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Plans for six family homes in North Wales are blocked over fears they could be ‘harmful’ to Welsh

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Plans for six family homes in North Wales have been blocked over fears they could be ‘harmful’ to the Welsh language.  

Planning chiefs say the houses, worth up to £800,000 each and located in the seaside village of Morfa Nefyn, will likely be unaffordable for locals who speak their native tongue.

They are concerned that outsiders who do not speak Welsh could move in and harm the language.

Planning inspector Vicki Hirst explained that the impact of the homes on the Welsh language was one of the reasons for blocking it.

She said: ‘I note the intention to provide Welsh names for the dwellings, the proposed local marketing strategy and the associated benefits to the local economy during the construction phase, but I do not find these to be sufficient to outweigh the potential harm to the Welsh language through the housing not being genuinely accessible to those in the local communities.’ 

Planning chiefs say the houses, located in the seaside village of Morfa Nefyn, will likely be unaffordable for locals who speak their native tongue

Planning chiefs say the houses, located in the seaside village of Morfa Nefyn, will likely be unaffordable for locals who speak their native tongue

They are concerned that outsiders who do not speak Welsh could move in and harm the language

They are concerned that outsiders who do not speak Welsh could move in and harm the language

This has been given as one of the main reasons to block the plans, along with affordability and the effect on neighbours.

The development of three and four-bedroom houses was proposed in 2019, on the site of an old church.

The upmarket family homes would have a balcony, garage and open-plan kitchen and lounge.

The site is in the picturesque seaside village of Morfa Nefyn, not far from Mount Snowdon in North Wales.

However the local authority Gwynedd Council turned down due to a lack of affordability.

Ms Hirst added: ‘I have insufficient information before me to conclude that the proposal would genuinely be accessible to meet the identified need for family homes in the area and would fail to make a contribution towards affordable housing.

‘Equally, in the absence of information in relation to local wages and the likely market price of the houses I am unable to conclude that the proposal would be accessible to those within the local communities that speak Welsh.

Planning inspector Vicki Hirst explained that the impact of the homes on the Welsh language was one of the reasons for blocking it.

Planning inspector Vicki Hirst explained that the impact of the homes on the Welsh language was one of the reasons for blocking it.

The development of three and four-bedroom houses was proposed in 2019, on the site of an old church

The development of three and four-bedroom houses was proposed in 2019, on the site of an old church

‘In the absence of such information I am unable to reach a view that the impact of the proposal on the Welsh Language would not be harmful.

‘Furthermore, as set out above the proposal does not provide for the delivery of affordable housing.

‘Therefore, the potential for any contribution towards the Welsh language as a result of such housing cannot be taken into account.’ 

The developer, Commercial Development Projects Ltd, carried out a Welsh Language Statement which said the homes would have a neutral impact on Welsh.

A 2015 law requires public bodies – such as councils – to build resilient communities, culture and language.

The site is in the picturesque seaside village of Morfa Nefyn, not far from Mount Snowdon in North Wales. However the local authority Gwynedd Council turned down due to a lack of affordability

The site is in the picturesque seaside village of Morfa Nefyn, not far from Mount Snowdon in North Wales. However the local authority Gwynedd Council turned down due to a lack of affordability

At the planning meeting, Councillor Gareth Jones said: ‘Morfa Nefyn is a coastal village with too many holiday homes, and policy states that only affordable homes should be approved.

‘This would undoubtedly harm the Welsh language by leading to even more incomers moving in.’ 

A Gwynedd Council spokesperson said: ‘A planning application for a residential development of six dwellings, access and associated works for St Mary’s Church, Lôn yr Eglwys, Morfa Nefyn was refused by the Gwynedd Council Planning Committee on 1 February for a number of reasons as outlined in the report.

‘An appeal was lodged by the applicant, which has subsequently been refused by the Planning Inspectorate.’ 

It comes just two years after a planning application for 366 houses was rejected for the same reason. 

Gwynedd Council first refused developer Morbaine’s plan for the homes at Pen Y Ffridd in Penrhosgarnedd, Bangor, in April 2016.

The upmarket family homes would have a balcony, garage and open-plan kitchen and lounge. Pictured: Plans for the houses

The upmarket family homes would have a balcony, garage and open-plan kitchen and lounge. Pictured: Plans for the houses 

Campaigners argued the development would cut the number of Welsh speakers in the area by at least 10 per cent. 

The Welsh Government wants to have a million speakers of the native tongue by 2050.

Currently around 30 per cent of the population speaks Welsh, with fairly steady growth over the last decade.

Language app Duolingo said Welsh was the UK’s fastest growing language. 

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Facebook admits high-profile users are treated differently

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Facebook’s oversight board said the social media company hadn’t been “fully forthcoming” about internal rules that allowed some high-profile users to be exempt from content restrictions and said it will make recommendations on how to change the system.

In the first of its quarterly transparency reports published Thursday, the board said that on some occasions, Facebook “failed to provide relevant information to the board,” and in other instances the information it did provide was incomplete.

For example, when Facebook referred the case involving former US president Donald Trump to the board, it didn’t mention its internal “cross-check system” that allowed for a different set of rules for high-profile users.

Facebook only mentioned cross-check, or XCheck, to the board when asked whether Trump’s page or account had been subject to ordinary content moderation processes.

The cross-check system was disclosed in recent reporting by the Wall Street Journal, based in part on documents from a whistle-blower.

The journal described how the cross-check system, originally intended to be a quality-control measure for a select few high-profile users and designed to avoid public relations backlash over famous people who mistakenly have their posts taken down, had ballooned to include millions of accounts.

The oversight board said it will undertake a review of the cross-check system and make suggestions on how to improve it.

As part of the process, Facebook has agreed to share with the board relevant documents about the cross-check system as reported in the Wall Street Journal. – Bloomberg

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Green mortgages may leave owners of older homes unable to sell

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Estate agents warn owners of older homes, rural houses and listed properties could struggle to sell under green mortgage plans

  • Boris Johnson has unveiled his plans for turning Britain green by 2050 
  • The plans include proposals on how to make the housing stock greener 
  • The plans would see lenders disclose the energy performance of properties










Homeowners living in older, rural and even listed properties risk being unable to sell if strict green finance targets are introduced, estate agents have warned.

The warning comes after Boris Johnson unveiled his plan for turning Britain green by 2050 this week, with mortgage lenders having targets for the energy performance of properties in their portfolio.

A body that represents estate agents across Britain claimed that the property market could be distorted as a result of the measures and called for Britain’s historic housing stock to be taken into account.

Boris Johnson revealed proposals on how to make the housing stock greener this week

Boris Johnson revealed proposals on how to make the housing stock greener this week

Timothy Douglas, of Propertymark, said: ‘Incentivising green improvements to properties via lending creates risks of trapping homeowners with older properties, those who live in rural areas, listed buildings or conservation areas, making their homes difficult to sell and therefore reducing the value.’

Propertymark said that those living in older properties could be left with homes that they could not sell if buyers were unable to secure finance on them due to their lower energy efficiencies.

The effect would be likely to be felt more by less wealthy owners, as deep-pocketed buyers would be more able to overlook mortgage restrictions and high-end older homes would continue to be desirable.

Mr Douglas said: ‘The use of targets could distort the market and sway lenders towards preferential, newer homes in order to improve the rating of their portfolio.

‘Stopping a large portion of housing stock from being able to enter the market could cause havoc for home buying and selling as well as the wider economy.’ 

He added that improving the energy efficiency of homes should be reliant on consumer choice and not something enforced by mortgage lenders, with all the knock-on effects this could entail.

He said: ‘We would be concerned if lenders raise rates and limit products because fundamentally, improving the energy performance of a property is reliant on consumer choice and it is not the core business of mortgage lenders.’

Mark Harris, of mortgage broker SPF Private Clients, said: ‘The green agenda is not new but there is increasing impetus behind it. There are more green mortgage products aimed at those purchasing more energy-efficient properties – A-C rated, and not just from specialist lenders but the high street banks too.

‘However, there is a real danger that green initiatives could create the next round of mortgage prisoners if homeowners are trapped in older homes that can’t be improved, so they can’t move because they can’t sell them on.

‘Without changes or improvements, lenders may restrict lending to lower loan-to-values, higher pricing, or not lend at all. This could penalise those who are unable to adapt to or adopt new efficient technologies economically.’

A UK Finance spokesperson said: ‘Greening our housing stock is vital if we are to meet our climate change obligations and banks and finance providers are committed to helping achieve this goal and making sure consumers are not left behind.’

Ways to boost energy efficiency  

Propertymark recommends three measures to improve the energy efficiency of homes without negatively impacting the housing market.

1. Improvements linked to an EPC

These include linking a plan for energy efficiency improvements to the recommendations on a property’s Energy Performance Certificate.

It could demonstrate the ‘most suitable route’ to a warmer home, regulatory compliance and zero carbon, according to Propertymark.

2. Tax breaks

It also recommends using tax breaks to incentivise homeowners to finance energy efficiency improvements.

For example, these could include making energy improvements exempt from VAT or offering lower rates of council tax for homes that have been made more energy efficient.

3. Adjustable tax rates

An adjustable rate of property tax that is tied to energy performance is also being recommended by Propertymark.

This could be done in two ways, it suggested. First, by applying the adjustment as a reduction on more energy-efficient properties. And second by offering rebates to buyers if energy efficiency improvements are made to less efficient properties within a certain time period after purchase.

Propertymark said that by linking energy performance with property taxes, this could help introduce increased saleability for more energy-efficient properties. In addition, it suggested that improvements would become standard for homeowners seeking costs and improve the desirability of their homes.

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Johnson rules out face masks as UK’s daily Covid cases rise above 50,000

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Daily coronavirus cases in Britain have risen above 50,000 for the first time since July, but Boris Johnson said he will not bring back compulsory face coverings or introduce vaccine passports.

Speaking in Northern Ireland, the prime minister said his government was holding firm to its policy of no legal restrictions introduced in July, but was watching the numbers carefully.

“The numbers of infections are high but we are within the parameters of what the predictions were,” he said. “We are sticking with our plan.”

Mr Johnson acknowledged the “patchiness” of Britain’s vaccination programme, urging people to come forward for their booster jabs as soon as they are invited to do so. But Labour leader Keir Starmer said the government should beef up the programme, ensure that more children were vaccinated and aim to deliver half a million jabs a day.

“The government said that the vaccine would be the security wall against the virus and now the government is letting that wall crumble,” he said.

“We’ve seen those that most need it not able to get the jab they need. Only, I think, 17 per cent of children have got the vaccine. And the booster programme has slowed down so much that at this rate we’re not going to complete it until spring of next year. So the government needs to change these, it needs to get a grip. I think it needs to drive those numbers up to at least 500,000 vaccines a day.”

Vaccine passports

The British Medical Association (BMA) accused the government of “wilful negligence” in not bringing back some restrictions, and of failing to learn the lessons of a parliamentary report last week about its handling of the pandemic. The association’s chairman, Chaand Nagpaul, said doctors could say categorically that it was time to bring back compulsory face masks and to introduce vaccine passports.

“By the health secretary’s own admission we could soon see 100,000 cases a day, and we now have the same number of weekly Covid deaths as we had during March, when the country was in lockdown,” he said.

“It is, therefore, incredibly concerning that he is not willing to take immediate action to save lives and protect the NHS. ”

Health secretary Sajid Javid warned this week that some restrictions could be introduced if the public failed to exercise caution and to take up vaccination offers. He acknowledged that Conservative MPs could show an example by wearing masks in the House of Commons, but house leader Jacob Rees-Mogg on Thursday rejected the suggestion.

Crowded spaces

“There is no advice to wear face masks in workplaces. The advice on crowded spaces is with crowded spaces with people that you don’t know. We on this side know each other,” he told the SNP’s Pete Wishart.

“Now, it may be that he doesn’t like mixing with his own side, wants to keep himself in his personal bubble. He may find the other members of the SNP – who I normally find extraordinarily charming…but we on this side have a more convivial fraternal spirit, and for our calling the guidance of her majesty’s government.”

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