Town Councillor puts alternatives to sorting office plans

Aberystwyth Town Councillor Mark Strong has written to the County Council's Director of Corporate Strategies and Regeneration outlining alternative ideas for developing the town's sorting office site following the roasting County Council officers received at Monday night's Town Council meeting (see blog below) over the County Council's controversial plans.

Mark's edited letter says:

Dear Mr Lewis,

As someone who has been in Aberystwyth for 9 years it should be apparent that I like the place. The buildings do have a lot to do with the character of a town, and often this is something that does not happen overnight. I have seen the town I was born in - Wrexham - lose most of it's vernacular buildings. I believe CADW classes these as buildings of pre 1850 and these are usually given greater protection. Nevertheless a building built in 1900 is now 109 years old, and does often hold a link to the past.

My main problem with the proposed development is that it takes down a whole block of buildings with no regard to how they look or their intrinsic value. We are being asked to agree in principal to demolition with not even the name of an architect in mind or even a sketch plan of how the building would look when completed. Having seen similar developments elsewhere (Wrexham being one), the design of the buildings is certainly does not pay due heed to the local vernacular, or even recognition of surrounding streetscape. These types of buildings often do not last more than 30-40 years before being redeveloped.

Chalybeate street has many shops which are full and successful, only two being empty-one only for the last few weeks. This contrasts with Bridge Street and Great Darkgate Street.

If you would look to towns like Shrewsbury, and Llandudno that have built shopping centres by only taking one or two frontages down, then this entirely undermines the developer's contention that the whole block must come down. Recently I went to Riga in Latvia, and the sort of developments there utilize buildings that had been previously falling down. They have now reused them and slotted modern glass buildings in between to reflect the contrast between new and old. They even used traditional larch timber in the new build as a bow to the older techniques. This is what I would like to see in Aberystwyth. I do not believe in criticism without putting forward an idea myself. I would suggest:

* That where owners of shops are willing to sell then the facades of those shops are kept with the rear developed using modern methods

* That buildings between are refurbished as part of the development, and the owners are involved in the development as stakeholders

* That government funding is sought to make the development cutting edge in terms of being carbon neutral. This would draw attention to Aberystwyth.

* That a competition is held to get the best architect to design the project

* That Frazer Osment from the orginal Masterplan consultants is contacted to also have input into the scheme.

I feel strongly about this matter and am committed to only obtaining the best for the town in which I reside and represent.

With regards,

Mark A. Strong
Cynghorydd Tref Aberystwyth Town Councillor

Pa Mor Wyrdd yw Cyngor Ceredigion? - Cyfarfod Cyhoeddus / How Green is Ceredigion Council? - Public Meeting

Cliciwch i ehangu / Click to enlarge

Transition Town Aberystwyth are holding a public meeting in the Morlan, Queens Road at 7pm on Thursday with the aim of getting environmental campaigners and the County Council talking together.

The meeting will hear from Huw Williams (Assistant Director of Environmental Services) and Garfield Williams (Director of Engineering) and will then be thrown open for questions and discussion. Huw Williams in particular has suggestions for how funding can be accessed by Transition Town and the Council working together.

People often ask why the Council doesn't do more for environmental sustainability and I usually agree with them. At the same time I'm aware of good initiatives the Council is taking that are not well-known. I'd like to see environmentalists and the Council talking and understanding each other better so they can work more closely together in the future.

Elin and Town Council Back Small Shops

The campaign to save small shops in Chalybeate and Great Darkgate Streets in Aberystwyth received two major boosts today when, in separate developments, both Assembly Member Elin Jones and then Aberystwyth Town Council strongly backed them.

Early this morning a letter from Elin Jones AM to the various individuals and groups who had contacted her on the issue was released. The letter reads:

"You, and many others, have written to me regarding the unexpected revision to the Town Centre part of the Aberystwyth Masterplan. I will, therefore, outline for you my position on these new proposals:

1) I knew nothing of the proposed changes to the Masterplan until I read about them in the Cambrian News.

2) They are very significant changes and a public consultation is, in my opinion, completely necessary before such changes can be adopted into the Masterplan.

3) I am not persuaded that town centre architectural character or small independent business should be sacrificed for the needs of one UK-wide retailer. However, if town centre traders and the local community felt this was worth doing, following a widespread public consultation, then I would consider those views at that time.

4) I have been told that Council officials and some councillors are suggesting in meetings held to discuss this Plan that this project is being led by the Assembly Government and that the Council is almost powerless to resist. There is no political Assembly Government decision to support and promote this change. It is probably the case that local Assembly Government officers are working with the County Council to develop proposals. I have now taken the matter up with the Assembly Government’s Minister for Economy, Ieuan Wyn Jones AM. The Assembly Government would not release major funding for projects unless they are advocated by the local County Council – and to suggest otherwise is misleading on the part of any Council official and politically expedient on the part of the councillor.

It is too easy sometimes to say ‘No’ to change, but on this occasion, there is so obviously too little information, confidence and consultation for local businesses and people to say anything but ‘No’ at this time. There is a value to local independent traders and to original town centre architecture. I do not think that should be sacrificed lightly – Aberystwyth should seek to be different and better to other places – not the same, but smaller.

Thank you for drawing your concerns to my attention on this and I’d be happy to meet to discuss further if you wish.

Yours sincerely

Elin Jones, AM"

The next development came this evening when Aberystwyth Town Council received a presentation from County Council and Assembly officials on the new plans. Following the presentation the Town Council debated and then unanimously passed the following motion:

“Aberystwyth Town Council declares its total opposition to any potential development which involves the loss of fundamental parts of our precious streetscape.

Aberystwyth Town Council supports the original Masterplan proposal for the development of the old Royal Mail sorting office site.

However, whilst we understand the need to work with developers, we are profoundly unhappy about the latest proposals which entail the demolition of so many small shops and we cannot give our support to such a scheme, no matter what the supposed economic benefits. We believe the economic benefits of maintaining the character of the town are very substantial also.

We call upon the County Council to develop a scheme which maintains the majority of these small shops and to abandon preparations for Compulsory Purchase Orders.

We also call upon the County Council to conduct a full public consultation, similar to that carried out in November and December, on any new plans before any final decision is taken.

Council resolves to communicate this to:

The Cabinet of Cyngor Sir Ceredigion and all Ceredigion County Councillors

Economic development officials of the National Assembly

Our five Assembly Members

The Deputy Assembly Minister for Regeneration

Council also resolves to engage with the Transition Town Group, Cyngor Sir Ceredigion and the wider community to explore alternative approaches to the economic future of the town centre which does not involve a 'clone town' economic model."

Cadw Calon Aberystwyth

A new group has been formed to campaign against the planned demolition of a large chunk of Aberystwyth town centre (see posts below). Called Cadw Calon Aberystwyth (Save Aberystwyth's Heart), the group hope to change the plans by presenting constructive arguments for better alternatives. They will be meeting for the next couple of Fridays at 6pm in MG's cafe in Chalybeate Street. Below is their opening salvo, sent to a range of decision makers:

We are a concerned group representing businesses in Aberystwyth and members of the public. We support sympathetic re-generation of Aberystwyth town centre and were broadly in agreement with the original Masterplan proposal for the Post Office site. We do not support the revised plan, involving the probable demolition of a large part of Chalybeate Street, Queen Street and Great Darkgate Street. We want a response to the following concerns:

· The support for the original Masterplan proposal (from the public consultation of 3.11.08 – 15.12.08) is being used as support for a new, much enlarged plan that bears little resemblance to the ethos and size of the original proposal. When the new plan was put forward to Chamber on Tuesday 24th February 2009, the Cabinet were recommended to agree to the use of Compulsory Purchase Orders based on the public support received for the original plan. The revised plan has NOT received public support.
· Those directly affected by the threat of CPOs have still not been contacted and informed by representatives of Ceredigion County Council, the Welsh Assembly Government or the developers. Why not?
· If the properties on Chalybeate Street and Great Darkgate Street are purchased with the use or back up of Compulsory Purchase Orders, will they be owned by the Council, and if not by whom? Furthermore, who then stands to gain from the increased value of the properties once the site becomes a prime location?
· We demand a new public consultation process for the revised development proposal.
· Until a public consultation goes ahead there should be no further progress on this development.
· We understand there is a Full Council meeting on April 30th 2009 to decide whether or not CPOs will be implemented. This meeting must be postponed pending genuine public approval of the revised proposal.
· To quote the original Masterplan:
“The majority of the site is hidden from view by the mix of two and three storey Victorian buildings that are typical of Aberystwyth town centre”
and
“The development of this site shall maximise the space available for the development within the constraints of retained buildings and frontages on the adjacent streets”.
· Have any options been explored which do not involve destroying the traditional buildings, for example the area north of Woolworths which consists of four large shops which have the only 1960’s frontage, thereby saving the valued frontage on Chalybeate Street and working to the original ethos that is emphasised in the Masterplan?

Cadw Calon Aberystwyth
Save Aberystwyth’s Heart

In another development, a concerned resident from Trisant is looking for people to help conduct a street survey at the end of March to gauge public opinion on the issue. She says, "One of the things that has been mentioned by both councillors and Meirion Jones is the supposed public opinion poll, and market research already carried out. I have to ask, where? and when? I have never been approached by anyone in relation to this matter. To date, I have been unable to find anyone who has." Anyone wanting to help with the survey, which is being designed to be as neutral as possible, can contact her at henkeeper@aol.com .

Finally, just to show this blog is even-handed, I'll also publish any arguments in favour of the proposed development that come my way.

Cliciwch i ehangu / Click to enlarge

Call for Full Public Consultation on New Town Centre Plans

Plaid Cymru County Councillor Alun Williams has called for a new full public consultation before any further decisions are made regarding the old sorting office site between Great Darkgate Street and Chalybeate Street in Aberystwyth.

“The six-week public consultation on plans for this part of town only ended on December 15th, just one month before the new plans - two and a half times the size - were made known to councillors. Although the original plans to develop the former sorting office yard were apparently favourably received by the public during the Masterplan consultation, these plans bore no relation to the massively expanded scheme we see now that was launched just one month later. It would be, frankly, dishonest to pretend that public support for the original plan automatically amounts to support for this new one. If the Council, quite rightly, felt the original, relatively modest, plan was important enough for public consultation, then this radical expansion, which was not asked for by the public, should be consulted upon in exactly the same way.”

Traders Meet to Discuss CPO Plans

Thirty people, mainly local small traders, crammed into MG's cafe in Chalybeate Street tonight to discuss how to respond to plans for a massive demolition and re-building programme in Aberystwyth town centre between Great Darkgate Street, Chalybeate Street and Queen Street.

After a lot of discussion the meeting agreed to seek more detailed information and meet again in a week's time. Almost all those speaking were against the plans. However it was pointed out that the plans could benefit some of the multi-national chains occupying small shops in the areas affected. Although some local traders had heard whispers as long as several months ago, the main view expressed was outrage that most traders had heard about potential Compulsory Purchase Orders through the local paper before being approached by either the developer or the County Council.

Key dates in the near future are the meeting of the Chamber of Commerce on Wednesday 12th March which will receive a presentation by the Council's Economic Development Department (only open to Chamber members) and the Town Council meeting on Monday 23rd March which will hear a similar presentation (6.30pm, Swyddfa Sir. Albert Place. Although the public can't participate they're welcome to observe and hear the information).

The County Council are due to discuss plans for possible Compulsory Purchase Orders on April 30th at 10am in Penmorfa, Aberaeron

The Chair of the Chamber of Commerce encouraged all traders present to join the Chamber. Although he himself was not opposed to the scheme and felt there were some benefits, he made it clear that the Chamber would support the views of its members.

For more background see the links below from the Council Cabinet agenda on 24th February at which the decision was taken to pursue the Compulsory Purchase Orders if the Full Council agree. Click on 'Canol Tref Aberystwyth' or 'Aberystwyth Town Centre'.
http://www.ceredigion.gov.uk/index.cfm?articleid=11883

There's also an online petition, somewhat oddly started by Conservative students, at: http://www.petitiononline.com/aber1/petition.html

And, for those who use Facebook, there's a page entitled 'Say no to Debenhams - say Yes to saving Aberystwyth's local businesses'.

Council Responds to Criticism

To further develop the story in the last two blogs and to be fair to Ceredigion Council (and as a scoop for this blog), see below two letters released by the Council today. The first letter has been sent to County Councillors, the second to the Cambrian News.

Dear Councillor, Re: Cambrian News Article

I read with disappointment, but no surprise, the headlines in the Cambrian News “15 shops at risk in Debenhams deal”.

Can I reassure you that the information provided to you at our meeting on 14th January 2009 is correct. There is no deal with Debenhams and it is not the intention of the County Council to take responsibility to promote the redevelopment and to buy the shops and premises as intimated in the newspaper. This is a private sector initiative which may, at some future date if negotiation fail to secure the site require the support of the County Council in using its Compulsory Purchase Powers (CPO), but only as a means of last resort.

I intend to arrange a meeting with Aberystwyth Town Council and with the local traders who may possibly be affected by the scheme, and explain this situation and the position of the County Council.

Please find attached a letter of response from Councillor Eurfyl Evans, to the Editor of the Cambrian News.

Kind regards
Allan
ALLAN LEWIS

Prif Weithredwr Cynorthwyol
Adran y Prif Weithredwr Neuadd Cyngor Ceredigion, Penmorfa, Aberaeron,Ceredigion, Cymru SA46 0PA

Assistant Chief Executive
Chief Executive DepartmentNeuadd Cyngor Ceredigion, Penmorfa, Aberaeron,Ceredigion, Wales SA46 0PA

_________________________

To
Beverly Davies
Editor, Cambrian News
7 Aberystwyth Science Park
Aberystwyth
Ceredigion, SY23 3AH
25th February 2009

Dear Madam

I refer to the article and headlines concerning the redevelopment of Aberystwyth’s Town Centre in the Cambrian News edition of 25 February 2009.

It is regrettable, in the extreme, that despite having received a full copy of the relevant Cabinet Report in advance of the meeting of Ceredigion's Cabinet on Tuesday 24 February 2009, your publication has apparently failed both to understand and, subsequently, accurately report its contents.

Your paper’s headline statement suggested a “deal” having been done. The report clearly stated “Debenhams’ has confirmed an interest in this opportunity, but the configuration and size of the existing post office site cannot accommodate their requirements. To meet their requirements it will be necessary for the developer to acquire adjoining properties to assemble a larger site.” There was – and remains – no suggestion of Ceredigion County Council having made any deal whatsoever, either with Debenhams or any other department store. Ceredigion County Council is not the developer, the report clearly explained: "The local developer site owner has recently entered into a joint venture partnership with a national developer that is well connected with national retail companies and experienced in this form of development."

Your paper’s article proceeded to allege “The Council wants to buy shops …..”. Actually, the report clearly stated: “It is recommended that Cabinet recommends to Council the use of CPO powers to achieve the aforementioned proposals should private treaty negotiations prove unsuccessful.” That is precisely what the Cabinet decided to do.

Ceredigion County Council remains concerned that everyone is kept informed of the situation and, having reported the outline proposals to Ceredigion’s Cabinet, Ceredigion’s Corporate Strategies and Regeneration Unit is now proceeding to arrange meetings with Aberystwyth Town Council and with local traders who may possibly be affected by the development scheme, to accurately report the decision of Ceredigion’s Cabinet.

Yours sincerely

Cllr Eurfyl Evans
Cabinet Member, Economic Development and Tourism

Council Cabinet Backs Town Centre Re-development as Trader Opposition Emerges

Following the story below, Ceredigion Council's Cabinet has now voted to support the re-development plans for lower Great Darkgate Street. Because Compulsory Purchase Orders are involved, legally, the final decision will have to be agreed by the Full Council who are next scheduled to meet on 30th April.

However controversy has now emerged as a wide range of local independent traders are quoted in this week's local paper as opposing the scheme. A recent confidential briefing of all County Councillors in North Ceredigion was told that only one trader opposed the scheme, the implication being that all traders had been consulted. Councillors at the briefing were then asked if they were prepared to support the scheme going forward to the Cabinet. On the information given, councillors (but not this one) overwhelmingly backed the scheme. With opposition now emerging, questions are being raised about the information given to councillors at the briefing and whether they would have been so overwhelmingly in favour had they known the extent of the opposition from traders.

Another bone of contention is the recent six-week public consultation about developing the former Royal Mail sorting office. Although, according to Council Officers, the plans received overwhelming support from the public, the consultation only finished as recently as December 15th and yet made no reference to the greatly expanded scheme now envisaged.

Council Considers Compulsory Purchase Orders for Massive New Shopping Development

Ceredigion Council's Cabinet is being asked to agree to possible Compulsory Purchase Orders on shops in Great Darkgate and Chalybeate Streets as part of a massive new shopping development that would transform the main Aberystwyth shopping area.

The information has been confidential until now but has been put into the public domain by featuring on the Council Cabinet's agenda for Tuesday.

The former Royal Mail sorting office, behind the current Post Office, has recently been bought by a local developer with a view to Debenham's coming to the site. However Debenham's now say they would need a site significantly larger than the sorting office. The proposal is that if all shops surrounding the sorting office were also bought the combined site could accommodate a three-floor department store, three medium-sized shops alongside plus a multi-screen cinema.

A retail needs study carried out as part of the Aberystwyth Masterplan has suggested that a development such as this could bring an extra £4.8 million a year into the town. If coupled with the proposed extra layers on the Mill Street car park this could increase to £11 million p.a. A recent public consultation on plans for these sites apparently showed strong support from the public. However the latest expanded plans for the sorting office site area go much further than the consultation.

The proposal would need National Assembly funding in order to come to fruition and the Assembly would first need assurance that the Council are prepared to back the scheme to the extent of bringing compulsory purchase orders to bear on any shops not wanting to sell before providing this funding. The Cabinet is therefore being asked to provide backing for this. It is believed that displaced shops could re-locate to current empty properties within the town, although it has to be said that most of these are in a much less advantageous position.

The scheme would involve the demolition and re-building of a huge block of buildings from the current old Woolworth's site back to Queen Street going all the way down to Chalybeate Street. The only section of building left standing under the proposals would be the current Post Office facade which is subject to a Conservation Order.

Buarth Pavement Work Underway

Work is well underway on the re-surfacing of the pavements in upper Buarth Road following a controversy lasting many months.

Ceredigion Council’s original position was that the pavement had been assessed as presenting a ‘trip hazard’ that needed remedying. The Council has a method of assessing re-surfacing priorities using a ‘matrix’ which takes into account numbers of people using a street (‘footfall’) coupled with pavement condition to arrive at a priority list. Upper Buarth Road apparently came quite high up this list (despite no residents complaining about them, in contrast to other places). The Council Cabinet had already taken a decision to abandon paving stone across the County as a cost-saving measure other than for high-usage town centre areas. In line with this they were planning to tarmac the whole of upper Buarth Road at a cost of £22,000. Apparently laying paving slabs instead would have cost an extra £17,000. However it was not so much this that worried the Council but the precedent that would be set for other similarly attractive areas that could have theoretically cost the Council hundreds of thousands of pounds across the county. It’s true to say that, as publicity increased, a few people from other areas began to ask about their own streets.

Many Buarth Road residents are very conscious that their street is a highly attractive example of urban architecture dating back over 100 years and expressed great concern that tarmac would be entirely out of keeping with this. After the issue was raised with me I managed to get the work halted pending a re-appraisal. Various Council officers (planning officers, highways engineers etc) then walked the street and gave their view from their various perspectives. A seven-page paper was then put together listing five different options with benefits and disadvantages listed against each.

When it became clear that the residents' preference of full re-paving was not going to get the approval of the Cabinet Member for Highways, who the final decision rested with, I proposed that, since no-one had actually complained about the pavements, the Council should simply leave them as they were with the exception of the most uneven slabs. This would have involved spending £6,000 patching up the pavement, a saving of £16,000. I felt that this could both provide a cost saving for the Council and be acceptable to residents. However the Highways Department felt this was too risky and could entail increased costs in the future.

Eventually the Cabinet Member approved what was described as a ‘compromise solution’. It was exaggerating somewhat to call this a compromise since it still involved tarmacking most of the pavement. However this did at least save the section of pavement between Edgehill and Banadl Roads as, during the re-assessment period, it was identified that this contained the only paving slabs which dated from the original formation of the street. As I write, these slabs have been pulled up as a preparation for re-laying. This is going to stop at the corner of Banadl Road as there are no plans to re-surface that road at all at present due to its relatively low usage. Having these slabs re-laid and kept is only a small success but nevertheless significantly better than the Council’s original intentions. Once the Council's final decision had become clear I asked the Council to at least put in extra disabled crossings as part of the work and they’ve now agreed to put five in the road.

Buarth residents have very strongly made the point that responsibility for maintaining the Conservation Area seems to rest almost entirely with residents rather than the Council. In the Highways Scrutiny Committee I’ve now asked for the Highways Dept to look at what exactly Conservation Area status means for the Council. In the present climate saving money is coming before just about everything and certainly above higher aesthetic and architectural values.

Carreg Wen Planning Application Refused

A double planning application for two houses to be built in the garden of a property in Llanbadarn Road has been refused by the County Council's Planning Department after a number of neighbours objected.

The application was turned down on several grounds, the main one being that it would have set a precedent which could have led to houses being built on neighbouring gardens, entirely altering the character of this attractive conservation area.

A previous application to build three houses in the same garden had also been refused.

It is still open to the developer to appeal against the decision to the National Assembly.

Cynllunio Diweddaraf / Planning Latest

Y diweddaraf ar geisiadau cynllunio yn ward Bronglais a'r cyffiniau

The latest on planning applications in Bronglais ward and around

Bwthyn Briallu, Coedlan Iorwerth Avenue A090103CA

Demolition of brick pillar to enable vehicular access (Conservation Area consent)

Crown Buildings, Plascrug A090069AV
Display of advertisement (fixed laminated canvas banner)

Ysbyty Bronglais / Bronglais Hospital A080176
Erection of 5 storey extension and 2 storey car park
Outline application (i.e. for the principle of the development)

Diweddaraf / Latest – Discussed at the Development Control Committee on 12th November. The application was DEFERRED, pending agreement with the Trunk Road Agency on road traffic safety on the Penglais Hill side and also subject to the agreement of measures to manage traffic during both the construction and operational period of the development - this will involve the construction of a Park & Ride near the top of Penglais Hill. Negotiations between the Hospital, the Trunk Road Agency and the University, who own the potential Park & Ride land, are still taking place.

Carregwen, Ffordd Llanbadarn Road

A080919

Codi ty datgysylltiedig / Erection of a detached dwelling

In the front garden of the above house, i.e. fronting onto Llanbadarn Road

A080920

Codi ty datgysylltiedig / Erection of a detached dwelling in the rear garden of the above house, i.e. fronting onto St David’s Road.

Mae dau gais adeliadu wedi eu cyflwyno ar gyfer Carregwen ar Ffordd Llanbadarn, rhwng Ffordd Caradog a Ffordd Ddewi. Y llynedd, gwrthodwyd cais i adeiladu tri tŷ yng ngardd y tŷ gan Bwyllgor Rheoli Datblygiad y Cyngor Sir. Nawr mae dau gais arwahan wedi eu cyflwyno ar gyfer dau dŷ yn yr un ardd.

The above two planning applications have been submitted for the garden of Carregwen in Llanbadarn Road, between Caradog Road and St David's Road. Last year an application to build three houses in the garden of the house was rejected by the County Council’s Development Control Committee. Now two separate applications have been submitted for two houses in the same garden.

Diweddaraf / Latest – REFUSED.

Plot 6, Llys Ardwyn, Ffordd Ddewi / St David's Road (Hen Safle Penweddig / Old Penweddig site) A080513

Codi ty datgysylltiedig / Erection of a detached dwelling

Darn o dir ar ochr yr ysbyty o'r safle yw Plot 6 ac mae modd ei gyrraedd o'rtracc ger brig Cae'r Gog

Plot 6 is the piece of land on the hospital side of the site, accessible via the track at the top of Cae'r Gog.

Diweddaraf / Latest – No objection from Highways Dept. The application is being dealt with by outside consultants brought in to help clear the Council’s backlog of planning applications.

Other applications so far approved at Llys Ardwyn are:

Phase 1 - 9 flats

Phase 2 - 18 flats

Phase 3 (the old school 'C' Block) - 17 flats (inc. 3 affordable)

4 apartments in the 'Undercroft' (3 as affordable housing)

Houses on plots 1, 2, 3, 4 & 5

Llyfrgell Cenedlaethol Cymru / National Library of Wales A080401

Hewl un ffordd newyddyn cysylltu y Llyfrgell a Champws y Brifysgol

One-way link road between the National Library and the University Campus
Diweddaraf / Latest - No objection from Highways Dept. Awaiting decision.

Northgate House, Stryd y Dollborth / Northgate Street A070273

Gosod 2 uned tewychu wrth ymyl yr adeiladInstallation of 2 condensing units to side of building
Diweddaraf / Latest - Development Control Committee on 18th June decided that the application should be deferred to invite the applicant to relocate the condensing units or, failing the identification of an appropriate site, the carrying out of works to mitigate the sound from the units which is disturbing local residents. Officers were also told to consider imposing restrictions on the operating times of the units. A failure to agree to this will result in refusal of permission and enforcement action. Still no final resolution.

Gellir gweld y cynlluniau yn Swyddfa Cyngor y Dref yn Neuadd y Dref, Aberystwyth (Ffon 624761). Dylid danfon sylwadau at yr Adran Cynllunio, Neuadd Cyngor Ceredigion, Penmorfa, Aberaeron, Ceredigion, SA46 0PA.

Plans for all applications can be viewed in the Town Council Office in Aberystwyth Town Hall (Tel 624761). Comments can be sent to the Planning Department, Neuadd Cyngor Ceredigion, Penmorfa Aberaeron, Ceredigion, SA46 0PA

Aber Set to Grow Despite Recession

There may be 37 vacant shops in Aberystwyth at present but that doesn’t seem to be deterring potential investors. Despite the credit crunch at least six major new developments are currently under active consideration around the town:
* A five-storey extension at Bronglais Hospital
* A new medical centre on the west side of Penglais Hill
* A new Park & Ride near the top of Penglais
* A major re-development at the bottom of Great Darkgate Street around the sorting office
* A five-storey car park on the Mill Street site
* A major expansion of the Llety Parc hotel

I've left out some others that are only in their early stages yet. Add these to the new Council and Assembly offices and, if all these come to fruition, in a few years time Aberystwyth could look very different.

Why is this, when we are hearing about economic gloom everywhere else? Part of the answer lies in the last of the developments mentioned - the Assembly building. Looking around Wales, most towns the size of Aberystwyth have, in turn, received substantial development funding from the National Assembly in the last decade. Aberystwyth has been an exception to this. The Assembly's 'Wales Spatial Plan', a study aiming to develop a coherent strategy for the development of Wales as a nation, identifies Aberystwyth as 'a town of national significance' by virtue of its position exactly halfway down the coast in the relatively under-developed middle of the country.

I'm told by local economists that the decision to decentralise the Assembly's agriculture department from Cardiff to Aberystwyth was the first part of a process that will increasingly see government money being used to develop services or to augment private capital investment here. The Assembly-funded Aberystwyth Masterplan is the hoped-for framework for this.

As someone who regularly supports residents in opposing unwanted developments, I know how much people value the green areas around the town and I won't hesitate to speak out against proposals that don't look likely to contribute to our social or environmental well-being. But the broad aim of creating a more unified, decentralised Wales by developing a town large enough to pull north and south together is an exciting one if done in the right way. How, rather than if, it happens will be all-important.

Wood Chips to Heat New Assembly Building

Many people have been asking what is the large new building on the Ysgol Penweddig playing field close to the railway line. The building is a wood chip biomass plant which will heat both the new National Assembly and County Council Offices across the railway track.

The plant is due to be switched on for the first time in February. The boiler has been designed with enough capacity to also heat Ysgol Penweddig and Plas Crug Leisure Centre and it is hoped that money can be found in the future to make the connections to allow this to happen. The woodchips will be sourced in the Machynlleth and Corris area so will not be travelling far for their weekly delivery. Both the County Council and Assembly buildings are due to open in the Autumn.

Students Back Aberystwyth

Aberystwyth gives students the best all-round university experience in Wales and the eighth best in the UK according to the latest figures just released by the Times. Whilst the quality of courses and staff received good marks, the town itself scored particularly highly in the category 'good community atmosphere'.

The figures add to a survey of students last year which showed Aberystwyth was the top town in the whole of the UK for providing a sense of community and student safety. A University spokesperson said this was an achievement by the people of Aberystwyth. The findings are based on 36,000 student reviews from 56 universities.

In another development, the University is now recommending to new students that they don't bring their cars to the town. This has been much requested by the Town Council as a way of minimising unnecessary traffic in the town.

Major Expansion of Llety Parc Hotel Planned

Plans for a major expansion of the Llety Parc hotel at Parc y Llyn were backed by Ceredigion County Council's Development Control Committee at its meeting yesterday. The proposed trippling in size of the hotel, to accommodate 450 diners with conference facilities for 600, will dramatically alter this important entranceway to Aberystwyth.

However the committee heard that there were still serious concerns that flood risk, a real problem in the area, had not been properly addressed by the plans and held back from giving full approval until this issue has been resolved. They gave planning officers the power to give final approval when they and the Environment Agency, who assess flood risk, are satisfied. In addition the Trunk Road Agency want to see modifications to the Parc y Llyn roundabout to cope with the expected traffic, the developer being expected to pay for much of this. Officers were also asked to ensure that sufficient parking is provided.

There is no doubt that the development will reduce the amount of playing field space in the area and will further urbanise the outskirts of Aberystwyth - both the Welsh Sports Council and National Playing Fields Association are objecting. However the scheme will retain a football pitch, albeit a smaller one than is there at present, and include a tennis court and multi-use sports area.

At the meeting I requested that planning officers look at the possibility of using a small amount of the land to bring a cycle path through to Llanbadarn from Plas Crug Bridge. A few years ago this idea was blocked by the refusal of Llanbadarn Fawr Community Council to allow their play area next to the site to be used for this. A small diversion onto Llety Parc land could allow the path through and Officers agreed to explore this.

The Llety Parc hotel is not universally popular. Despite being a locally owned, independent business, it has the look of a corporate travel lodge. Whilst internet user reviews praise the friendliness of hotel staff they criticise the distance from the town centre and the view of Mcdonalds from the windows. The erosion of further green space, entailed in the new plans, will not impress its detractors. On the other hand there are increasing demands for large conference facilities in the Aberystwyth area which the proposals will help to fulfil. The hotel also employs 37 people and this number will grow if the expansion is allowed.

There is still a considerable amount of work to be done to address flooding and traffic issues before planning permission can be granted. If these can be resolved the growth of Aberystwyth looks set to continue.

Llety Parc website http://www.aberpark.com/

Further Council Cuts for the Coming Year

Cyngor Sir Ceredigion's Cabinet is proposing a budget for 2009/10 that will entail a cut of £4.3 million in its budget compared to last year. The cuts are being proposed despite transferring £600,000 from the Council's reserves and setting Council Tax at an extra 5%. Each department across the Council is being asked to identify further savings to fund the shortfall.

Representations are being made to the National Assembly, particularly Local Government Minister Brian Gibbons, about the poor funding package for County Councils. In turn the Assembly will point to the Westminster government for sticking to the much-criticised Barnett Formula in funding for Wales. The Council Cabinet's financial package will need to be discussed by the Full Council before it can be implemented.

Positive news on crime - if you want to see it

Ceredigion's two main local papers have put very different interpretations on the recently released crime figures for the area.

The Cambrian News headlines with, "New maps show average of 100 crimes a month in Aberystwyth" and begins the article by saying, "Crime levels in Aberystwyth are the highest in Ceredigion...". Since Aberystwyth is more than three times the size of any other town in the County, this is less than surprising - a bit like saying crime levels in Cardiff are the highest in South-east Wales. The article then adds, somewhat more relevantly, that crime levels in the town have actually dropped by 10 per cent.

By contrast, the Cardigan & Teifi-side Advertiser headlines with, "Ceredigion is the Safest", beginning the article with, "Ceredigion is the safest county in England and Wales, according to crime statistics just released. Figures show all types of recorded crime have fallen by a fifth since April".

One has to wonder why many media outlets insist on trying to find a cloud in every silver lining and what effect this has on the way we view the world. Despite what we're told, some things are actually getting better.

The latest crime figures can be found on the newly updated Dyfed-Powys Police website at http://www.dyfed-powys.police.uk/ by clicking on 'Crime Maps / Mapiau Trosedd'.

Cynllunio Diweddaraf / Planning Latest

Y diweddaraf ar geisiadau cynllunio yn ward Bronglais a'r cyffiniau

The latest on planning applications in Bronglais ward and around

Bwthyn, Min y Bryn / Edgehill Road A081044
Erection of an extension and alterations, including demolition work

Diweddaraf / Latest – APPROVED

Ysbyty Bronglais / Bronglais Hospital A080176

Erection of 5 storey extension and 2 storey car park

Outline application (i.e. for the principle of the development)

Diweddaraf / Latest – Discussed at the Development Control Committee on 12th November. The application was DEFERRED, pending agreement with the Trunk Road Agency on road traffic safety on the Penglais Hill side and also subject to the agreement of measures to manage traffic during both the construction and operational period of the development - this will involve the construction of a Park & Ride near the top of Penglais Hill.

Carregwen, Ffordd Llanbadarn Road
A080919
Codi ty datgysylltiedig / Erection of a detached dwelling
In the front garden of the above house, i.e. fronting onto Llanbadarn Road
A080920
Codi ty datgysylltiedig / Erection of a detached dwelling in the rear garden of the above house, i.e. fronting onto St David’s Road.

Mae dau gais adeliadu wedi eu cyflwyno ar gyfer Carregwen ar Ffordd Llanbadarn, rhwng Ffordd Caradog a Ffordd Ddewi. Y llynedd, gwrthodwyd cais i adeiladu tri tŷ yng ngardd y tŷ gan Bwyllgor Rheoli Datblygiad y Cyngor Sir. Nawr mae dau gais arwahan wedi eu cyflwyno ar gyfer dau dŷ yn yr un ardd.

The above two planning applications have been submitted for the garden of Carregwen in Llanbadarn Road, between Caradoc Road and St David's Road. Last year an application to build three houses in the garden of the house was rejected by the County Council’s Development Control Committee. Now two separate applications have been submitted for two houses in the same garden.

Diweddaraf / Latest – This application has been delayed whilst Planning Officers consider their recommendation. The earliest date for decision will be 11th February.

Ysgol Plas Crug School, Coedlan Plas Crug Avenue A080848
Erection of Conservatory
Diweddaraf/ Latest – APPROVED subject to conditions

Llyfygell Genedlaethol / National Library A080810LB
Listed Building Consent - New external wheelchair platform lift, 2 disabled parking bays, relay existing steps adjacent to new platform lift, new access ramp to main entrance, ramps to existing footway.

Mynwent Aberystwyth Cemetery, Ffordd Llanbadarn Road A080587
Erection of a garage and stores and ancilliary accommodation
Diweddaraf / Latest – APPROVED

Plot 6, Llys Ardwyn, Ffordd Ddewi / St David's Road (Hen Safle Penweddig / Old Penweddig site) A080513
Codi ty datgysylltiedig / Erection of a detached dwelling
Darn o dir ar ochr yr ysbyty o'r safle yw Plot 6 ac mae modd ei gyrraedd o'rtracc ger brig Cae'r Gog
Plot 6 is the piece of land on the hospital side of the site, accessible via the track at the top of Cae'r Gog.

Diweddaraf / Latest – The application is being dealt with by outside consultants brought in to help clear the Council’s backlog of planning applications. No objection from Highways Dept.

Other applications so far approved at Llys Ardwyn are:
Phase 1 - 9 flats
Phase 2 - 18 flats
Phase 3 (the old school 'C' Block) - 17 flats (inc. 3 affordable)
4 apartments in the 'Undercroft' (3 as affordable housing)
Houses on plots 1, 2, 3, 4 & 5

Llyfrgell Cenedlaethol Cymru / National Library of Wales A080401
Hewl un ffordd newyddyn cysylltu y Llyfrgell a Champws y Brifysgol
One-way link road between the National Library and the University Campus

Diweddaraf / Latest - No objection from Highways Dept. Awaiting decision.

Northgate House, Stryd y Dollborth / Northgate Street A070273
Gosod 2 uned tewychu wrth ymyl yr adeilad
Installation of 2 condensing units to side of building

Diweddaraf / Latest - Development Control Committee on 18th June decided that the application should be deferred to invite the applicant to relocate the condensing units or, failing the identification of an appropriate site, the carrying out of works to mitigate the sound from the units which is disturbing local residents. Officers were also told to consider imposing restrictions on the operating times of the units. A failure to agree to this will result in refusal of permission and enforcement action. No final resolution as yet.


Gellir gweld y cynlluniau yn Swyddfa Cyngor y Dref yn Neuadd y Dref, Aberystwyth (Ffon 624761). Dylid danfon sylwadau at yr Adran Cynllunio, Neuadd Cyngor Ceredigion, Penmorfa, Aberaeron, Ceredigion, SA46 0PA.

Plans for all applications can be viewed in the Town Council Office in Aberystwyth Town Hall (Tel 624761). Comments can be sent to the Planning Department, Neuadd Cyngor Ceredigion, Penmorfa Aberaeron, Ceredigion, SA46 0PA