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Cabinet tackles second homes problem

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ON MONDAY, February 15, Cabinet members agreed to publish an affordable homes strategy for Pembrokeshire.

In November last year, Councillor David Lloyd submitted a notice of motion in November 2020, calling for the strategy to be developed as a matter of urgency.

In his supporting statement, Cllr Lloyd said that he had seen many streets in St Davids ‘hollowed out by local homes becoming second homes or holiday lets’.

Councils along the whole of the West Wales coast, stretching from Carmarthenshire to Anglesey, have expressed concern at spiralling house prices, as incomers buy-up properties and price locals out of the housing market.

At the end of the first lockdown in 2020, we spoke with Solva county councillor Mark Carter. He told us that one property in Solva went on the market on Thursday and was sold for significantly over the asking price by the following Monday morning. Local estate agents are reporting similar sales patterns around Wales’ west coast.

Urban flight from England, driven by the Covid pandemic and coastal Wales’ relative safety, is a factor in ratcheting up house prices.

Gwynedd estimated that almost 11% of local housing stock are second homes or used for occasional holiday lets. In Abersoch, one former council house was on the market for £380,000. The average wage in the area is £21,000 per year. The wage most people earn is under £16,000 per year.

In Ceredigion, New Quay’s permanent population has crashed as locals have been forced out of the local housing market by outsiders buying up properties as holiday lets and second homes.

In Carmarthenshire, 1,118 homes are not the owner’s sole or main dwelling – up to 40% in some areas. The effect there was to drive young people out of the market, splinter families, and break-up communities.

Pressure on the Welsh Government to act is now coming from every one of Wales’ west-coast councils.

On January 21, Carmarthenshire County Council passed a wide-ranging motion on the issue.

The motion called for a change in planning laws to ensure that planning permission must be sought to change the use of a primary dwelling into a second home/holiday accommodation.

It also called for local authorities to have the ability to set a cap on the number of second homes in each ward and allow the use of Section 106 (planning) agreements to prevent new properties from being used as second homes in wards with an unacceptable proportion of second homes.

One element of the motion passed in Carmarthenshire is particularly relevant to Pembrokeshire. Carmarthenshire Council approved the introduction of a licensing system for managing the conversion of a residential property into a commercial unit such as a holiday unit/house or Airbnb.

The Camarthenshire motion called for the closure of the ‘loophole’ that allows second homes to register as businesses. If owners do that, they opt out of paying domestic rates and council tax premiums and take advantage of business rate relief.

When pressed on the issue on February 3, Housing Minister Julie James told the Senedd she wouldn’t describe that situation as a loophole. 

However, Ms James disclosed the Welsh Government was considering a range of measures to thwart those registering their second homes as a business. Among the measures it is considering is doubling (at least) the number of nights for which a property is let to permit its owners to register it as a business.

The Minister added that Swansea was actively considering imposing the maximum 200% Council Tax premium. She added that work was ongoing to prevent the sale for use as second homes or holiday lets of properties built with the benefit of public funding support.

Speaking at Cabinet on Monday, February 15, David Lloyd said he was greatly encouraged that work was already underway looking at this issue.

“If we are to protect our communities and keep them cohesive, we have got to take radical action”, Cllr Lloyd added.

Cabinet member for Housing, Cllr Michelle Bateman, said that the situation had been brought into sharper focus since November and that they had seen the impact that covid-19 has had on house prices.

She added that work is ongoing but added that it was good to have it out in public’.

Cllr Jon Harvey said it was essential in the context of many areas in Pembrokeshire and said, setting up a task and finish group would be a ‘good move’.

He added that there was also an opportunity to lobby the Welsh Government over the use-classes order whereby houses could be listed as a primary or secondary residence.

Finance cabinet member Cllr Bob Kilmister added that there was a possibility of increasing second homes council tax which could bring extra support.

“We do have a major crisis for people in the coastal communities, and it is incumbent on us to find a way around this”, he said. “Housing is the most important issue there is in many respects because if you haven’t got a decent home, you haven’t got a start in life.”

Cllr Cris Tomos highlighted that a speaker at the last council meeting had said how concerned they were that rural and coastal communities were seeing more and more second homes.

He added: “The whole composition of communities is changing as less and less local people have houses, so then the whole resilience and composition of communities are changing. So we must have houses for local people so communities can thrive.”

The Cabinet unanimously supported the strategy.

The Leader, Cllr David Simpson, added that Cllr Lloyd could see that Cabinet was fully behind what he is trying to do and said they would move forward in a way that would benefit all of Pembrokeshire.

Cllr Lloyd concluded that the ongoing work confirmed the talent the council has got to deliver this project.

The Cabinet hopes the strategy will be ready for publication by September 2021.

 

Crime

Farming company fined £19,000 for damaging protected wildlife site

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A CARDIGAN farming company has been ordered to pay almost £20,000 after recklessly damaging a Site of Special Scientific Interest.

Jenkins Ty Hen Ltd, run by David Glyn Jenkins and William Lloyd Jenkins, of Ty Hen, Verwig, admitted damaging the Llwyn Ysgaw, Caeau Crug Bychan and Ty Gwyn SSSI through the unauthorised use of manure, slurry, fertilisers and lime.

The offences took place between June 21 and July 31, 2024.

The court heard that Natural Resources Wales had repeatedly warned the company about how the protected land should be managed.

Aled Watkins, prosecuting for NRW, said an agreement made in 2004 made clear that the landowners needed written consent before carrying out certain activities on the site, including the use of slurry, herbicides, pesticides, fertiliser or lime.

He said: “A significant amount of guidance, advice and warnings has been directed to the company over a substantial period of time, as there have been problems before.”

The court was told advice had been given in 2017, with further discussions in 2021. Further problems were identified in 2024, leading to advice letters and then a formal warning in June that year.

Mr Watkins said: “Even after the letters were sent, no consent request was made.

“The common sense conclusion was that, where the original agreement was clear and advice had been given years prior, this was a deliberate act by the landowners of spreading slurry on the SSSI.”

Jenkins Ty Hen Ltd pleaded guilty to intentionally or recklessly destroying or damaging flora on the protected site, contrary to the Wildlife and Countryside Act 1981.

The company also admitted permitting the use of manure, slurry, silage liquor, fertiliser or lime without written consent from NRW, knowing it was likely to damage rare flora and fauna as well as geological and physiographical features.

Defending, solicitor Harry Dickens said the company had not deliberately set out to damage the land.

“This is more akin to the business damaging the land rather than setting out within their practices to do that damage,” he said.

He added that various contractors were used at the farm and were not always aware of the regulations.

“The defendants did not go out intentionally to harm the flora and fauna,” he said.

“Yes, they had foresight of the warnings and the previous agreement, but this is more akin to wilful blindness rather than going out intending to damage the land. It was not a flagrant disregard.

“The defendants were not loutish in their usage of the land, they are not vandals, they have not been silent and neither have they stonewalled NRW.”

Mr Dickens said the farmers accepted the need to restore the land and were keen to work productively with the authorities.

District Judge Mark Layton said Jenkins Ty Hen Ltd had breached NRW requirements.

“They spread fertilisers, herbicides and slurry on the land which was a breach,” he said.

“This was clearly a deliberate act of culpability and a complete disregard after already being given advice and warnings.”

The court heard the company’s most recent financial turnover was just over £1.6m. It was described by the defence as a micro-business.

Jenkins Ty Hen Ltd was ordered to pay £19,940.66, made up of a £9,000 fine, £8,940.66 costs to NRW and a £2,000 surcharge.

A restoration order was also made requiring work to improve the quality of the damaged SSSI land.

 

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Game of Thrones star urges voters to back anti-DARC parties

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ACTOR Jerome Flynn has urged voters in Wales to back parties opposed to the proposed DARC radar scheme at Cawdor Barracks, saying the issue could be decided by the next Welsh Government.

The Pembrokeshire-based Game of Thrones star, also known for Soldier Soldier and Robson & Jerome, made the appeal in a video released by PARC Against DARC on Tuesday (May 5), just two days before polling day in the Senedd election.

Radar row enters election campaign

Flynn urged voters in Ceredigion Penfro and across Wales to support Plaid Cymru or the Green Party, saying both parties had pledged to oppose the project.

The Ministry of Defence has submitted a planning application to Pembrokeshire County Council for 27 radar antennas and associated infrastructure at Cawdor Barracks, near Brawdy.

The scheme forms part of the Deep Space Advanced Radar Capability programme, linked to the AUKUS defence partnership between the UK, US and Australia.

The MOD says DARC would help detect, identify and track objects in Earth orbit, supporting military and civilian satellite security.

Opponents claim the radar would industrialise part of the Pembrokeshire countryside, damage the setting of the national park, and increase the area’s military significance.

Flynn says project ‘not a done deal’

In the video, Flynn described the election as “probably the most crucial vote we’ve made in 25 years”.

He claimed the next Senedd could play a decisive role in the future of the project, saying: “I’m here to say, it’s not a done deal because Plaid Cymru and the Greens have both made party-led decisions to say no to Westminster.

“We’re not having such a thing on our beloved coast.”

Flynn also described St Davids as “the spiritual home of Wales” and criticised what he called “the most unspeakably abominable planning application” on the edge of the Pembrokeshire Coast National Park.

Campaign steps up pressure

PARC Against DARC said it welcomed Flynn’s intervention and said it had distributed 22,000 leaflets around Pembrokeshire in recent weeks.

The campaign group said First Minister Eluned Morgan’s recent comments on the scheme did not go far enough.

A spokesperson said: “While Eluned Morgan has come out in the final hour to call for DARC to be halted, we fear this does not go nearly far enough.

“Plaid Cymru and the Green Party have both made it their national party policy to oppose and stop DARC, so we have no doubt of the authenticity of their commitment.”

The group is also urging residents to submit objections to Pembrokeshire County Council before the current publicity period ends on May 20.

Welsh Government role

Campaigners say the next Welsh Government could intervene by “calling in” the planning application, meaning Welsh ministers would take responsibility for deciding it rather than leaving the final decision with Pembrokeshire County Council.

That possibility has made DARC a significant local election issue in Ceredigion Penfro, where Eluned Morgan is Labour’s lead candidate, Elin Jones leads the Plaid Cymru list, and Amy Nicholass heads the Green Party list.

Under the new Senedd voting system, voters will elect six Members of the Senedd for the constituency using a proportional list system.

PARC Against DARC said this meant there was “far less need for tactical voting” and argued that voters opposed to the radar could support either Plaid Cymru or the Greens.

Wider concerns

Campaigners have repeatedly claimed that the radar would make Pembrokeshire a potential military target and draw Wales further into US military strategy.

They also say the project raises environmental, health, democratic and security concerns.

Supporters of the scheme argue that space monitoring is becoming increasingly important as satellites are used for communications, navigation, defence and emergency infrastructure.

Flynn ended his video by saying: “Vote with your heart because we can make a difference here, we could put in a government that cares about our land, our people and our environment.”

Whatever the outcome of Thursday’s election, the intervention by one of Pembrokeshire’s best-known residents is likely to keep the DARC controversy high on the political agenda.

 

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Landlords in Wales face new anti-discrimination laws

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New rules from June 1 will make it unlawful to refuse renters because they have children or receive benefits

LANDLORDS in Wales are being warned to prepare for new anti-discrimination laws which come into force at the beginning of June.

From Monday, June 1, it will be unlawful for landlords and letting agents to discriminate against prospective contract-holders because they have children or receive benefits.

The change follows the Renters’ Rights Act 2025, which mainly reforms renting law in England, but also extends key anti-discrimination protections into Wales.

The Welsh provisions will be incorporated into the Renting Homes framework and will apply to occupation contracts. Unlike the civil penalty regime used in England, breaches in Wales may amount to a criminal offence, with enforcement handled by local authorities and cases dealt with through the courts.

What landlords cannot do

From June 1, landlords and agents must not deter people from applying for a property because they have children or receive benefits.

They must also not refuse or restrict access to viewings, prevent prospective tenants from receiving information about a property, or exclude them from entering into an occupation contract on those grounds.

The measures are aimed at ending blanket “no children” or “no benefits” policies, which campaigners have long argued unfairly shut families and low-income households out of the private rented sector.

Landlords will still be allowed to carry out affordability checks and assess whether a property is suitable. For example, a landlord may still decide that a particular room or property is physically unsuitable for children, but the decision must be based on the property itself rather than a blanket ban.

Paperwork deadline

Under the new rules, landlords will need to issue either a new occupation contract or a statement of variation to reflect the changes.

The statement can be served up to fourteen days after the rules take effect, meaning landlords should act by June 14.

Leading North Wales estate and lettings agent Cavendish, which has offices in Mold and Ruthin, says it has been advising landlords ahead of the deadline.

Nicola Blake, Operations Director at Cavendish, said: “While much of the focus in recent months has been on the introduction of the Renters’ Rights Act in England, some of the changes are also impacting Wales.

“As of June 1, landlords in Wales will be subject to stringent anti-discrimination laws and failure to adhere to the new legislation could result in a criminal prosecution.”

She added: “This is a significant change for landlords in Wales, and we are helping our clients to be ready well ahead of the deadline, completing the required paperwork and ensuring they are fully compliant.”

Landlord seminar

Cavendish will hold a seminar later this year for landlords in Wales, covering legislative changes and advice on managing and improving property portfolios.

The event will take place on Monday, October 26, at Theatr Clwyd. Cavendish recently became a Gold Member of the Mold arts venue.

Cavendish was established in 1993 by Julian Adams, the firm’s chairman, and his then business partner Robert Ikin.

The company now employs more than thirty people across estate agency and lettings, with offices in Mold, Ruthin and Chester. It says it helps more than 600 homeowners move each year and manages around 650 properties.

 

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