Politics
Will buying the town centre help council regenerate Haverfordwest?
PEMBROKESHIRE COUNTY COUNCIL is looking to buy the Riverside Shopping Centre, Wilkinson’s store and Perrot’s Road car park in Haverfordwest, to support its ambitious regeneration programme for the town centre.
Cabinet approved the acquisition proposal on Monday (Nov 30) on condition that it is purchased is at less than market valuation
While that process is ongoing, Cllr Paul Miller has moved to explain the rationale behind it and discuss some of the issues which have been raised.
“I’m really pleased that this proposal has generated interest and I would like to try and answer for the public some of the questions which have come up so far. I’d also like to try and explain how our plans for the Riverside area fit within our wider Economic Development Plan for Pembrokeshire,” said Cllr Miller, Cabinet Member with Responsibility for Economic Development.
Sceptical about the plans, The Welsh Conservative Councillor group told The Pembrokeshire Herald: “While we support town centre regeneration, we have grave concerns regarding this decision by the Cabinet. We are still in a pandemic; the future of high street shopping is in the balance and this decision could have serious implications on Pembrokeshire’s tax payers. All councillors need more information on this project.
“The Councils focus should be on its core services; education and social services, and should leave owning shopping centres to specialist companies.”
Why is the council doing this?
“The Council has already developed a wide-reaching plan for the transformation of Haverfordwest.
“We’ve opened Glan-yr-Afon library and cultural centre, returning footfall to the town centre, we’re soon to start on site on Western Quayside – the former Ocky White building – creating an amazing food and beverage hub.
“We’re working on linking Bridge Street directly to the Castle and are committed to the wholesale redevelopment of the town’s unfit multi-storey car park.
“However, right in the middle of all those project sites, there is a fairly enormous space (in excess of 3 hectares) currently in the ownership of a single third party and that’s the Riverside Shopping Centre.
“Securing control of this site makes sense on a number of levels – not least because it enhances our ability to deliver on a whole-town plan. It also links directly to sites already in the Council’s ownership.”
If it goes ahead, how much will the acquisition cost?
“While negotiations are ongoing, and it should be stressed it may still not prove possible to agree a purchase price acceptable to both parties, I do not expect the Council’s contribution to the purchase price to exceed £700,000 including land tax charges. There are some maintenance liabilities we’ve identified which will be in addition to that sum.
“This level of capital funding is available from within the Council’s Property Investment Fund and so will not require additional borrowing. Nor will it directly impact on the Council’s revenue budget for other services or Council Tax levels.”
Risky, given the current economic climate?
“We’re going into this ‘eyes open’ to the worst case. Our worst-case scenario takes into account the current state of the market and the lease positions of the existing tenants.
“We know that more tenants will leave the centre over the next 12 months and we know things are going to get worse before they get better. Despite all that, our worst-case scenario still shows the centre to make a revenue surplus both in the particularly challenging short term and then to a greater extent in the medium term.
“The financial effect of the short term challenges are included in the modelling and actually the purchase price reflects that fact too. In addition, we anticipate further vacancies in the short term might actually be desirable, making easier some of the physical changes to the site that will inevitably be required.”
Isn’t there a risk this all goes wrong?
“There is always that risk. It’s no different to the risk associated with running our current industrial estate units. If all the tenants suddenly disappear, you’re left with no income to use to maintain the site.
“In this case, we’re very aware of the risks. We’re aware of the wider market position, of the businesses under pressure and aware of the number of leases expiring in the coming years.
“The Council’s officers and advisors put together three scenarios for cabinet to consider. A Best, Worst and Reasonable case. We focused our thinking around the worst-case model and that has driven our thinking on purchase price and determined our appetite for this at all.
“That worst-case scenario still shows the centre to make a revenue surplus both in the particularly challenging short term and then to a greater extent in the medium term.”
Is retail a dead duck?
“I accept completely that there is no future in retail-only town centres. We are not purchasing the Riverside because we think we’ve spotted something no one else has and that suddenly there is going to be some town centre shopping renaissance.
“We do however think our town centres have a future, just a different future. The Grimsey Review (just one example of the many such reviews into town centres) is clear both on the need for local leadership and public sector investment in transforming town centres. The review also has as one of its key findings the following; ‘There is a need for all towns to develop plans that are business-like and focused on transforming the place into a complete community hub incorporating health, housing, arts, education, entertainment, leisure, business/office space, as well as some shops, while developing a unique selling proposition (USP)’.
“That’s exactly what this purchase is about. It allows us to support a whole town plan for transformation not to ensure Haverfordwest continues to provide what people used to want but to ensure Haverfordwest provides what people want know and what people will want in the future.”
Aren’t they interfering in the role of the private sector?
“We know that the private sector is not going to repurpose our town centres for us. We also know how the Riverside has fared over the years in remote ownership. In my view we have a choice. We either say we don’t care about the town centre and it’s for the private sector to sort out, or, we recognise the role which a quality built environment plays in the wider offer of the County – and in turn how that supports economic activity.
“What I want to ensure is that we provide the local leadership and vision needed to see a transformation happen in Haverfordwest. We don’t think for a second we can bring about that transformation on our own but we do, absolutely, have a key role to play. In this case, that role is in securing the asset upon which future regeneration interventions will be built.”
Will the Council be managing the centre?
“The authority will not be directly managing the asset either in the short or the long term. This will be done by others and the costs of that management has been included in all of our modelling. To repeat, even our worst case model shows the site always making more income than it costs to run.”
Why should the Council get involved?
“To start with, because no one else is going to. I believe, strongly, that the quality of key town centres is important for the wider economic wellbeing of Pembrokeshire. We could, of course, just look the other way and say this is something for the private sector but I believe to do so would be a mistake.
“I do not believe that the local authority can transform Haverfordwest Town Centre on its own.
“However, I do believe we have a clear role to play in support and through the strategic acquisition proposed we can make that transformation deliverable.
“Beyond the strategic acquisition we are already in discussion with prospective private sector development partners and we anticipate taking those discussions forward with more vigour if the sale is completed.
“We don’t have a dream of doing this all on our own – but we know we have to play our part if we’re to deliver.”
News
Greyhound racing in Wales: Future hangs in balance as decision delayed until 2025
THE WELSH GOVERNMENT’S decision to postpone a ruling on the future of greyhound racing until 2025 has sparked mixed reactions, with animal welfare groups voicing disappointment and industry representatives welcoming the extended timeline for discussion.
Welfare groups demand urgent action
Animal welfare organisations, including Dogs Trust, RSPCA Cymru, Blue Cross, Greyhound Rescue Wales, and Hope Rescue, have expressed dismay at the delay. The coalition, known as Cut the Chase, has long advocated for an end to greyhound racing in Wales, calling the postponement a missed opportunity to prevent further harm.
Their concerns mirror recent developments in New Zealand, where greyhound racing will be banned by August 2026 due to concerns over injuries and fatalities. Owen Sharp, Chief Executive of Dogs Trust, stated:
“The call to end greyhound racing in Wales has received overwhelming support from the animal welfare community, Members of the Senedd, and the public, with over 35,000 people signing a petition demanding change.
“It is unacceptable that so many dogs die or are seriously injured every year, all in the name of entertainment. Wales now stands alongside only a handful of countries, including England and Scotland, where this outdated and inhumane practice persists. The Welsh Government must take the only meaningful action to stop this cruelty: end greyhound racing once and for all.”
Public supports a phased ban
A consultation conducted by the Welsh Government revealed that 64.69% of respondents supported a phased ban on greyhound racing. Despite this, officials have opted to extend deliberations, with a final decision now expected in 2025.
Animal welfare groups highlighted troubling figures from the Greyhound Board of Great Britain (GBGB), which reported 359 racing greyhound deaths and 4,238 injuries in 2023 – a 47% increase in fatalities compared to the previous year. Concerns extend to off-track welfare, including reports of poor living conditions, inadequate nutrition, and lack of enrichment for retired greyhounds.
Industry defends its welfare standards
The GBGB has countered criticism by emphasizing welfare improvements at licensed tracks such as Valley Stadium in Wales. Mark Bird, GBGB Chief Executive, said:
“Valley Stadium’s licensing has brought significant welfare improvements, overseen by expert veterinarians and our national network of professionals. Racing greyhounds receive more oversight and protection than many pet dogs across Wales.
“We remain committed to working with the Welsh Government to promote and protect greyhound welfare through effective and proportionate regulation.”
Broader calls for change
The debate in Wales reflects a growing movement to end greyhound racing across the UK and beyond. In Scotland, a Proposed Prohibition of Greyhound Racing Bill aims to outlaw the sport, while New Zealand has committed to a ban, citing ethical concerns.
Decision delayed but debate intensifies
The Welsh Government has emphasized the need for thorough consideration before making a final decision. However, the delay has intensified divisions, with animal welfare groups urging an outright ban and the industry advocating for improved regulation as a viable alternative.
A final verdict is not expected until 2025, leaving the future of the sport – and the welfare of thousands of greyhounds – uncertain.
Community
Only three anti-social behaviour warnings in Haverfordwest in two years
DESCRIBED as a “waste of taxpayers’ money”, a protection order introduced in the centre of Haverfordwest to tackle antisocial behaviour has been “an unnecessary tool” which only resulted in three warnings in two years.
Prior to its backing in mid-2022, a plan to introduce a Public Spaces Protection Order (PSPO) in Haverfordwest town centre had been under discussion for some time, with a public consultation on the matter, as well as previous debates by Pembrokeshire County Council.
The proposals were brought by the town’s then five county councillors, initially prompted by anti-social behaviour and drinking issues at the skate park but later expanded to a large part of the town centre, and were developed in partnership with Dyfed-Powys Police.
Claims had previously been made that “gangs of feral children are roaming around town”, with members of the public subject to verbal and physical abuse in Haverfordwest, and a “criminal element” dealing drugs in the town.
The PSPO gives police and PCSOs additional powers for three years to issue a fixed penalty notice of £100 if someone fails to comply with a request to cease consumption of intoxicating substances in a designated area.
At the time, Cllr Jacob Williams said on “civil liberties grounds” he was shocked to see what was being proposed.
“I think this is way over the top and not a proportionate response,” he said.
The PSPO area includes the Withybush retail area, the river alongside Morrisons, Barn Street, Horsefair roundabout, Rifleman Field, skatepark, Fortunes Frolic and out to the train station.
The December meeting of Pembrokeshire County Council received a submitted question by Independent Group leader Cllr Huw Murphy, who had opposed the scheme.
“At full council on July 14, 2022 a decision was made to implement a Public Space Protection Order (PSPO) within certain areas of Haverfordwest.
“A Partnership Panel held on May 23, 2024, received confirmation that since this PSPO was implemented there have been no prosecutions or fixed penalties issued. There was a cost implication in implementing this PSPO for PCC, money that we can ill afford to spend when ample legislation exists for dealing with antisocial behaviour.
“Therefore, can it be agreed that in future such applications are given greater scrutiny to avoid further waste of taxpayers’ money and what actually reduces antisocial behaviour is increased pro-active policing not more legislation?”
Responding to Cllr Murphy’s question Cllr Williams, now Cabinet Member for Planning & Regulatory Services, said he agreed with the questioner.
“Cllr Murphy and I were among several who opposed this introduction, among the things I said was I was aghast at this proposal which had snowballed; I would’ve been in support around the skate park rather than the town.”
He added: “The way the council was proceeding was not justified and I voted against it; as Cllr Murphy’s question states there have been no prosecutions, but on three occasions police have warned people about offences.”
Cllr Williams said any potential renewing of the order – up for review next year – would go to scrutiny committee before coming before council, “should there be an appetite for this PSPO to be renewed”.
He concluded: “It could be argued there’s no prosecutions so it’s worked; but only three persons have been warned [by police], I think that paints a story that it was probably not only was not a success but probably a tool that was not necessary.”
Community
Derelict Pembroke play area could be turned into allotments
A CALL by a Pembrokeshire town council to be allowed to site allotments on a county council-owned derelict play area is to be considered by planners.
In an application submitted to Pembrokeshire County Council, Pembroke Town Council is seeking permission for a partly retrospective change of use of the former local authority play area on land to the rear of Station Road, Pembroke to 20 allotments.
A supporting statement accompanying the application says: “The area was a former local authority play area and has not had play equipment or been open to the public for over 20 years. Due to demand of allotments, we the town council have leased the land from Pembrokeshire County Council as a community growing area. The land will be divided into around 20 plots. There will also be a 1.5m wide pedestrian path, going through the middle of the field to access the individual plots.
“The site is in a state of unkemptness due to restricted access and a lack of use by any departments in the authority for at least the last decade. PCC own the site, and Environmental Services are Asset Managers. On the whole the site is in remarkably good condition and requires very little intervention as a proposed allotment.”
It adds: “Only pedestrian access is possible to the site, however this makes highly suitable to offer to local residents, which would be preferential. Delivering items to the site may be hindered but tenants are asked only to take what they’ll use to an allotment site to prevent refuse accumulating, and the gateway is wide enough to accommodate wheelbarrows.
“With regards to allotments, we tend to provide an area of land ’as seen’, it would be a tenant’s responsibility to tidy the plot and rid it of weeds and unwanted green growth, and deal with composting accordingly.”
The application will be considered by county planners at a later date.
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