 11.39149 Caerphilly 19251 171972 11.19426 Cardiff 36735 332273 11.05567 Vale of Glamorgan 13189 122018 10.80906 Monmouthshire 8780 88609 9.9087 Torfaen 8641 87844 9.836756 Bridgend 13103 134545 9.738749 Newport 13002 139849 9.297171 Merthyr Tydfil 5028 56623 8.879784 Blaenau Gwent 5284 67348 7.845816

5.2.2 Within these overall figures, there was an increase in the percentage of Welsh-speakers in some parts of the county, however, there was a general decline in the number of wards with over 70% of the population able to speak Welsh, with only 39 left of the 71 wards according to the 2011 census. The largest drop in Welsh-speakers was seen in the 65+ age group, with the biggest increase amongst the youngest of our population, with an increase from 70.9% to 73.0% in the 3-4 age group and from 91.8% to 92.3% in the 5-15 age group. This suggests that early years programmes and the education system is providing strong foundations for the children and young people in regards to their abilities and use of the language. a 2016 Wellbeing Assessment undertaken by Anglesey and Gwynedd Local Service Board, subdivided the two counties into sub-areas. The area of most relevance to the Gwêl y Fenai development is the Caernarfon Area, Using that geographic sphere, the 2011 Census further showed that 80% of people in the Caernarfon area can speak Welsh, the highest percentage of all areas across Gwynedd and Wales. The figure has fallen by 5% over the past thirty years, but is lower than for Gwynedd as a whole which has seen the figure fall from 76% to 65% over the same period.

More detailed analysis of the figures show the strength of the Welsh language in the communities in Caernarfon and Felinheli.

5.3 Summary 5.3.1 There are a number of key issues in relation to the Welsh language that need

to be considered:

• Gwynedd has the largest percentage of Welsh speakers of any local authority in Wales; it helps defines its character and informs and helps shape its policies and strategies for future growth.

• Both Planning and Economic Policy at a national (Wales) and local

Cadnant % Peblig % Menai % Seiont % Y Felinheli %Population aged 3+ 1978 96 2207 95.8 2138 97.4 2910 95.8 2189 95.8Can speak Welsh 1705 86.2 1952 88.4 1794 83.9 2481 85.3 1407 64.3No Skills in Welsh 171 8.6 133 6 236 11 260 8.9 610 27.9Can understand spoken Welsh only 92 4.7 104 4.7 92 4.3 153 5.3 150 6.9Can speak, but cannot read or write Welsh 161 8.1 251 11.4 120 5.6 192 6.6 143 6.5Can speak and read, but cannot write Welsh 102 5.2 80 3.6 78 3.6 148 5.1 62 2.8Can speak, read and write Welsh 1432 72.4 1611 73 1591 74.4 2126 73.1 1196 54.6Other combination of skills in Welsh 20 1 28 1.3 21 1 31 1.1 28 1.3

authority set out clear prominence for the sustenance, growth and promotion of the Welsh language.

• On a local level, the language is part and parcel of every-day life in the communities of Caernarfon and Felinheli, and defines much of the culture, community and business sector.

5.3.2 Any development proposed, at whatever level, should recognise and appreciate the special nature of both the County and the local vicinity in developing its business and operations; ensuring that the Welsh language is given equal status and prominence.

6. Impact Assessment

6.1 Introduction

6.1.1 This section of the report presents the findings of the assessment the proposed development at Gwêl y Fenai on the Welsh language. It is structured according to the five assessment areas set out in Appendix 7 of the Maintaining and Creating Distinctive and Sustainable Communities Supplementary Guidance Note, adopted by Gwynedd in 2019 (in support of the 2017 Joint Local Development Plan). Where appropriate, mitigation measures have been identified to address any potential adverse impacts of the development the Welsh language and enhance positive impacts, as well as evidence of proactivity to ensure promotion and parity for the Welsh Language.

6.2 Questions

6.2.1 LANGUAGE AND POPULATION MOVEMENT

In overall terms, between the Business Employment site and Leisure Park it is estimated that some 800 new jobs will be created. The proposed development will be seeking to recruit staff locally. The tables on the next page shows the anticipated employment generated from both elements.

Total Number of New Jobs (FTE) Directly Created (Leisure site)

Managerial 12

Site Staff 8

Leisure Hub 20

Catering 20

Maintenance 5

Security 4

Housekeeping 10

Total 79

Similarly, it is anticipated that the employment site will be seeking to recruit people from the locality. The table below considers employment densities for

different sectors. At present there is no definite end user(s) for this part of the development, and therefore, only estimates are possible at this state.

Type Area per FTE (mtr 2) Jobs

B1 (Light Industry) 47 234 B1 (General Office) 12 918 B1 (Call Centre) 8 1376 B1 (IT / Data Centres) 47 234 B1 (Business Park) 10 1101 B1 (Serviced Office) 10 1101 B2 (General) 36 306 B8 (Large Scale Warehousing 80 138 Average 739

For both aspects of the development, it is hoped that at least 90% of jobs will be recruited locally. As such, just over 80 jobs are likely to be attracted from outside the area (across the leisure and business employment sites). This compares with 732 jobs created locally. The most recent economic data, sourced from Nomis, shows that Gwynedd’s economic activity rates are very similar to the Wales average. This table is shown on the next page.

Employment and unemployment (Jan 2020-Dec 2020) Gwynedd Gwynedd Wales Great

Britain (Numbers) (%) (%) (%)

All People

Economically Active 58,000 75.1 75.7 79.1

In Employment 56,400 73 72.8 75.4

Employees 43,700 58 63 65.2

Self Employed 12,200 14.7 9.3 9.9

Unemployed 2,000 3.4 3.7 4.6

However, parts of the county are blighted by significant pockets of deprivation. The two factors which provide the most weighting to the WIMD score are employment and income. In terms of Peblig LSOA, it is the most deprived ward in the county in

both employment and income, and within the 5% most deprived in Wales. Yet, as shown earlier, linguistically, this LSOA has one of the highest percentages of Welsh speakers in the county, and across Wales. Therefore, any opportunities within the vicinity that help support the residents of Peblig ward, will also reinforce and support the Welsh language. The Welsh language will be considered as a key skill in all recruitment processes. Whilst in overall terms, the percentage of Welsh speakers may well lower slightly, this has to be balanced with the number of Welsh speakers likely to stay in the area as a result of the jobs being provided.

Out-migration has been a key issue for Gwynedd. often linked to economic trends, largely due to young people moving away to study and to find better employment opportunities. This should increase employment opportunities for local people and help to retain a greater proportion of the working age population in Gwynedd, reducing the out-migration of local Welsh speakers. The number of anticipated jobs created from outside the area is not considered sufficiently significant to change the population age structure. Further, it is unlikely to change any traditional activity patterns, and should, in fact, realistically help to especially halt the loss of young people from the area. Where staff with the appropriate skills and experience are not able to be recruited locally, training and development support should be provided for those recruited from outside the area to learn the Welsh language. Where families relocate to the area, they should be provided with all relevant support and advice on learning the language and encouraged to do so. For those with children in primary and secondary education, it is recommended they are encouraged to place them in Welsh medium schools operated by Gwynedd Council. The evidence from the census and surveys undertaken by the Local Service Board, the education system in Gwynedd supports the further growth and development of the language, and in Caernarfon, where 85% are reported to speak Welsh in the playground, it offers the best environment within which to learn.

6.2.2 Visual Elements

As its name suggests Gwêl y Fenai will also have a locally related identity. This will be manifest in the overall setting, the theming and the day-to-day operation of the Park. This will include the prominent use of the Welsh language, in signage, corporate

literature, information and in the branding. This is consistent with the Landal approach. The screen shot below shows the Park operated by Landal in Cornwall, and uses the Cornish for Sea View (Gwêl yn Mor) for the Park. Landal go further, and use locally inspired names for different types of lodges. In Gwêl yn Mor, one type of lodge is known as Lowena, which is a derivative of the Cornish word for happiness (Llawen in Welsh).

6.2.3 QUALITY OF LIFE INCLUDING COMMUNITY INFRASTRUCTURE Major developments can impact on school numbers. For example, smaller schools under threat of closure may well benefit from an influx of new pupils from families coming into the area, However, they can also give rise to increased pressure on school places where there is already significant pressure.

New development can also lead to an influx of non-Welsh speakers that can disturb the linguistic balance of a school and potentially contribute toward social tension.

Within the vicinity of the proposed development at Gwêl y Fenai there is one secondary school (Syr Hugh Owen, Caernarfon), and seven primary schools, four in Caernarfon, one in Bontnewydd, one in Felinheli and one in Bethel.

There are also a number of childcare facilities within the area, including Parciau, almost directly opposite the proposed development, Babinogion and Pitian Patian. The development is likely to bring in some 80 – 100 people from outside Gwynedd. Of these, some are anticipated to travel from elsewhere in North Wales and are unlikely to be relocating with their families. The nature of some of the posts are likely to attract young people who are yet to have families. It is therefore unlikely that the development will have much of an impact on education, either negatively or positively. One area of concern could be the perceived lack of access for local people to amenities on site, in favour of those visiting and staying in the leisure part of the development. Gwynedd’s Destination Management Plan (2013 – 20) sets out a vision for the county’s tourism offer. This Tourism Value Chain is mutually supportive tourism value chain whereby visitors and residents interact in terms of local goods and services, accommodation, attractions, activities and information, with visitor spend ideally returning to the local economy for the further development of sustainable communities. It is recommended that Gwêl y Fenai proactively consider this and determine how the development can positively impact on the community; including:

• Sponsorship of community activities and events, e.g. Gwyl Fwyd Caernarfon.

• Collaborative working with local community organisations and groups on specific activities e.g. bike hire via the Menai Cycle Route, with Antur Waunfawr Social Enterprise.

• Promotion of the use of the facilities for Gwynedd residents.

People’s health and the community in which they live are directly linked. Health deterioration can be linked to a wide range of determinants including, for example, poor housing stock, inadequate housing space, poor transport links, limited opportunities for physical exercise, lack of open space and a downturn in financial circumstances. This is intrinsically linked with the Welsh Index of Multiple Deprivation and the Wellbeing of Future Generations Act. The 2016 Gwynedd and Anglesey Wellbeing Assessment revealed that:

• 52% of all adults in Gwynedd are overweight or obese – which is lower than the all-Wales figure of 58%.

• Around 30% of children aged 4-5 are overweight or obese in Gwynedd - this is higher than the Wales figure of 26%.

• 22% of those aged 16 or older say that they smoke and 42% drink more than 5 small glasses of wine, or around 3 pints of lager, during the week’s heaviest drinking day. These two figures are very similar to the all-Wales figures.

• The suicide rate in Gwynedd is 14.7 for every 00,000 of population per annum which is higher than the rate for Wales as a whole.

The Welsh Index of Multiple Deprivation (WIMD) is the Welsh Government’s official measure of relative deprivation for small areas in Wales. It identifies areas with the highest concentrations of several different types of deprivation. WIMD ranks all small areas in Wales from 1 (most deprived) to 1,909 (least deprived). It is a National Statistic produced by statisticians at the Welsh Government. Small areas are Census geographies called Lower-layer Super Output Areas (LSOAs). Within the community of Caernarfon and Felinheli, there are significant variances in the levels of deprivation, but of most note is Peblig ward, which is ranked as the most deprived LSOA in Gwynedd, and the 155th across the whole of Wales (out of 1909), which ranks it within the 10% most deprived across the country. In addition, there a number of determinant factors which inform the calculation, one of which is health. The 2019 WIMD shows Peblig to be the 3rd most deprived in terms of health in Gwynedd, and within the 20% most deprived across Wales. These figures are consistent with previous exercises, including the 2014 WIMD. The next door LSOA (Cadnant) also shows issues of deprivation, with the ward the 4th most deprived in Gwynedd, and within the 20% most deprived in Wales. In terms of Health, it fares little better, whilst it is within the 20-30% most deprived across Wales, it is also 4th most deprived in Gwynedd in terms of Health. It is therefore evident that the County has health issues that need to be resolved, and within the community of most relevance to Gwêl y Fenai there are deep pockets of deprivation within parts of Caernarfon that are of paramount concern. However, the proposed development is not considered to be of potential detriment to the health and wellbeing of the people of Gwynedd. Indeed, it is likely that the provision of health and fitness facilities, employment opportunities and encouraging the use of sustainable links i.e., cycling to work and for leisure pursuits will support the improved health of the people of Gwynedd. It is recommended that Gwêl y Fenai consider working with agencies including Betsi

Cadwaladr University Health Board and Gwynedd Council to support those who would benefit from more frequent exercise, and to consider offering access to facilities on site . Further, that Gwêl y Fenai works with Welsh Government and others to promote sustainable travel to work, and the provision of cycles to the place of employment. The leisure site will have a limited number of commercial outlets on site that could, arguably, displace businesses currently operating (most especially in Caernarfon). However, the proposal for Gwêl y Fenai is intended to: i) Encourage staying visitors to visit Caernarfon, Bangor and other locations. The development will not be self-contained, and the Park will be promoted on the basis that it provides a base for travel to other facilities. ii) Provide opportunities for local business to have operations on site. iii) Direct collaboration on specific activities, e.g., bike hire with Antur Waunfawr, The employment site will provide significant employment which should help support the business communities of Caernarfon, Bangor and Felinheli. The Economic Impact Assessment has shown that all the jobs created will lead to additional spend in the area. Based on the figures provided by Landal and Maybrook we can anticipate around we can estimate an additional £1.9 million through jobs directly created within 5 years. In relation to the industrial developments, we can anticipate a further £13m by 2024. The current site has emotive links with the community, especially of Caernarfon, where most of the workforce for the Ferodo Factory came. However, that emotional attachment does not extend to a wish to see the site retained as was. The community consultation showed significant support for the redevelopment and a recognition that the existing site was a blight on the environment, both aesthetically and physically. The proposed development will remove the blight and address the issues of contamination. In terms of amenities, it will offer facilities not currently provided in the area. The only potential displacement would be the provision of swimming baths. However, consultation with Gwynedd Council and swimming clubs has confirmed that demand significantly outweighs provision (there are currently three baths in this part of

Gwynedd). Further consultation with nearby National Watersports Centre, Plas Menai has also confirmed a desire and commitment to joint working and collaboration, and that the provision of additional facilities at Gwêl y Fenai will provide a more holistic offer for this part of Gwynedd. Therefore, it is likely to have a positive impact on this question. To mitigate any impact, Gwêl y Fenai will need to promote the facilities available to resident and also work with Plas Menai and Gwynedd Council to determine how facilities and amenities can support leisure and recreational facilities.

6.2.4 The crime rate in Gwynedd per 1,000 head of population has fallen from 119 to 92.1 between 2011 and 2015. Eighty-one percent of people believe that it’s safe for children to play outside in Gwynedd. The corresponding all-Wales figure is 64%. There were 104 intentionally started fires in Gwynedd over the last three years. The percentage of fires caused deliberately in the different areas in Gwynedd varies between an average of 9% and 33%. The Wellbeing Assessment noted that the crime rate in the Caernarfon area per 1,000 head of population had fallen from 128.8 to 99.3 between 2011 and 2015.Anti-social behaviour was down but still accounted for 39% of all crimes committed in the area. In the Caernarfon area there are on average 116 incidents of fire every year. 22% of these incidents are started intentionally – the same as for Gwynedd as a whole. Since the closure of the factory, the site has been in a steady state of decline. It has also been the focus for a number of anti-social behaviour incidents, including deliberate fires. However, since the site was bought by Maybrook Investments the site has been secured, and incidents reduced significantly. When the site is fully operational such incidents will be fully eradicated. The site also runs parallel to the Lon Menai Cycle Route. Whilst this route is well used and popular, there have been a number of incidents of crime and anti-social behaviour on the route. The development of the site should enhance a sense of security and safety on this part of the route (which is remote and isolated at present). The provision of a range of facilities and amenities that the local populace can access will provide a meaningful focus for people and support their wellbeing and prosperity. All factors that help to reduce crime and anti-social behaviour.

Social deprivation is directly correlated with crime. A stronger local economy with better job prospects and services provision should help reduce crime rates. As already noted, this development should create a minimum of 800 jobs once fully developed and operational. It is therefore anticipated that Gwêl y Fenai will have a positive impact on crime.

6.2.5 Housing Significant developments can influence house prices, and changes to prices could impact on certain sections of the community disproportionately. It can also lead to either in-migration or out-migration that in turn can impact on the extent of Welsh language use within a community. Housing affordability is a key issue in Gwynedd. According to the Principality Building Society’s Wales House Pricing Index shows that the average house price the county stood at £199,780 for the first quarter of 2021. As the average salary in Gwynedd is currently £29.200, it means that the average house price is nearly 7 times the average salary, outpricing much of the population. A recent report by Dr Simon Brooks, Second homes: Developing new policies in Wales, noted that the County has the highest number of holiday homes in any county in Wales, based on council tax information (4,900). Dr Brooks further noted: “…. properties which are used or registered as businesses (holiday units, houses which are let out, AirBnb etc) are a significant part of the housing stock in areas where the number of second homes is also high. In Gwynedd, as of mid-summer 2020, in addition to the 4,873 second homes which were registered for council tax, 1,976 holiday accommodation units were identified (Gwynedd Council, 2020c, p. 25). There were therefore at least 6,849 ‘holiday homes’ in the county, 10.76% of the total housing stock.”

The proliferation of holiday homes has a double negative impact, driving up prices and therefore outpricing local Welsh speaking residents, and secondly diluting the Welshness of many rural communities. The development of a holiday complex of this magnitude will help to counteract the holiday home issue in the County, encouraging visitors to stay at a purpose built

complex rather than a holiday home. The provision of the employment site will offer a range of job opportunities and should provide local people with salary levels which will help them get onto the property ladder.

6.2.6 Employment The decision on where to locate employment can be influenced by the level of competition within a sector or the perceived quality of the employees, skills and salary levels. The latest data from Welsh Government shows that Gwynedd salary levels are significantly lower than the UK average at £29.2k (2020).

A range he higher value earnings profile of the energy sector and supply chain could help to increase the overall value of the weekly and annual earnings for residents in Anglesey. In this context, the Wylfa Newydd SPG’s emphasis on maximising local employment opportunities generated by the Newydd project is expected to have a positive impact on this aspect of the assessment. Notwithstanding, it is acknowledged that it is difficult to accurately forecast the likely impact of the SPG on increasing the wage levels locally. With modern workforces spanning different countries, there is sufficient room to doubt whether market forces will allow income levels to increase significantly higher. New job opportunities in a wider range of sectors will, however, provide a wider market for local job-seekers, making them less dependent upon a small number of employers.

It is argued that new developments can create employment opportunities in an area which bring a requirement for specific skills. The new skills required may suit Welsh speakers or may attract the in-migration of non-Welsh speakers. It is estimated that some 10% of the jobs created will likely attract people from outside the area. Although it is not certain that all these will be non-Welsh speakers, there is a likelihood that a proportion will be. It will therefore be important for the skills and education programmes to commence in advance of the economic opportunities so that the local population is ready and available to respond to the jobs as soon as they become available. This should reduce the potential for an adverse impact arising in respect of this aspect of the assessment. A proactive programme of recruitment prior to the commencement of the development should be arranged, using local facilities, e.g, Galeri or the Celtic Royal, and working alongside local agencies.

7. Summary and Conclusions

7.1.1 Overall, the development at Gwêl y Fenai will have a positive effect on the Welsh Language, and specifically in terms of:

• Employment

• Visual Elements

• Quality of Life

7.1.2 The impact on housing demand is expected to be minimal will be more than adequately counterbalanced by the number of job opportunities available to local Welsh speaking people.

7.1.3 Further, the proposal will provide holiday accommodation more suited and appropriate to the socio-economic situation in Gwynedd, i.e. it will counteract the increasing pressures on communities as a result of the proliferation of holiday homes.

7.1.4 The track record of Landal as a leisure operator should also provide assurances as to the commitment to the promotion of local culture and language.

7.1.5 There are significant employment opportunities across a range of skills, and within different sectors.

7.1.6 The provision of additional amenities and facilities on site will enhance the quality of life for residents of Caernarfon, Felinheli and the wider environs.

7.1.7