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Politics

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.”

Farming

‘Poor decision’ New Creamston housing condition overturned

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A “POOR DECISION” agricultural worker-only imposed nearly 40 years ago has been removed from a Pembrokeshire property by county planners.

In an application recommended to be approved at the December meeting of Pembrokeshire County council’s planning committee, Tim and Cathy Arthur sought permission for the removal of an agricultural worker-only condition at New Creamson, Creamston Road, near Haverfordwest.

An officer report for members said the agricultural condition was imposed when the dwelling was built in 1988/89, with a later certificate of lawful development granted this year after it was proven the site had been occupied for more than 10 years on breach of that condition.

An application for a certificate of lawfulness allows an applicant to stay at a development if they can provide proof of occupancy over a prolonged period.

Speaking at the meeting, agent Andrew Vaughan-Harries of Hayston Developments & Planning Ltd told members the original agriculture-only condition was a poor decision by planners back nearly four decades ago.

“When this application was made in 1988-89 we go back to the Preseli District Council – I was still in school – it was only a 50-acre farm, it should never have been approved as it shouldn’t have been viable.

“The current applicants have owned it for the last 20 years; they’ve tried to grow apples but couldn’t make a go of it and then went in to holiday lets. We can’t enforce redundant conditions from bad decisions made years ago.”

Approval was moved by Cllr Brian Hall and unanimously supported by committee members.

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Health

‘We are on our own’: Unpaid carers forced to ‘beg’ for support

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UNPAID carers are being left to “pick up the pieces” of a broken system due to a lack of respite, unsafe hospital discharges and carer’s assessments that result in “nothing at all”.

The warning came as the Senedd’s health scrutiny committee began taking evidence for an inquiry on access to support for more than 310,000 unpaid carers across Wales.

Chris Kemp-Philp, from Newport, who has been a carer for 33 years, gave up her career to become a full-time carer after her husband medically retired from the civil service in 1990.

Ms Kemp-Philp, whose husband died in April, told today’s (December 4) meeting: “I thought he’d been really badly treated… The last four months of his life were dreadful for both of us.”

She was only offered an updated carer’s needs assessment – a right under the 2014 Social Services and Wellbeing (Wales) Act – the day after her husband died.

Ms Kemp-Philp did not realise she had become a carer at first. “But, of course, having lost two incomes and to survive on a half civil service pension wasn’t great,” she said.

She told the committee how the couple “shielded” during the pandemic, saying: “For the past five years, basically, apart from going to a hospital or… a medical facility – I didn’t leave the house because if I’d have gone out, I could have brought something home.

“So, we spent five years literally avoiding people. The experience was unpleasant, I had two great-grandchildren born in that time and I only saw them on video.”

Ms Kemp-Philp said her husband was “pingponged” back and forth after unsafe discharges from hospitals in Gwent. He was put in a car by two nurses then she had to get him out on her own at the other end, with clinicians effectively telling her: it’s your problem now.

“Every time he was sent home, nobody came to help at all,” she said, explaining how she struggled to cope and her husband’s death brought a tragic sense of relief.

Judith Russell, who moved back to Wales to care for her mother 23 years ago, told Senedd Members the responsibility grew greater over the years.

Carer Judith Russell
Carer Judith Russell

Ms Russell, whose mother died last Saturday on the eve of her 102nd birthday, told the committee: “It’s been my privilege to care for her but I wish other people—I wish there had been more actual care for her. That’s it.”

Ms Russell also cares for her husband who has Alzheimer’s disease, acts as guardian for her disabled sister and cooks every week for her sister-in-law.

“It’s quite a responsibility,” she said. “My life is taken up with caring. I didn’t actually know I was a carer, I cared for my mother because she was my mother – I looked after her, of course I did – and it wasn’t until about three years ago that I identified as a carer.”

Ms Russell warned: “All through this last 23 years, I’ve had to fight and struggle to find things out… there’s very, very little help out there.”

She said she was given a carer’s assessment earlier this year but “there was nothing they could offer me, quite frankly – nothing at all”.

Ms Russell told Senedd Members: “We had a diagnosis [but] there’s no offer of help, there are no directions to find help, somebody to point you – you should be doing this, this is available, that’s available – nothing, you’re on your own completely.”

She joined the Bridgend carers’ group which opened a door to other people grappling with the same weight of responsibility and helped navigate the system. Ms Kemp-Philp added that joining a similar peer support group saved her life.

Ann Soley, who is originally from France and has been living in Wales for eight years, described how life was turned upside down when her British husband had a stroke.

Ann Soley

She said: “We are stressed, we are lost. A lot of carers have lost their friends, that is just unbelievable for me because I realised society is not there – there is no compassion.”

Kaye Williams, who works at Bridgend carers’ centre and is herself a carer, warned the witnesses’ experiences are commonplace across the country.

Sue Rendell, from Caernarfon, has cared for her husband who has vascular parkinsonism for nearly 14 years and was waiting for a doctor to call as she gave evidence remotely.

She told the committee: “You go in in the morning to see if he’s still breathing to be honest. We’re at the later stages of his disease and it’s physically demanding, it’s mentally demanding and it’s administratively difficult as well… it’s just very wearing.”

Ms Rendell, who was shattered after a late night caring, said she has tried to get respite but has been told there’s nothing available in Gwynedd nor Anglesey for her loved one’s needs.

She told the committee unpaid carers in Wales are “expected to pick up the pieces” but “nothing much happens” after an assessment. “Fine words butter no parsnips,” she said.

Ms Russell added: “As carers, we save the government millions… and I asked for some help this week actually. I’m 258th on the list for a hip replacement… and I asked the doctor: as a carer, couldn’t I possibly go up the list a little bit? ‘No, we’re not allowed to do that.’

“It’s the only thing I’ve ever asked for.”

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Education

‘Sink or swim’: Young carer sat exam hours after 3am hospital ordeal

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A TEENAGE carer sat a GCSE exam only hours after getting home from a hospital at 3am following a family emergency, a Senedd committee has heard.

The warning came as witnesses highlighted a “sink-or-swim” reality where children as young as three are taking on caring roles while feeling invisible to schools and social services.

Elektra Thomas, 15, who cares for her autistic, non-verbal brother and her epileptic sister, was part of a remarkable and articulate trio of teenagers who gave evidence to a new health committee inquiry on access to support for unpaid carers today (December 4).

The teenager helps her brother Blake get ready for school in the morning and helps him communicate by acting as his voice, which she has done since about three years old.

Ms Thomas told Senedd Members her sister has two children, “so I’m either handling her having a seizure, running around with her medication… or I’m looking after her kids”.

She said: “I’ve been having school assessments at the same time she’s had a seizure. I’ve been in ambulances waiting for her to get into a hospital while also studying.”

Ms Thomas explained how she is unable to focus on her schoolwork if her brother has had an overwhelming day. “I can’t focus on myself and I don’t have time for myself,” she said.

The teenager, who is from Carmarthenshire, described how she was once in hospital until 3am then sat a test – which went towards her GCSE grades – that same day.

Ms Thomas warned young carers do not have time to manage their own mental health, saying: “I didn’t have time for myself, I had time for my brother and sister and that was it.”

She said: “As a young carer who wasn’t noticed for a decade, it was pure manic: I had no coping skills, I had no support – and this has been going on since I was about three or four.”

Ffiôn-Hâf Scott, 18, from Wrexham, who is working while studying in sixth form, has similarly been a carer since she was four years old.

“I used to care for my mum and my sister,” she told the committee. “My sister used to be in a psychiatric ward, she was there for seven years.

“And I care for my mum because she’s diabetic, classed as disabled, has a long list of mental health issues, she has in the past suffered a stroke and had cancer.

“I don’t know how she’s still standing.”

Young carer Ffiôn-Hâf Scott
Young carer Ffiôn-Hâf Scott

Ms Scott said: “The main challenge right now is looking after myself and learning that you actually have to keep yourself afloat… to keep looking after someone else.

“I think for a very long time I ran on nothing because of my caring role or I didn’t think about the things I needed to do for me, so respite and things like that.”

The Welsh Youth Parliament member warned a lack of support for young carers has been normalised, saying she has had to explain herself 70 different times while aged 12.

Ms Scott said: “I remember going to my teacher and saying – we had a piece of coursework – look I can’t do this right now… you’re going to have to fail me…

“Their response was just ‘well, you have too much on your plate and you need to take things off your plate’ and I was like: it’s very bold of you to stand where you’re stood and say that to me because it’s not a choice to take on the things that we do take on.”

She recalled receiving a phone call about her mum collapsing moments before a maths test and expressed concerns about the prospect of mobiles being banned in schools.

Albie Sutton, 16, a young carer from north Wales, looks after his disabled mother by doing things such as cleaning the house, budgeting and cooking for the family every day.

Albie Sutton
Albie Sutton

Mr Sutton said: “It’s a real struggle for her to move around the house, to even do stuff like getting dressed or moving to the toilet by herself… so I’ve got to help her.”

The teenager estimated his caring role takes up about 25 hours a week and makes it difficult for him to pursue some of his hobbies such as competing in powerlifting.

“My mind feels like a hive of bees,” he said. “There’s so many things going in and out… I get home at the end of the day and I’m like ‘oh my God, I’ve got to do this, I’ve got to do that’.”

Warning of the mental stress, he added: “It’s also really difficult for me to socialise… I feel very isolated in my caring role, especially at home. I’m always housebound, I never get the opportunity even just to go out in my local town.”

Mr Sutton told Senedd Members it plays on his mind that his younger brother may have to take on responsibility. “It’s got me debating whether I can go to university,” he said.

He called for a Wales-wide campaign to raise awareness among educators and employers of the issues young carers face and how to recognise the signs.

Ms Thomas agreed: “I’ve had multiple teachers look at me and go ‘what’s a young carer, sorry?’. I’ve had pharmacists go ‘are you sure you’re a young carer?’ and it baffles me.”

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