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Traditional town centre business model is ‘dead’, ex-minister warns

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A FORMER minister warned the traditional business model for Welsh town centres is “dead”, dismissing “magic bullets” such as free parking and abolishing business rates.

Labour’s Lee Waters argued the economic reality of online and out-of-town shopping means a new purpose must be found for struggling high streets.

Mr Waters described town centre regeneration as a “gnarly, knotty problem”, with economics at its heart, during a debate in the Senedd on October 15.

Warning of an “unfair, unlevel playing field”, he told the Senedd: “The business model of the town centre that we all grew up with is dead.”

The former transport minister said the business model has been “enormously disrupted” by supermarkets, out-of-town shopping, online retail and the pandemic.

Labour MS Lee Waters
Labour MS Lee Waters

Mr Waters warned of little evidence to support free parking which would take revenue from councils and fail to address the 25% of people who do not have access to a car.

“The world as we knew it has gone,” he said. “And simply abolishing business rates or providing free car parking is not going to bring it back. It’s a far more complex tapestry we require… and I’m afraid our rather glib debate on these things is getting us nowhere.

“But the fix is much more complex and involves far more partners in a granular way.”

The Labour politician, who is standing down in May, said it is much cheaper for a business to build out of town than to redevelop a town centre property.

He also explained how housing trends have changed the social and economic fabric of town centres, leaving them to cater to a different demographic.

Calling for a long-term plan, including the public and private sectors, Mr Waters raised an example of “disjointed” government leading to a college in Bangor moving out of town.

The debate was tabled by Plaid Cymru’s Luke Fletcher, who painted a similarly bleak picture of high streets with “vacant retail units, shuttered shopfronts and boarded-up windows”.

Plaid Cymru MS Luke Fletcher
Plaid Cymru MS Luke Fletcher

He warned government schemes were merely “plugging holes, not rebuilding foundations”, with Wales having the second highest rate of vacant shops in the UK.

The shadow economy secretary argued the real issue was “ownership”, calling for a community right to buy to tackle the problem of absentee landlords.

Plaid Cymru’s motion called for a comprehensive strategy for town-centre regeneration, preferential business rates, long-term funding and a law on “right to buy” powers.

South Wales East MS Delyth Jewell, the party’s deputy Senedd leader, said: “These buildings… tell the stories of our past…. It is a covenant with our past that is being corroded with these closures.”

South Wales East's Plaid Cymru MS Delyth Jewell
South Wales East’s Plaid Cymru MS Delyth Jewell

The Conservatives’ Joel James warned Labour policies have driven businesses on high streets to extinction, with high business rates amounting to “economic punishment”.

He argued throwing money at regeneration projects is useless without first fixing the underlying business environment to ensure competition can thrive.

Mr James criticised the “anti-business, anti-growth” motion and its focus on local ownership, warning Plaid Cymru’s “financial fantasies” offer no hope for high-street businesses.

He told the Senedd the Conservatives would scrap rates for all small businesses and improve access to free car parking in town centres.

Conservative MS Joel James
Conservative MS Joel James

Labour backbencher Mike Hedges agreed with Plaid Cymru’s calls for a right to buy, saying: “The community right to buy is proven, popular and politically effective. We need to have it in Wales and… we need to have it now.”

Jayne Bryant, Wales’ local government secretary, pointed to £100m delivered through the transforming towns programme since 2022, with another £57m on the way.

Ms Bryant, whose responsibilities include regeneration, told the Senedd an empty property enforcement fund has been set up to help bring vacant buildings back into use.

She said the Welsh Government is providing £335m in rates relief this year, which includes £78m for retail, leisure and hospitality businesses.

Housing and local government secretary Jayne Bryant
Housing and local government secretary Jayne Bryant

Ms Bryant explained a “town centre first” principle has been embedded for planning decisions on where to locate public services such as colleges and health hubs.

The minister added that a commission – set up to explore local ownership models – is set to present its recommendations next month which will inform the introduction of a right to buy. Her goal, she said, is to bring “pride, purpose and prosperity back to the heart of our towns”.

At the end of the debate, Plaid Cymru’s original motion was voted down before ministers’ amended version – which supported the existing strategy – was narrowly passed, 24-23.

 

Business

Oil firm praised for putting customers first during price surge

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A PEMBROKESHIRE heating oil supplier has been praised by a local customer after choosing to honour its original prices despite a sharp rise in fuel costs.

Sarah Maling contacted The Herald after receiving a delivery from J E Lawrence & Son Ltd, saying the company had prioritised fairness to customers during a period of intense demand.

The customer had ordered around 800 litres of heating oil on March 2 after her tank began running low. However, due to extremely high demand, the company was unable to deliver until Friday (Mar 13). Despite heating oil prices increasing rapidly since the order was placed, the firm honoured the original quoted price and delivered 500 litres instead, ensuring more households could receive some oil.

Sarah said the delivery driver arrived at her home at around 11:30am after already completing 27 deliveries that day.

She said: “Prices have gone insane since I ordered yet they stuck with the quoted price and delivered 500 litres and explained why in the letter.

“This is putting the customer before profit and making sure everyone who needs oil will hopefully get oil at a more affordable price.

“I just wanted it acknowledged that not all delivery companies are out to make a profit but care about their customers – the people of Pembrokeshire.”

The letter included with the delivery explained that distributors across the sector had cancelled existing orders as prices surged last week.

However, the company said it had chosen not to cancel earlier orders and instead decided to limit deliveries so that more customers would receive some fuel.

The letter stated: “We have experienced huge volumes of orders and deliveries are now taking two to three weeks.

“Most distributors cancelled existing orders when prices increased rapidly last week, and those customers had to go to the back of a very long queue with another supplier.

“We have chosen not to do that and your original price has been honoured.”

The company added that limiting deliveries was the only way to ensure all customers could receive oil during the current supply pressures.

It apologised for the inconvenience caused but said the situation was being driven by “a very uncertain climate which is outside our control”.

 

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Business

Legal action backed in case over development at Dinas Cross

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LEGAL action against a landowner, who repeatedly failed to comply with an enforcement notice served back in 2023, has been backed by Pembrokeshire’s national park.

Members of Pembrokeshire Coast National Park’s March development management committee meeting were asked to back delegated authority for prosecution proceedings in the magistrates’ court for failure to comply with steps required to be taken by an enforcement notice on land to the south of Parc Yr Eglwys, Brynhenllan, Dinas Cross.

A report for the committee said that, in May 2023, the park received a complaint that a green field in the open countryside had been stripped of its vegetation and turned into a mobile home park by the new landowners.

Following a site inspection, a planning contravention notice was served in relation to the removal of hedgebanks/hedgerows, widening of the existing access, alterations to ground levels, construction of a track and the siting of a storage container.

After that, a 2024 retrospective planning application was received by the park seeking retention of the hardstanding area, siting of storage container and additional landscape works, which was refused that May.

“As no voluntary steps were taken to remedy the breach of planning control and no appeal made against the refusal of planning permission, the Authority considered it expedient to issue and serve an Enforcement Notice as the development and use of the land resulted in an unnecessary incursion into the rural countryside which causes a significant visual intrusion to the detriment of the special qualities of the National Park,” the report said.

An enforcement notice was service in January 2025, but, the following month, the landowner lodged an appeal with Planning & Environment Decisions Wales, which was dismissed that June; the enforcement notice taking effect.

A further application, seeking permission for a small-scale seasonal campsite on the land was received in June 2025, subsequently refused that October; officers confirming to the landowner the enforcement notice remained in effect, running through to January 3 of this year.

A site inspection undertaken by officers on January 6 confirmed the breach of planning control continued, the report added.

This was followed by a further planning application seeking to regularise the development on January 21.

That application was refused on March 9.

The report concluded: “The landowner has had multiple opportunities to regularise the development through both retrospective applications and an appeal against the enforcement notice. Those processes have not resulted in permission being granted nor compliance being achieved.

“The continued failure to comply with the enforcement notice undermines the integrity of the planning system and public confidence in its proper operation.

“It also results in an unnecessary incursion into the rural countryside which causes a significant visual intrusion to the detriment of the special qualities of the National Park.

“Officers therefore consider it expedient and in the public interest to pursue prosecution proceedings should the breach remain unresolved.”

Members backed the recommendation.

 

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Business

Tesco B&Q Haverfordwest click and collect pod approved

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PLANS for a B&Q ‘click and collect’ pod at a Pembrokeshire supermarket, to save customers having a make a round trip of nearly 60 miles to the nearest home improvement store, have been approved.

In an application to Pembrokeshire County Council, B&Q Ltd, through agent Pyrke Planning, sought permission to install a modular ‘Click and Collect’ pod, with associated livery and signage, on the access road to Haverfordwest’s Portfield Road Tesco Extra superstore.

The application included a related scheme for signage for the proposal.

A supporting statement said: “This planning application seeks permission for the installation of a Click and Collect pod to be operated by B&Q Limited within the car park of the Tesco Extra store at Portfield Road, Haverfordwest.

“It does not involve any construction but simply the placing of a modular unit within the car park which, together with dedicated collection spaces, will take up 12 parking spaces and be situated within the customer car park.

“B&Q Limited (B&Q) is the UK’s largest home improvement retailer, serving both the general public and tradespeople. It supplies a wide range of DIY, home improvement and garden products, primarily from its stores across the UK but also through its online website.

“The trial of a new fulfilment service – B&Q Collect – in partnership with Tesco, is another step forward in their evolution. It gives customers greater choice over how they collect and return their items and helps make it easier to do their home improvement projects.

“B&Q does not have a store in Haverfordwest, with the nearest outlets being situated in Carmarthen (28 miles), Llanelli (37 miles) and Swansea (46 miles).

“It is consequently proposed to introduce a click and collect option for DIY customers and local tradespeople to allow next day collection of products which it is inconvenient for people to have delivered at home and to remove the need for a minimum c.50-mile plus round trip to one of the established stores.”

No objections to the proposal were raised by Haverfordwest Town Council.

The application, and the related signage scheme, were conditionally approved by county planners.

 

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