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Vulnerable people ‘overlooked’ in building safety reforms

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HOUSING experts have warned proposed fire safety reforms could leave vulnerable residents at risk by focusing on the building’s height rather than the people who live inside.

Witnesses broadly backed the building safety bill which was brought forward to ensure the 2017 Grenfell Tower tragedy, in which 72 people died, can never happen again.

But the Chartered Institute of Housing (CIH) Cymru warned groups like older or disabled people and single-parent households face a greater risk regardless of how tall a building is.

The bill, which aims to create clear lines of legal responsibility for managing safety risks, would create three categories of building with different restrictions for each:

  • Category one: highest risk, at least 18 metres or seven storeys
  • Category two: medium risk, 11m to 18m or five or six storeys
  • Category three: lower risk, less than 11m and fewer than five storeys

Cerys Clark, policy manager at CIH Cymru, told the Senedd’s housing committee that risk should be more nuanced rather than arbitrarily based on the height of a building.

CIH Cymru called for “lower risk” buildings to be classified as category two if they house more vulnerable people, raising the example of sheltered accommodation.

Gary Strong, of the Royal Institution of Chartered Surveyors (Rics), said: “We’ve always been quite critical of trying to determine the risk of a building by simply describing its height.”

The Rics global building standards director supported taking a distinct path to England by including buildings under 18 metres, with Wales having fewer high-rise towers.

Mr Strong, who chairs the UN’s international fire safety standards coalition, added: “But you do need to look at the risk more carefully. If you just have a simple cut off… that sometimes can miss out quite high-risk buildings which may not fall neatly into those categories.”

David Wilton, chief executive of TPAS Cymru, which represents tenants, was disappointed the bill did not include more around evacuation plans.

Henry Dawson, of the Chartered Institute of Environmental Health, and Cerys Clark, policy manager at CIH Cymru
Henry Dawson, of the Chartered Institute of Environmental Health, and Cerys Clark, policy manager at CIH Cymru

Henry Dawson, of the Chartered Institute of Environmental Health, warned the bill will likely lead to an increase in housing costs, with rents rising as landlords seek to meet their duties.

Siân Gwenllian, Plaid Cymru’s shadow housing secretary, suggested the bill could be amended to prevent landlords from passing such costs on to renters or leaseholders.

The witnesses questioned the estimated £165m costs of implementing the bill, sounding a warning that the true cost may be higher and urging the Welsh Government to revisit it.

Ms Clark raised a risk that new building safety requirements could delay housebuilding, cautioning that the planning system is already creaking due to a lack of capacity.

In written evidence, CIH Cymru warned of a critical shortage of skilled professionals and overstretched councils putting the building safety reforms at risk.

Dr Dawson also raised concerns about the inclusion of houses of multiple occupation (HMOs) within the bill potentially overlapping with the Housing Act 2004.

“As a regulator, it’s often helpful to have multiple tools you can draw upon to address health risks in these properties,” he said. “But this may be confusing for landlords and tenants.”

Mr Wilton disagreed with Wales’ 22 councils becoming “building safety authorities” under the bill, suggesting it would be better for local authorities to “club together” regionally.

David Wilton, chief executive of TPAS Cymru
David Wilton, chief executive of TPAS Cymru

Ms Clark cautioned that councils could “mark their own homework” by being responsible for regulating their own buildings but she otherwise backed keeping 22 authorities.

Dr Dawson suggested a centralised Rent Smart Wales-style model, with three joint regulatory teams below matching the areas of Wales’ fire and rescue authorities.

Giving evidence on September 24, Mr Wilton agreed with Lee Waters’ suggestion that the bill fails to strike the right balance by not addressing remediation of historical defects.

Mr Wilton also warned the bill could allow “faceless” firms to swerve accountability as he called for a named person to be legally responsible for safety, not a limited company.

He said tenants want a name above the door, much like premises licensed to sell alcohol.

Conservative Joel James pointed to plans for a building safety regulator in England, as the Grenfell review recommended, but for councils and fire services to take on the role in Wales.

“It isn’t how I would have done it,” Mr Wilton replied.

“It feels like we’re lumping more things on local authorities…. I think we’re going to see different interpretations and that’s slightly worrying to me.”

 

Community

Campaign to ‘save’ River Cleddau hits over 2,200 signatures

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A PETITION call for a public commitment to save Pembrokeshire’s River Cleddau which has attracted more than 2,200 signatures, and is due to be heard by full council, ends in a few days.

The e-petition on Pembrokeshire County Council’s own website, started by James Harrison-Allen, says: “We call on Pembrokeshire County Council to create and enact a Clean Rivers Policy to restore the Cleddau to good health after decades of neglect and degradation.

“The Cleddau flows through the heart of Pembrokeshire, including our county town, and is the foundation for Pembrokeshire’s prosperity. The river is failing, and we need to act now to save it from irreversible decline.

“What’s the problem? The Cleddau rivers and estuary are the worst (and worsening) polluted SAC (Special Area of Conservation) designated rivers in Wales; worse even than the Wye and the Usk (NRW Water Assessment Report 2024), and considerably worse than the neighbouring Towy and Teifi.

“Damaging impacts on Pembrokeshire’s economy, public health and the natural environment. Ineffective regulation; monitoring, responding, policing, enforcement and prosecutions. What should PCC be doing to address this? Make a formal, public commitment to cleaning up the Cleddau. Make the health of the Cleddau central.”

Earlier this year, Henry Tufnell, MP for Mid and South Pembrokeshire, called for “urgent” action to tackle the poor state of the River Cleddau when he chaired a discussion bringing together key stakeholders, environmental experts, and community voices to address the issues surrounding water quality and pollution.

The panel event, organised by local river action group The Cleddau Project, covered topics including pollution sources, enforcement failures, and potential solutions to improve the river’s health.

The e-petition runs up to February 1, and had attracted 2,207 signatures by January 27.

If a petition gets 500 signatures, the creator will have an opportunity to debate it at a future full council meeting.

 

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Community

Tenby sailing club works approved by national park

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PLANS for works at Tenby’s historic sailing club building, part of the ‘iconic view’ of the town’s harbour have been given the go-ahead by the national park.

In an application to Pembrokeshire Coast National Park, Tenby Sailing Club, through agent David J P Morgan RIBA Architect sought permission for the two openings in second floor gable wall along with two new windows at Tenby Sailing Club, Penniless Cove Hill, along with a related listed building consent.

The application was supported by Tenby Town Council and Tenby Civic Society, the latter saying it will “add value to the use of the building and maintain the character and value of the listed building and the conservation area”.

Supporting documents for the application said: “The proposal is to form two new openings in the stonework and install two windows. These will replicate the existing windows at first floor level below. The openings will have red brick head as on existing original openings on the building. The proposal will have very little adverse impact on the listed building.”

They added: “The proposed new windows will improve observation of the harbour and bay from the second-floor level. This is where yacht racing is monitored and observed by officials and safety personnel.”

An officer report, recommending approval said: “The sailing club was built as a warehouse c. 1825, abutting the C17 sluice. Originally wine stores, it was later used by the local fishermen for stores and is now the home to Tenby Sailing Club, established in 1936. The rubble-built building is of three storeys and four bays, the glazing all later C20 with a slated roof and a modernised interior. There is a large steel stair to north (seaward) elevation.”

It added: “The building forms part of a group picturesquely clustered around the sluice, in turn forming part of the iconic view of Tenby Harbour. The proposal is to insert two windows at second floor level to the north (seaward) elevation, flanking the existing door,” adding: “The area retains its mercantile character not just in appearance, but also through its character due to ongoing use as fishing boat stores and winter moorings.

“The sailing club has occupied the building for many years and remains very active. The proposal is intended to improve the amenity of the building to provide better viewing at elevation and seeks to copy the detail and proportions of the windows at first floor stage.”

The application, and the related listed building consent, was conditionally approved by park planners.

 

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News

Welsh Conservatives push for reversal of 20mph limit and major road spending

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OPPOSITION calls on Labour Government to restore 30mph default, revive frozen projects, and advance long-stalled infrastructure schemes amid ongoing controversy over speed limits and road investment.

In a session that began around 4:30pm and was broadcast live via the Senedd’s online proceedings, the Welsh Conservatives presented a detailed motion urging the Welsh Labour Government—supported by Plaid Cymru under their co-operation agreement—to reverse several high-profile transport decisions. At the heart of the debate was a call to restore the default speed limit on restricted roads from 20mph back to 30mph, a policy introduced in September 2023 that continues to divide opinion sharply.

The Conservatives framed their proposals as a comprehensive plan to “fix Wales’ transport system,” emphasizing that robust road networks are fundamental to supporting businesses, generating employment, and stimulating economic growth. They argued that current policies—including the 20mph default, the long-standing cancellation of the M4 relief road around Newport, and the effective moratorium on new major road projects—amount to an “attack on Welsh motorists” that is exacerbating economic stagnation, lengthening journey times, increasing costs for commuters and hauliers, and contributing to Wales trailing other UK nations in wages and overall prosperity.

The specific demands outlined in the motion included:

  • Restoring the default speed limit to 30mph (with the party noting that 20mph zones would remain appropriate in sensitive locations such as near schools, hospitals, and residential areas with high pedestrian activity);
  • Proceeding with construction of an M4 relief road to alleviate severe congestion in and around Newport, a bottleneck that has persisted for decades despite repeated promises and planning;
  • Upgrading the A55, the key North Wales corridor linking Holyhead port to the English border and vital for tourism, freight, and daily commuting;
  • Dualing sections of the A40 in West Wales to address chronic bottlenecks that hinder access to regions like Pembrokeshire and Carmarthenshire;
  • Delivering a third Menai crossing to enhance connectivity between mainland Gwynedd and Anglesey, reducing reliance on the existing bridges which face capacity and maintenance challenges;
  • Unfreezing all paused road projects to resume investment in infrastructure that supporters say has been neglected for too long.

Leading the debate, Sam Rowlands MS—Welsh Conservative Shadow Cabinet Secretary for Finance, Transport and Infrastructure—described Labour and Plaid Cymru’s approach as one that is “slowing Wales down and holding our economy back.” He positioned the Conservative agenda as pragmatic and economy-focused, arguing that good transport links are indispensable for prosperity, job creation, and reversing underinvestment in Wales’ crumbling infrastructure.

This latest intervention comes against a backdrop of sustained political contention over transport policy in Wales. The 20mph default speed limit, championed by the Welsh Government as a road safety measure expected to reduce collisions, injuries, and NHS costs (with some early data showing positive trends in casualty reductions on affected roads), has faced widespread public backlash. A record-breaking Senedd petition opposing the change amassed nearly half a million signatures, and opinion polling has consistently shown strong opposition—often around 70%—particularly among drivers who report increased journey times, frustration in rural and suburban areas, and occasional non-compliance.

The Welsh Conservatives have capitalized on this discontent, repeatedly branding the policy “anti-motorist” and positioning themselves as defenders of drivers, rural communities, businesses dependent on road freight, and those in less well-served regions where public transport alternatives are limited. Critics of the current approach, including the opposition, point to economic modeling (including some Welsh Government estimates) suggesting potential costs from slower average speeds running into billions over time, alongside enforcement expenses and perceived over-application in areas where higher speeds were historically considered safe.

For their part, the Welsh Government and its supporters defend the 20mph limit as evidence-based, life-saving, and aligned with broader goals of sustainable transport, reduced emissions, and safer communities—especially in built-up areas. They have highlighted data indicating collision and injury reductions in the first year of implementation, while acknowledging implementation challenges and engaging in reviews and “listening” exercises in response to criticism. Previous Senedd debates on the issue (including those prompted by petitions and opposition motions) have seen the government largely hold firm, though with signals of potential adjustments toward more targeted application rather than blanket coverage.

The debate also occurs in the early stages of the run-up to the May 2026 Senedd election, where transport—alongside health, the economy, and devolved powers—remains a key battleground. Polling suggests a competitive landscape, with Labour facing pressure to retain its historic dominance, Plaid Cymru gaining ground, and emerging challengers like Reform UK adding volatility. The Welsh Conservatives hope to frame themselves as offering a clear, motorist-friendly alternative that prioritizes economic connectivity and infrastructure delivery.

No immediate outcome from the January 28 debate was detailed in public releases, but such opposition-led motions typically serve to highlight divisions, rally supporters, and keep issues prominent in the media and public discourse ahead of the election. Sam Rowlands MS was made available for media interviews following the session, underscoring the party’s intent to sustain momentum on these themes.

The session underscores the ongoing tension in Welsh politics between competing visions of transport: one emphasizing road-user convenience, economic efficiency, and major infrastructure projects; the other prioritizing safety gains, environmental sustainability, active travel alternatives, and long-term decarbonization. As Wales approaches a pivotal election year, debates like this one are likely to shape voter perceptions of how best to balance these priorities.

 

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