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Will buying the town centre help council regenerate Haverfordwest?

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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

Neyland Town Council conflict deepens as Extraordinary Meeting called

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THE DIVISIONS within Neyland Town Council are set to come under further scrutiny at an Extraordinary General Meeting (EGM) scheduled for Wednesday (Jan 22) at 7:00pm in Neyland Community Hub. This follows weeks of escalating tensions between councillors and public discontent over the council’s operations.

Petition demands resignation

Cllr Mike Harry

Central to the conflict is Cllr Mike Harry, who is facing calls for his resignation after a petition, organised by Mrs P Percival-Maxwell, accused him of making inappropriate remarks and creating division within the council. The petition was presented during a recent council meeting on Monday (Jan 13).

Cllr Harry has rejected the allegations, describing the petition as “factually incorrect” and part of a targeted effort to undermine his position. In a previous statement to The Herald, he clarified his use of the term “degenerates” in an email, stating it referred specifically to three councillors—Brian Rothero, David Devauden, and Steve Thomas—who he accuses of bullying the Town Clerk and causing dysfunction within the council.

Agenda highlights serious divisions

The EGM agenda, jointly issued by Cllrs Rothero and Devauden, reflects the extent of the discord. Key points include:

  • Addressing public complaints and the petition calling for Cllr Harry’s resignation.
  • Allegations of abuse of council social media powers and bringing the council into disrepute.
  • Concerns over Neyland CIC’s financial losses, which reportedly total £82,000, and their potential impact on the council.
  • A motion to remove the Mayor and Deputy Mayor from office.

The agenda has been described by Cllr Harry as a “list of items designed to rabble-rouse and cause maximum trouble within the council.” He claims the ongoing actions of Cllrs Rothero and Devauden are an attempt to disrupt proceedings for personal agendas, making it difficult for the council to function effectively.

Questions of lawfulness

The lawfulness of the EGM has become a point of contention. According to Cllrs Rothero and Devauden, the meeting was called in strict compliance with the council’s standing orders, including the required three clear days’ notice. However, the agenda also mentions the possibility of a forced change of venue due to challenges in booking the Neyland Community Hub, raising concerns about whether such a change would meet procedural requirements. For the meeting to remain lawful, any venue change must be communicated effectively and within the legal framework governing local council meetings.

Another potential issue lies in the authority to call the meeting. Cllrs Rothero and Devauden assert that their actions align with standing orders, but any procedural irregularities, such as failing to involve the Town Clerk in booking arrangements or properly distributing the agenda, could open the meeting to legal challenges. The involvement of the Monitoring Officer in correspondence suggests an effort to ensure compliance, but whether this will be sufficient remains to be seen.

Cllr Harry, meanwhile, has described the meeting as a “personal agenda” by his opponents, further questioning its legitimacy. If the meeting proceeds and results in significant decisions, such as the removal of the Mayor or Deputy Mayor, any procedural flaws could later be cited to contest these outcomes.

Social media row adds fuel to fire

A recent post on Neyland Town Council’s Facebook page by Cllr Harry has added to the controversy. In his email to fellow councillors, Cllr Harry admitted the post was “possibly questionable” but justified it as a response to years of attacks from certain councillors and their allies. The post has reportedly drawn threats of legal action and complaints to the Monitoring Officer.

Cllrs Rothero and Devauden have accused Cllr Harry of misusing his position and the council’s social media channels to target opponents, further eroding trust within the council.

Community concerns and financial risks

Beyond personal disputes, the financial state of Neyland CIC, a community interest company, has emerged as a pressing issue. With reported losses of £82,000, concerns are mounting about the potential impact on the town council’s budget and its ability to deliver essential services.

A council divided

As the date for the EGM approaches, opinions within Neyland remain divided. Some residents have voiced support for Cllr Harry, citing his nearly 20 years of service and commitment to the community. Others back the petition, viewing his actions as detrimental to the council’s reputation and functionality.

The Herald understands that the outcome of the EGM could mark a turning point for the council, potentially reshaping its leadership and future direction. With accusations and counter-accusations flying, the meeting promises to be a pivotal moment in addressing the dysfunction that has gripped Neyland Town Council.

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News

Neyland councillor defends actions following petition for resignation

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A STATEMENT has been issued by Cllr Mike Harry in response to a petition calling for his resignation, which was handed in during the Neyland Town Council meeting on Monday (Jan 13). The petition, organised by Mrs P Percival-Maxwell, accuses Cllr Harry of making inappropriate remarks and creating division within the council.

In his detailed statement, Cllr Harry rejected the allegations, describing the petition as “factually incorrect” and part of a targeted effort to discredit him and further destabilise the council.

Cllr Mike Harry

Cllr Harry explained that his email, which is at the centre of the controversy, was a response to what he described as “insulting and threatening” messages from fellow councillors Brian Rothero, Steve Thomas, and David Devauden. He clarified that the term “degenerates” referred specifically to those individuals, who he accuses of relentless bullying and harassment of the Town Clerk, not Neyland residents.

He also pointed out that the “constituents” referred to in the petition are, in fact, a group of five individuals who attended an unauthorised meeting and whom he alleges are regulars at a local pub owned by Cllr Rothero.

Cllr Harry claimed that the ongoing behaviour of Cllrs Rothero, Thomas, and Devauden has rendered the council dysfunctional and unable to serve the people of Neyland effectively. He described their actions as consistently disruptive, highlighting the negative impact on the Town Clerk and the council’s ability to progress key matters.

“I’d simply had enough and had to finally call it out for what it is,” he stated, noting that his email was directed at a total of eight individuals who, in his view, show no interest in the council’s proper functioning.

Cllr Harry, who has served on Neyland Town Council for nearly 20 years, emphasised his dedication to the community and its residents. “The interests of the residents of Neyland have always been paramount to me,” he said. He expressed frustration over the current tensions within the council, calling the situation “particularly difficult and insulting” and not reflective of why he became a councillor.

The petition has deepened divisions within Neyland, with some residents supporting Cllr Harry’s defence and others standing by the petition’s call for his resignation. The issue highlights broader concerns about the council’s internal dynamics and its ability to address key issues for the community.

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News

New holiday lodges at Pembrokeshire deer park get approval

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PLANS for disability-friendly holiday lodges at a Pembrokeshire deer park attraction which could be a Wales tourism “benchmark” have been backed, but a final decision is likely to rest with full council.

In an application recommended for refusal at the January 14 meeting of Pembrokeshire County council’s planning committee, Mr and Mrs Evans are seeking permission for 15 lodges at Great Wedlock, Gumfreston, near Tenby, the site of a 176-acre deer farm attraction, which includes animals from the late Queen’s estate, and a more recently-granted market traders’ barn.

An earlier application for the lodges was recommended for refusal by officers at last July’s planning meeting, but, at the start of that meeting, members heard the application had been withdrawn at the agent’s behest.

Reasons for refusal given to members included it was outside of an identified settlement boundary in a countryside location, it was considered to have an adverse impact on visual amenity and did not include a Green Infrastructure statement.

The applicants have previously said build costs to complete the development would be circa £2m.

Following the withdrawal, amended proposals have been submitted by the applicants through agent Atriarc Planning, following a consultation recently held with St Florence Community Council.

St Florence Community Council did not support the previous application, but has supported the latest scheme.

Speaking at the January meeting, Alan Jones, on behalf of the community council, said it was now supporting the “much-improved design” which, amongst other concerns, now addressed the issue of a much wider range of disabilities – including the blind and deaf and hard of hearing – rather than just wheelchair use.

Applicant Andrew Evans told the meeting the proposals would support a whole raft of people with varying disabilities, Great Wedlock already taking a “head-on” approach supporting people with disabilities through special vehicles at the deer park, and encouraging people with disabilities to apply for staff vacancies.

“This is not an application for yet another holiday park, it is a well thought out one for those who have a disability, which will make them a majority rather than a minority; it will make us at the forefront for people in Wales to visit with a disability.”

Local member, Cllr Rhys Jordan moved the application be supported in spite of an officer recommendation for refusal, saying it was “an opportunity to address a clear shortage [for disability-friendly accommodation] and a chance for Pembrokeshire to lead the way in accessible tourism,” adding: “Most importantly the lodges will be 100 per cent accessible and set a benchmark, positioning Pembrokeshire as a leader in accessible tourism.”

He finished: “Approve this forward-thinking proposal today.”

Officers have recommended planners refuse the scheme, for similar reasons to previously, saying the material considerations put forward in the agent’s supporting planning statement “are not sufficient to overcome the conflict with relevant Development Plan policies”.

Members voted 11 in favour to two against supporting the scheme.

The committee’s backing of the proposal takes the form of a ‘minded to’ support, meaning the proposal will return to a future meeting as it is against an officer recommendation, and, if supported a second time, will ultimately have to be decided by full council, in this case potentially at the March meeting.

The applicants’ previous scheme for the trading barn took an identical route, being decided by full council after repeatedly being recommended for refusal.

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