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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.”

 

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Nigel Farage faces standards probe over £5m gift

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Reform UK leader denies wrongdoing as parliamentary watchdog examines undeclared payment

NIGEL FARAGE is facing a parliamentary standards investigation over a £5 million gift from a major Reform UK donor.

The Reform UK leader, who has been MP for Clacton since July 2024, was referred to Parliamentary Commissioner for Standards Daniel Greenberg after reports emerged that he had received a previously undeclared payment from Thailand-based cryptocurrency investor Christopher Harborne in 2024.

The investigation is understood to relate to the rules requiring MPs to register relevant financial interests, including certain benefits received in the 12 months before entering Parliament.

Mr Farage has strongly denied wrongdoing and has said the money was a personal, unconditional gift connected to his safety and security, not his political activity.

A Reform UK spokesman said: “Mr Farage’s office is in communication with the Parliamentary Commissioner for Standards.

“He has always been clear that this was a personal, unconditional gift and no rules were broken.

“We look forward to this being put to bed once and for all.”

Mr Harborne has previously been identified as a significant donor to Reform UK. Reports say the £5 million payment was made before Mr Farage announced he would stand in Clacton at the 2024 general election.

The opening of an investigation does not mean Mr Farage has been found to have breached parliamentary rules.

However, the case is politically sensitive because of the size of the payment and because of Mr Farage’s prominent role as leader of Reform UK.

If the commissioner ultimately finds there has been a breach, the matter could be dealt with by correction in less serious cases, or referred to the Commons Standards Committee in more serious circumstances.

In the most serious cases, MPs can face suspension from the House of Commons. A suspension of ten sitting days or more can trigger a recall petition, potentially leading to a by-election if enough constituents sign it.

Mr Farage has previously been subject to a standards rectification process over late declarations of financial interests. The latest inquiry comes at a time of heightened scrutiny over political donations and party funding, with Reform UK under growing attention as it seeks to build on recent electoral gains.

Mr Farage remains entitled to the presumption that no breach has occurred unless and until the parliamentary standards process reaches a conclusion.

 

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Undoing Brexit? Critics say new King’s Speech bill could reopen EU divide

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Ministers accused of paving the way for closer EU alignment without full Commons scrutiny

THE UK GOVERNMENT has unveiled plans which critics claim could quietly reverse key parts of Brexit by allowing EU rules to be adopted into British law without a full parliamentary vote.

The controversial proposal was included in King Charles III’s speech to Parliament on Wednesday (May 13), through legislation titled the European Partnership Bill.

The Bill is designed to create a legal framework allowing future agreements between the UK and the European Union to be implemented more quickly — including planned deals on food standards, energy emissions and youth mobility.

Government officials argue the legislation is needed to support economic growth and strengthen ties with Europe after years of strained post-Brexit relations.

However, Brexit supporters and several commentators have warned the powers could allow ministers to sidestep meaningful scrutiny by MPs when adopting future EU-aligned regulations.

The move comes as Prime Minister Sir Keir Starmer signals a major shift in Britain’s relationship with Brussels following Labour’s difficult local election results last week.

Speaking earlier this week, Starmer said he wanted Britain back “at the heart” of Europe and described upcoming UK-EU agreements as a “big leap forward.”

Food, youth mobility and emissions deals planned

Negotiators are expected to meet in Brussels this summer for the second annual UK-EU summit, where both sides hope to agree new co-operation arrangements.

Among the proposed deals are:

• A new veterinary and food standards agreement designed to reduce border checks and ease imports and exports

• A closer emissions trading arrangement with the EU

• A youth mobility scheme allowing young Britons to live and work more easily across Europe

The Government claims the food agreement alone could boost the UK economy by £5.1 billion, with wider agreements potentially worth up to £9 billion overall.

Business groups including the British Chambers of Commerce have welcomed the proposals, arguing they could reduce costs for firms and consumers.

William Bain, the BCC’s head of trade policy, said quicker and simpler trade with Europe was essential for economic growth and lowering household prices.

Brexit fears reignited

Critics say the legislation could represent the clearest sign yet that Labour intends to gradually realign Britain with EU structures.

During questions from journalists this week, Starmer declined to rule out future membership of either the EU single market or customs union appearing in a future Labour manifesto — both previously ruled out under earlier Labour leadership.

That has fuelled speculation that Britain could move steadily closer to the EU over the coming years, despite Brexit remaining one of the most divisive political issues in modern British history.

The proposed youth mobility scheme has also drawn criticism from some immigration hardliners, who argue it could become a backdoor route to restoring freedom of movement.

The Government insists the plans are about practical co-operation rather than reversing Brexit itself.

But with ministers now seeking powers to rapidly introduce EU-linked regulations into domestic law, opponents say the political battle over Brexit may be far from over.

 

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King’s Speech puts Wales at heart of UK energy and rail plans

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UK GOVERNMENT says Wales will be central to a new legislative programme focused on energy independence, rail investment, policing, defence and economic growth.

Secretary of State for Wales Jo Stevens said the King’s Speech, delivered on Wednesday (May 13), set out an “ambitious plan” for the country, with measures aimed at tackling the cost of living, creating jobs and strengthening national security.

The programme includes an Energy Independence Bill, which the UK Government says will support clean power projects across Wales, including floating offshore wind in the Celtic Sea and new nuclear development at Wylfa.

Ministers say the plans are intended to reduce energy bills, secure domestic energy supplies and create skilled jobs in communities across Wales.

Ms Stevens said: “The King’s Speech sets out how the UK Government is building a stronger, fairer, future for Wales by tackling the cost of living, creating good jobs and driving economic growth.

“Our Energy Independence Bill puts Wales at the heart of our clean energy mission. Alongside floating offshore wind in the Celtic Sea and new nuclear in Wylfa, we are working to cut energy bills, create new jobs and secure the UK’s energy independence.”

Secretary of State for Wales Jo Stevens: “Government has ambitious plans”

Rail investment

The King’s Speech also includes a Railways Bill, which the UK Government says will support its £14bn plan to transform rail infrastructure in Wales.

The Wales Office says the proposals will improve journeys, connect communities and support 12,000 jobs.

Rail infrastructure has long been a major political issue in Wales, with repeated criticism over historic underinvestment, poor connectivity between north and south Wales, and the long-running dispute over whether Wales received a fair share of funding from major UK rail projects.

Ms Stevens said: “Our Railways Bill will help deliver our £14bn plan to transform rail infrastructure in Wales, improving journeys, connecting communities and supporting 12,000 jobs.”

Police and defence

The programme also includes the Police Reform Bill, which the UK Government says will put more officers on the streets and strengthen public safety.

Defence spending is also set to rise, with ministers saying the measures will improve national security while supporting Welsh service personnel and veterans through better services and housing.

Ms Stevens added: “We are also strengthening our national security with increased defence spending, putting more police on our streets with the Police Reform Bill, and supporting our Welsh service personnel and veterans with better services and housing.

“This is an ambitious plan that delivers for every part of Wales.”

Political test

The announcement comes at a significant moment for Wales, following major political change in Cardiff Bay and renewed pressure on both the UK and Welsh governments to deliver on public services, housing, transport and economic growth.

The focus on energy and rail is likely to be welcomed by industry and unions, but ministers will now face questions over delivery, timescales and whether the promised investment reaches communities across Wales.

The UK Government will argue that the King’s Speech shows Wales is central to its wider economic plan. Opposition parties are expected to scrutinise whether the legislation goes far enough, particularly on energy bills, public transport, policing and support for households still facing cost-of-living pressures.

 

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