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Politics

Westminster’s housing shambles exposed

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THE COMMONS’ Public Accounts Committee has condemned as “deplorable” the “cycle of policy invention, abandonment and reinvention, stringing expectant young people along for years”, “wasting time and resources” on housing policies that “come to nothing as ministers come and go with alarming frequency”.

The Ministry of Housing, Communities & Local Government (MHCLG) has failed to deliver the 200,000 discounted Starter Homes it promised first-time buyers in 2015.

Despite setting out the legislative framework for Starter Homes in 2016, the Department has never put in place the necessary laws to make the affordable homes initiative a reality.

The Public Accounts Committee (PAC) has reported regularly on housing delivery since 2015, and not one of the promised housing programmes has delivered its objectives.

By 2017, Starter Homes as a distinct policy had been abandoned, although it was not until 2020 that the Department formally announced the end of the policy.

Some 85,000 people had registered their interest in Starter Homes since 2015, only to hear in 2020 that they had been waiting in vain.
The Ministry of Housing is now introducing a new policy with similar aims – First Homes – but is unable to say when they will be available for first-time buyers to purchase. Its reliance on developer contributions to fund First Homes is part of an opaque, complex mechanism which risks less money being available to local authorities for housing and infrastructure.

After this string of abandoned policies and wasted resources, the Ministry remains unable or unwilling to clarify how it will achieve its ambition of 300,000 new homes per year by the mid-2020s. There is an alarming “blurring” of the definition of affordable housing: it is essential that the Department is clear what ‘affordable’ means to different sectors of society and in different areas of the country.

The long-term success of the Conservative Government’s housing policies depends on it working effectively with players across the housing sector, without losing sight of the needs of those who are unlikely to be able to buy or rent a home in the UK property market without support.

Meg Hillier MP, Chair of the Public Accounts Committee, said: “The Department for ‘Housing’ is at risk of losing the right to the title. It has serially, constantly failed to deliver affordable new homes or even make a serious attempt to execute its own housing policies or achieve targets before they are ditched, unannounced – costs sunk and outcomes unknown.

“The Department needs to ditch instead the false promises and set out clear, staged, funded plans, backed by the necessary laws and with a realistic prospect of delivering.

“It also needs to ditch what is becoming a hallmark lack of transparency, if it is to have any hope of rebuilding confidence among future tenants and owners that the decent, safe, affordable homes they want and need will ever be built.”

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News

Withyhedge Landfill faces political allegations and regulatory enforcement

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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.

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Politics

Barclays closure in Haverfordwest sparks calls for banking changes

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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.

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Community

Burned down hotel to be used for social housing

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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.

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