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
Campaigners urge Welsh Government to adopt proportional representation for Local Elections
CAMPAIGNERS are calling on the Welsh Government to introduce the Single Transferable Vote (STV) system for local elections, following moves by two councils to shift away from the First Past the Post (FPTP) system being blocked on technical grounds.
Yesterday (Nov 14), Ceredigion Council voted narrowly, with an 18 to 17 majority, in favor of adopting STV. This follows Gwynedd Council’s decision last month, where 65% of councillors backed the move. However, both councils have been prevented from implementing STV due to a requirement for a two-thirds majority under the Local Government and Elections (Wales) Act 2021.
In recent consultations, public support for STV has been overwhelming, with over 70% in Gwynedd and 67% in Ceredigion favoring the change. Only Powys Council rejected the proposal, despite 60.5% of its respondents supporting STV. Campaigners argue that the current system deprives voters of representation, citing that over 100,000 people were denied a vote in the 2022 elections due to uncontested seats.
The Electoral Reform Society Cymru (ERS Cymru) highlights the contrast with Scotland, where the introduction of STV for local elections in 2007 has significantly reduced uncontested seats. According to ERS Cymru, Scotland has had fewer uncontested seats in the last four elections combined than Gwynedd Council recorded alone in 2022.
Jess Blair, Director of ERS Cymru, said:
“Decisions made in council chambers affect everyone in those areas, so every vote should count. It’s absurd that councils choosing STV are blocked by a technicality, leaving them stuck with an outdated system that denies representation to thousands. The Welsh Government must act to avoid repeating the undemocratic outcomes of the last elections.”
Campaigners are now calling on the Welsh Government to introduce STV across all councils in Wales, ensuring representation that reflects the electorate’s wishes.
Politics
Alarm over Wales’ domestic violence ‘epidemic’
DOMESTIC violence against women and girls is the scourge of Wales and a national emergency, Senedd Members warned.
Mabon ap Gwynfor said Welsh police reported more than 45,000 cases of domestic abuse in 2022/23 and almost 10,000 sexual offences the previous year, with many more unrecorded.
Leading a Senedd debate, the Plaid Cymru politician challenged a tendency to believe rural Wales is an exception, with domestic abuse “limited” to urban areas only.
“The evidence shows otherwise,” he said. “Rates of domestic abuse in north Wales are higher than those in the city of London.
“North Wales even faces the same level of sexual crimes as Greater Manchester, which has a population five times the size.”
Mr ap Gwynfor added: “I am afraid the election of President Trump in the US is going to make things much worse as he makes misogynistic attitudes acceptable again.”
He said victims wait a year for support in Cardiff or Merthyr but four months in Swansea, asking: “How can we justify someone’s trauma being dependent on a postcode lottery?”
He told the Senedd that 16 children per 1,000 in north Wales are being seen by sexual assault referral centres compared with a rate of 2.9 per 1,000 in London.
Mr ap Gwynfor said the NSPCC found one in five children have experienced domestic violence, with Childline Cardiff holding 4,000 counselling sessions in the past year.
Calling for urgent devolution, he warned that prosecution statistics suggest sexual violence has effectively been legalised, with victims let down and public trust eroded.
Labour’s Joyce Watson said a vigil will be held outside the Senedd on November 25 to mark White Ribbon Day, the international day for ending violence against women and children.
Ms Watson highlighted her party’s pledge to halve violence against women and girls over the next decade, calling for funding from Westminster to further the aim in Wales.
She told the Senedd: “It is a national threat and it is an epidemic. There’s no getting away from that. It’s deep-rooted, it’s wide-reaching.”
Sioned Williams raised the NSPCC’s calls for sustainable long-term funding for specialist support for children and young people who are survivors of domestic violence.
Her Plaid Cymru colleague Luke Fletcher warned of the “corrosive” effect of social media, calling for a crackdown on misogynistic content targeted at young men.
Responding to the debate on November 13, Jane Hutt pointed to progress made in tackling violence against women and girls but she recognised “so much more needs to be done”.
Ms Hutt, who is Wales’ social justice secretary, highlighted horrifying statistics from July showing that two million women in the UK are victims of male violence every year.
She described domestic violence as a national emergency, with one woman killed by a man every three days and the number of recorded offences up 37% in the past five years.
She hailed the 20th anniversary of the Live Fear Free helpline, a free 24/7 service run by Welsh Women’s Aid and funded by the Welsh Government.
Ms Hutt said she raised evidence of failures in the justice system with Jess Phillips during a meeting with the UK minister
Politics
Senedd debates Eluned Morgan’s first 100 days as First Minister
SENEDD members debated Eluned Morgan’s record following her first 100 days, with the First Minister rejecting claims she has failed to stand up for Wales.
Andrew RT Davies led a Conservative debate on the eve of November 14, which marks Eluned Morgan’s hundredth day in office.
He accused the First Minister of letting the country down, pointing to the withdrawal of the universal winter fuel allowance for pensioners and warnings of 4,000 premature deaths.
The leader of the opposition also criticised Labour’s decision to raise national insurance contributions for employers, with unemployment in Wales at 5.3% and rising.
Mr Davies said 4,000 patients have been added to NHS waiting lists since the First Minister took office in August, with a total of 614,000 people now waiting for treatment.
He told the Senedd: “That is a damning indictment of government failure here …. That is not standing up for patients here in Wales, it’s not standing up for clinicians, and it’s not standing up, importantly, for the workforce.”
Rhun ap Iorwerth said Baroness Morgan’s first 100 days have shown little evidence of a change in direction from the Welsh Government.
The Plaid Cymru leader said: “By any objective measure, nothing has fundamentally changed in those 100 days.”
He said Baroness Morgan has no plan to grow the economy nor tackle a crisis in the NHS.
Mr ap Iorwerth accused the First Minister of failing to make the case for replacing the Barnett formula, devolving the Crown Estate, and compensating Wales for HS2 spending.
He said: “I’m afraid that what we’ve seen is Labour in Welsh Government, under the new First Minister, shifting into the mode of defending their masters at Westminster….
“A fundamental difference between Plaid Cymru and Labour is that we will never let Westminster diktat hamper our ambitions for Wales.”
Labour’s Hefin David was unconvinced by the 100-day measure of success, which was coined by former US President Franklin Roosevelt in the 1930s.
He said: “It worked for him; I’m not sure it’s going to work so much across modern politics, which moves so quickly and so differently.”
He suggested the next Senedd election in 18 months will be a much better yardstick.
The Caerphilly Senedd Member pointed out that Wales’ first female First Minister, from Ely, Cardiff, one of the poorest parts of the UK, succeeded against the odds.
Describing Baroness Morgan as a “listening First Minister”, Dr David joked: “She’s the only First Minister who gives me a cwtch every time I see her. I can see Mark Drakeford getting a little worried there. I’m not expecting anything, finance minister.
“But I do think it demonstrates the warmth of Eluned Morgan.”
Responding to the debate, Eluned Morgan reeled off a list of achievements including £28m to cut waiting times, £13m on better end of life care and a new north Wales medical school.
She said £7.7m has been invested in a specialist burns and plastic surgery centre at Swansea’s Morriston Hospital, serving ten million people from Aberystwyth to Oxford.
Baroness Morgan lauded a “landmark” £1bn investment in the redevelopment of Shotton Mill, Deeside, protecting 137 jobs and creating 220 more.
She claimed the Labour Welsh and UK Governments also secured a better deal for Tata steelworkers, accusing the Tories of failing to budget for a £80m transition fund.
“This is a lengthy list,” she said. “But it could be longer and it will be longer as we continue to deliver…. The first 100 days demonstrates how Welsh Labour is delivering real investment, real jobs, real support for communities – not promises and pledges but delivery.
“I am so proud of everything this government has already delivered since I became First Minister and I’m optimistic about what we can achieve as we move forward.”
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