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
Welsh Government urged to honour Senedd vote on school support staff pay body
WELSH LABOUR has called on the Plaid Cymru Government to set out whether it will act on a Senedd vote backing the creation of a new negotiating body for school support staff.
The proposed School Support Staff Negotiating Body would provide a national forum for discussing pay, terms and conditions for workers such as teaching assistants, caretakers, cleaners, cooks, administrative staff and lunchtime supervisors.
Supporters say the body is needed to address long-standing inconsistencies in pay and conditions across Wales, including concerns over term-time-only contracts, limited career progression and the lack of a dedicated national bargaining structure for non-teaching school staff.
The issue was raised in the Senedd by Welsh Labour’s Huw Thomas following the passing of an Opposition Day motion last week. The motion, tabled by Labour, secured cross-party support and called for progress on establishing a Welsh SSSNB.
During questions to the Cabinet Minister for Effectiveness and the Constitution, Mr Thomas pressed the Welsh Government on whether work had begun on legislation.
He asked: “Can you confirm that as the Cabinet Minister responsible for the legislative agenda, you are respecting the Senedd’s wishes and have begun preparing legislation for a School Support Staff Negotiating Body?”
Welsh Labour says the proposal would bring Wales into line with England, where legislation has already been taken forward to create a School Support Staff Negotiating Body for workers in state-funded schools.
The policy was also a Welsh Labour manifesto pledge and has been backed by trade unions including UNISON and GMB, which have campaigned for better recognition, fairer pay and clearer career structures for school support staff.
Labour argues that support staff play a vital role in the day-to-day running of schools and in supporting pupils’ learning, wellbeing and safety, but that their pay and conditions have not always reflected the importance of their work.
Mr Thomas, Welsh Labour’s spokesperson for Finance, Democracy, Citizenship and the Welsh Language, also pressed ministers for assurances that manifesto commitments would appear in the Programme for Government in the form originally promised.
Labour said the Plaid Cymru Cabinet Minister declined to give an unambiguous commitment that all manifesto pledges would be carried forward.
However, Opposition Day motions passed by the Senedd do not in themselves create legislation. They place political pressure on ministers to respond, but the Welsh Government is not automatically required to introduce a Bill.
Any new negotiating body would also require detailed work on funding, the role of local authorities, union representation, school budgets and how national terms would interact with existing council and school employment arrangements.
Welsh Labour says ministers must now provide a timetable for legislation and explain how they intend to work with unions, councils, schools and support staff on the creation of the body.
News
Plaid accused of sending mixed messages over school phone ban
PLANS for new guidance on mobile phone use in Welsh schools have sparked a political row, after Labour accused Plaid Cymru of sending mixed messages over whether phones could be banned during the school day.
Education Minister Anna Brychan has announced that the Welsh Government will bring forward guidance aimed at restricting pupils’ use of mobile phones in schools.
The guidance is expected to set out what schools should consider when managing phone use, amid growing concern about distraction in classrooms, behaviour, social media use, and the impact of smartphones on pupils’ wellbeing.
The move could lead to tighter rules across Wales, although the question of whether there should be a national ban — or whether individual schools should retain flexibility — remains politically sensitive.
Welsh Labour said schools needed clarity, claiming the guidance had originally been commissioned while Labour was in government.
A Welsh Labour spokesperson said: “Schools need clear guidance on what is expected of them when it comes to the use of mobile phones. We commissioned this guidance when we were in government.
“Just a few weeks ago the First Minister seemed to rule out banning phones in schools, but today the Education Minister has been clear that could still be an option. Schools need clarity.
“What’s important is that schools and unions are engaged with and the school workforce is supported in these decisions.”
The row comes as ministers face pressure to address the growing role of smartphones in young people’s lives, both inside and outside school.
Supporters of tougher restrictions argue that phones are a major source of distraction and can contribute to bullying, anxiety and poor concentration.
Others have warned that schools need clear, practical rules that staff can enforce, with proper engagement with teachers, unions, pupils and parents.
The debate now centres on whether Wales should move towards a national ban, or leave individual schools to decide how far restrictions should go.
Politics
Housing, refugees, and veterans dominate First Minister’s Questions
RHUN AP IORWERTH fielded questions on housing shortages, the Armed Forces, and the Nation of Sanctuary as he returned for his third First Minister’s Questions today.
The First Minister defended his new government’s work so far as he faced Senedd colleagues in the Siambr.
The First Minister clashed once again with opposition leader Dan Thomas, this time over the causes of the housing shortage.
Reform’s Welsh leader quizzed his Plaid Cymru counterpart on how the government planned to address Wales’ housing problems.
Mr Thomas said: “It is a fact that a lack of house building and uncontrolled immigration has led to a housing shortage across the UK.”

He welcomed Plaid’s promise to deliver 20,000 new homes by 2030 but said: “To deliver at that scale, we’re going to need radical reform of the planning system, we’re going to need ministerial intervention when councils do not deliver the number of homes that their communities need, and we need government and local government to work in partnership with house builders to leverage the billions of pounds that are needed to deliver 20,000 new homes.”
Acknowledging the “very real” housing problems found across Wales, Mr ap Iorwerth insisted these shortages are not driven by immigration.
He accused Mr Thomas of attempting to “create division”, arguing the government must focus on “practical solutions to the practical problem that we face”.
Mr Thomas said nobody is “blaming immigrants” but instead are “blaming uncontrolled and unplanned immigration”, which he described as having a “ripple effect” across the UK.
The opposition leader also questioned the First Minister on houses of multiple occupation (HMOs) which he described as a “big problem” across Wales, suggesting this too was caused, in part, by “uncontrolled immigration”.
Mr Thomas said HMOs are “changing the character” of streets across Wales and said: “Large companies are buying up family homes and turning them into HMOs, and people are not happy with this.”
Describing Mr Thomas as “again seeking to blame”, the First Minister said: “The leader of the opposition says he’s not blaming immigrants whilst then progressing to blame immigrants for the situation.
“He will have to forgive me for always focusing on the practical answers that are needed to the very real problems that we face, and that is a lack of social housing, which is why this government is getting on with building more social housing.”
The First Minister also clashed with another Reform member – Caerdydd Penarth MS Joe Martin.
Mr Martin questioned Mr ap Iorwerth about the “potential risks to public safety” due to the Nation of Sanctuary scheme.
The scheme, introduced in 2019, sets out how the Welsh Government can support refugees and asylum seekers in Wales.
It includes, but is not limited to: making sure refugees can find new accommodation when they leave asylum accommodation; helping refugee or asylum seeker survivors of domestic abuse to get support; and promoting an understanding of Welsh culture and heritage amongst asylum seekers.
Mr Martin said defenders of the scheme would say that it has primarily been used to support Ukrainian refugees but then added he did not know why it was “necessary” to spend additional money “over and above” what Westminster already spends to help Ukrainian families.
Mr Martin continued: “You won’t find anyone seriously contending that they’re the reason the scheme should be scrapped.
“But that’s because, so far, there have been zero instances of Ukrainian refugees trying to behead people in the streets. The same cannot be said for Sudanese asylum seekers.”
His comments were met with with disapproval from members from other parties.
Noting that it seemed the Siambr would “have to get used to this kind of contribution”, the First Minister accused Mr Martin of attempting “to drive wedges between communities”.
He said: “The Nation of Sanctuary policy did house mostly Ukrainian refugees.
“I understand the difficulty that the member has in addressing that issue given the fact that the former leader of Reform in Wales [Nathan Gill] is currently serving a lengthy jail term for taking money from the Russians, and one of the first calls made by their finance spokesperson was to tear down the Ukraine flag flying outside our Senedd.
“Let’s focus here on what unites us. Let’s focus on the leadership that’s incumbent on all of us to show in order to create cohesion between communities.”
The First Minister also noted that June 16 marks the tenth anniversary of the murder of Labour MP Jo Cox. Mr ap Iorwerth said the Senedd’s focus should be on “finding ways of getting over divisions rather than trying to create them”.
Interim Labour leader, Ken Skates, pressed the First Minister on finances, referring to a report by the Institute for Fiscal Studies which, prior to the election, said Plaid Cymru’s promises would require tax increases or cuts to services.
Mr Skates called on the First Minister to share if the Institute was right and, if necessary, to share what cuts will be made.

Pledging to “roll [their] sleeves up”, Mr ap Iorweth said his government will find “innovative ways” to “deliver what the people of Wales said they wanted us to.”
He also drew attention to the £55 million announced on June 16 to start delivering Plaid’s childcare offer across Wales.
Mr ap Iorwerth added: “We did more in 27 days as a government than the previous Labour administration did in 27 years.”

Leader of the Welsh Conservatives, Darren Millar, pressed Mr ap Iorwerth on whether he agreed that a strong defence industry in Wales is “essential” to the economy in a time when “war has returned to Europe”.
Mr Millar also called on the First Minister to pay tribute to the Armed Forces and the Welsh workers who provide them with the resources they need.
Revealing one of his first visits as First Minister was to see Rhondda-based Valley Veterans, Mr ap Iorwerth agreed with the Conservative leader noting the “very important part” the defence sector plays within the Welsh economy.
He added: “I absolutely understand that the changing face of international threats means that we need to make sure that we have the conventional forces in place that are able to stand up to that.
“At the same time, this is a government that will make sure that the ethical engagement around defence is as strong as it can possibly be. I think those are the kinds of assurances that the people of Wales want.”
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