Politics

Will buying the town centre help council regenerate Haverfordwest?

Published

3 years ago

December 2, 2020

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

Withyhedge Landfill faces political allegations and regulatory enforcement

Published

21 hours ago

April 19, 2024

Tom Sinclair

STEPHEN CRABB MP has vociferously criticised the Welsh Labour Government for its management of the Withyhedge Landfill in Pembrokeshire, claiming it has turned the area into a “dumping ground” for waste from across Wales. Mr. Crabb, supported by Paul Davies MS, alleges that substantial lorries deliver waste daily to the site, causing significant distress to local residents. The MP has repeatedly written to the First Minister, demanding immediate intervention, yet claims to have received no response.

Compounding the controversy, Mr. Crabb highlighted a substantial £200,000 donation to Vaughan Gething’s recent election campaign from the landfill’s owner, questioning the impartiality of regulatory practices. Despite ongoing political efforts, Mr. Crabb asserts that resolution lies solely with the Welsh Government, which has the ultimate authority to address these grievances.

Meanwhile, Natural Resources Wales (NRW) has escalated its enforcement actions against the site’s operators, Resources Management UK Ltd (RML), amid persistent community complaints about odour and gas emissions. A recent Regulation 36 Enforcement Notice demands a series of remedial actions by RML, with deadlines stretching into May 2024. These measures focus on improving the site’s gas management infrastructure and capping exposed areas to mitigate odour issues.

Huwel Manley, Head of South West Operations at NRW, expressed understanding of the community’s frustration, emphasizing the urgency of the required actions. “We are committed to ensuring RML Ltd. deliver these actions rapidly and effectively. Continued non-compliance will lead to further measures, potentially including a suspension of the environmental permit,” stated Mr. Manley.

Pembrokeshire County Council, represented by Chief Executive Will Bramble, also voiced disappointment over the ongoing issues, affirming full support for NRW’s stringent enforcement steps. The Council and NRW are working closely to monitor the situation and have encouraged the public to report any odour incidents promptly to aid in effective resolution.

As the deadline approaches, all parties involved are under increasing pressure to demonstrate tangible improvements and ensure the health and well-being of Pembrokeshire residents are prioritised.

Politics

Barclays closure in Haverfordwest sparks calls for banking changes

Published

1 day ago

April 19, 2024

Bruce Sinclair Local Democracy Reporter

A CALL for Pembrokeshire County Council to potentially change its banking arrangement with Barclays, after the bank announced it was closing its county town branch, is expected to be turned down next week.

Barclays Bank in Haverfordwest, located on the town’s High Street, is to close on May 10.

The council has had a banking services contract with Barclays since 2013, with the most recent contract – for four years – signed last May following an independent review.

Councillor Huw Murphy, in a notice of motion to be heard by Pembrokeshire County Council’s Cabinet meeting of April 22, is asking the council to review its banking arrangements with Barclays following the announced closure.

“The loss of many banking facilities within Pembrokeshire over recent years has had a detrimental impact on many town centres such as Tenby, St Davids, Fishguard, Milford Haven, Narberth, Newport and Pembroke and Pembroke Dock and will soon impact Haverfordwest with the loss of Barclays bank to the town.”

He said the loss of a branch “not only impacts upon town centres and businesses but also disproportionately impacts the elderly who are less likely to embrace on-line banking options”.

After the Haverfordwest closure was announced, a spokesperson for the bank said that the Haverfordwest branch only had 32 regular customers who used the branch exclusively for their banking and do not interact with Barclays in any other way.

A report for cabinet members says, in terms of the impact on Pembrokeshire residents, Barclays has said that it is “not leaving Haverfordwest and [will] continue to provide face-to-face support for those who need it” via community locations.

It adds: “Everything else can be done via alternative channels such as everyday transactions via the Post Office. We will be making personal contact with our regular and vulnerable branch users to discuss their options and guide them through alternative ways to bank.”

Two options were presented to cabinet following Mr Murphy’s motion, to retender the banking services contract, and, the favoured, to work with Barclays to ensure a community location is set up in Haverfordwest.

The report says the costs associated with moving to a new service provider “can be excessive and in some cases greater than the cost of the annual contract value,” adding: “Whilst the costs can vary between local authorities it can be in excess of £50,000.”

For the second, favoured option, the report says: “An integral part of the branch closure communication, Barclays advised that they will be setting up a community location in Haverfordwest.

“Whilst this is a change to how Barclays currently operate in Haverfordwest, this concept mirrors the successful implementation of a hub located within The Giltar Hotel in Tenby that operates twice a week.”

It adds: “Discussions have commenced with Barclays to see what the council can offer in terms of locations.”

Cabinet members are recommended to back the second option.

Community

Burned down hotel to be used for social housing

Published

1 day ago

April 19, 2024

Bruce Sinclair Local Democracy Reporter

A SCHEME to build 38 affordable and social housing units on the site of the fire-ravaged former Cleddau Bridge Hotel, Pembroke Dock is expected to be backed by senior Pembrokeshire councillors next week.

Members of Pembrokeshire County Council’s Cabinet, meeting on April 22, are recommended to support a contract with developer Castell Group Ltd for the mix of affordable homes and social housing units at the site, with the actual contract details expected to be discussed in a private and confidential session.

A report for members ahead of the meeting says: “The potential development site on the former Cleddau Bridge Hotel site, Pembroke Dock has been up for sale for some time, and its purchase by Castell Group Ltd (‘Castell’) is now imminent.

“Following completion of their purchase, Castell will submit an application for planning consent to develop the land for affordable and social housing. It would see the development of a high-profile site with visual impact on surrounding areas that has sat dormant for many years.”

Castell has approached the housing service to determine whether there is an interest in working with them to bring forward the development as a housing site, the report says.

Castell Construction Ltd, the delivery arm of Castell, specialises in the construction of affordable / social housing, typically for registered social landlords across south Wales.

An initial proposal says the development, if backed, would see 12 one-bedroom flats, 15 two-bed houses, five three-bed, two four-bed, and four two-bed bungalows, the report adding: “This site would help towards both the council’s 300 new home target and also Welsh Government’s 20,000 new homes target.”

It adds: “The proposal by Castell Construction Ltd is for a development programme of 18 months following planning permission being secured. Castell Construction Ltd estimate commencing the development in March 2025, which would mean completion in autumn 2026.”

Delegation of the decision to enter into the works contract to the Director for Social Services and Housing is sought, and Cabinet is also being asked to delegate the decision to proceed with the land acquisition to the Assistant Chief Executive.

The development package would be part-funded from the housing revenue account, the remainder from the Social Housing Grant and/or second homes premium for affordable housing if it becomes available for the Housing Service to use in this manner.

The proposals would be subjected to an as-yet unsubmitted planning application; if granted Castell Construction Ltd hopes to start the development in March 2025, finishing in autumn 2026.

In 2023, an unrelated application by a different applicant, to demolish the remnants of the hotel and replace it with a care home was approved.

In a prime location at one of the entrances to Pembroke Dock the former Cleddau Bridge Hotel has been derelict since a fire in March 2019, which brought emergency services from as far afield as Ammanford, Aberystwyth and Swansea.

Mid and West Wales Fire and Rescue Service previously said the fire was started by a deliberate act.

Following a fire investigation, Dyfed-Powys Police said they found there to be insufficient evidence to identify a suspect.