HOW BIG A 'NO' DO YOU WANT?

The Sainsbury’s Local supermarket in the village of Caerleon at the site of the Angel Hotel on Goldcroft Common will open before Christmas, and according to the developer will create up to 25 jobs. The demolition of the Angel Hotel is proceeding and construction work is due to begin shortly on the new supermarket, which will have  a footfall of some 385 square metres (with ten parking spaces to the rear).

A work in progress - the site of the Angel

Just after the City Council elections in May last year, the new Labour dominated quietly approved a request from council planning officials to recommend that Sainsbury’s plan to convert the Angel Hotel in Caerleon into a convenience store be approved. The proposals which had been put forward by Hillvale Properties who operated on behalf of Sainsbury’s prompted over 1,700 people to sign petitions against it, and 127 neighbours to write letters of objection.  

Local people told the council that the plan to turn the pub, located on Goldcroft Common, Caerleon, into a 385 square metre retailer with two flats on the first floor would “exacerbate an already dangerous and difficult traffic situation”. Concerns were raised that local shops – several independent retailers including a sandwich shop and a Spar are nearby – would close, while the petition said the historical character and sense of community in Caerleon would be tarnished.

There are also concerns about anti-social behaviour, noise to residents, and parking which is claimed is already at saturation point in the area. As someone who periodically travels on the bus to and from work past the Angel, parking can at times be grim in and around the area of the Angel and traffic congestion is a real  issue.

For reasons beholden unto themselves City planners noted that a new store opening would “enhance” the Caerleon district centre, add to its “retail floorspace” and suggested that the store was unlikely to harm the village centre’s viability. The planners duly noted that the Spar and Pipers News shops may lose trade, but “it is not the role of the planning system to restrict competition”.  This may well be a fair point but what about any real investigation into the economic impact of the development on the village?

The planner had also noted that traffic concerns were “understandable”, but had added “there is no robust evidence” that the proposal would result in “a significant and harmful increase in traffic.” Spaces for seven customer cars during deliveries would meet parking requirements, and Gwent Police had raised no objection to the proposal. The planners had also called for conditions imposing restricted delivery hours.

The recommendation was to proceed with the application, despite any local objections. One question that should be loudly asked is just who is the planning system serving, clearly not the expressed wishes of the residents of Caerleon. I have no doubt that if the City Councillors vote down the proposed development that they will be told that the developer will appeal and keep appealing until they get the result they want and that this will cost a small fortune.

Now, none of this is new, the larger food retailers are systematically targeting the small shopping areas across Wales and the rest of the UK as they aggressively seek every greater profits and a larger market share. If this development goes a head the medium to long term impact on Caerleon will be a loss of trade, jobs and customer choice.  This is not the first time that this has happened in Newport, and it will not be the last.

Back in June 2011  Tesco won their appeal against an initial decision to turn down planning permission for a new store.  Over 500 people had objected to Tesco plans to open an Express store in a dis-used pub, the Black Horse Inn on Somerton Road. The Council planning officers had on that occasion recommended that the application be refused over concerns about congestion and road safety issues and a lack of parking provision.

Local residents also objected on grounds of the impact of the development on existing shops. The Council's planning committee considered the application on 1st April 2009 and rejected the plans. The then planning committee recommended refusal on three grounds - that it would be detrimental to the vitality and viability of nearby retail centres; insufficient parking; substandard access.

The Planning Inspectorate however allowed Tesco to appeal to convert the former Black Horse Inn pub on Somerton Road into an Express store. The Tesco PR machine no doubt rolled out the usual claptrap about creating jobs and boosting the local economy , here should have been little doubt that the planned new Tesco Express store in Somerton, is part of an aggressive business strategy expressly targeting local shops and small businesses in local shopping areas, with a view to taking their trade. This is part of a recognised problem which is taking place across Wales and which does not just relate to Tesco but most of the other larger UK wide retail chains.

The Federation of Small Businesses (FSB) has long noted that the UK loses approximately 2,000 local shops every year and should this continue then by 2015 there will be no independent retailers left in business, something that effects consumers and communities as they effectively lose any real choice in the marketplace. Over recent years across all of Wales, that particularly useful mix of local shops, small businesses and local suppliers have come under increasing pressure as the usual suspects in the shape of “identikit” chain stores have replicated themselves across our towns.

Our planning process has been fundamentally weakened and effectively undermined, as local authorities fear the cost implications of supermarket applications being taken to appeal after appeal if the original outline planning permission is refused. We are proceeding down a slippery slope, when Councillors end up being advised by their officers to grant planning permission less the potential costs of refusing a development proposal from a large company prove to damaging - so much for local democracy!

PUB = SUPERMARKET

Newport City Councillors have delayed making a decision on the controversial plan to convert a Caerleon pub into a convenience store (Sainsbury's) so that councillors to make a site visit. Planning Committee members mirrored hundreds of residents concerns about proposals to turn the Angel Hotel into a Sainsbury’s would create traffic and air pollution problems. The site visit will take place in June and any difficult decision will be made after the council elections on May 3rd.

WHEN A COMMUNITY SAYS ‘NO’ ?

Newport council planning officials have recommend that Sainsbury’s plan to convert the Angel Hotel in Caerleon into a convenience store be approved with conditions by the city’s planning committee when it meets on Wednesday (25th April). The proposals (put forward by Hillvale Properties who are operating on behalf of Sainsbury’s) have prompted over 1,700 people to sign petitions against it, and 127 neighbours have written letters of objection.

Local people have told the council that the plan to turn the pub, located on Goldcroft Common, Caerleon, into a 385 square metre retailer with two flats on the first floor would “exacerbate an already dangerous and difficult traffic situation”. Concerns were raised that local shops – several independent retailers including a sandwich shop and a Spar are nearby – would close, while the petition said the historical character and sense of community in Caerleon would be tarnished.

There are also concerns about anti-social behaviour, noise to residents, and parking which is claimed is already at saturation point in the area. As someone who travels on the bus to and from work past the Angel and parking is grim in and around the area of the Angel and traffic congestion a real issues, at least from where I am sat on bus.

City planners however, noted that a new store opening would “enhance” the Caerleon district centre, adding to its “retail floorspace”, and the store is unlikely to harm the centre’s viability. The planners noted that the Spar and Pipers News shops may lose trade, but “it is not the role of the planning system to restrict competition”. A fair point but what about the investigation into the economic impact of the development on the village?

Planners noted that traffic concerns were “understandable”, but adds “there is no robust evidence” that the proposal will result in “a significant and harmful increase in traffic.” Spaces for seven customer cars during deliveries would meet parking requirements, and Gwent Police had raised no objection to the proposal. Planners have called for conditions imposing restricted delivery hours.

The recommendation is to proceed with the application, despite local objections. One question that should be loudly asked is just who is the planning system serving, clearly not the expressed wishes of the residents of Caerleon. I have no doubt that if the City Councillors vote down the proposed development that they will be told that the developer will appeal and keep appealing until they get the result they want and that this will cost a small fortune.

Now, none of this is new, the larger food retailers are systematically targeting the small shopping areas across the UK as they seek every greater profits and a larger market share. If this development goes a head the medium to long term impact on Caerleon will be a loss of trade, jobs and customer choice. This is not the first time that this has happened in Newport, and it will not be the last.

Back in June 2011 Tesco won their appeal against an initial decision to turn down planning permission for a new store. Over 500 people had objected to Tesco plans to open an Express store in a dis-used pub, the Black Horse Inn on Somerton Road. The Council planning officers had on that occasion recommended that the application be refused over concerns about congestion and road safety issues and a lack of parking provision.

Local residents also objected on grounds of the impact of the development on existing shops. The Council's planning committee considered the application on 1st April 2009 and rejected the plans. The committee recommended refusal on three grounds - that it would be detrimental to the vitality and viability of nearby retail centres; insufficient parking; substandard access.

The Planning Inspectorate however allowed Tesco to appeal to convert the former Black Horse Inn pub on Somerton Road into an Express store. The Tesco PR machine no doubt rolled out the usual claptrap about creating jobs and boosting the local economy, here should have been little doubt that the planned new Tesco Express store in Somerton, is part of an aggressive business strategy expressly targeting local shops and small businesses in local shopping areas, with a view to taking their trade. This is part of a recognised problem which is taking place across Wales and which does not just relate to Tesco but most of the other larger UK wide retail chains.

The Federation of Small Businesses (FSB) has noted that the UK loses approximately 2,000 local shops every year and should this continue then by 2015 there will be no independent retailers left in business, something that effects consumers and communities as they effectively lose any real choice in the marketplace. Over recent years across all of Wales, that particularly useful mix of local shops, small businesses and local suppliers have come under increasing pressure as the usual suspects in the shape of “identikit” chain stores have replicated themselves across our towns.

Our planning process has been fundamentally weakened and undermined, as local authorities fear the cost implications of supermarket applications being taken to appeal after appeal if the original outline planning permission is refused. We are on a slippery slope, when Councillors may be advised by their officers to grant planning permission less the potential costs of refusing a development proposal from a large company prove to damaging - so much for local democracy!

REGENERATION: A PROCESSES NOT AN EVENT?

There was a time when most Government’s would at least pander to the idea of taking a longer more thought out view when it comes to economic development. They would at least try to provide the best conditions and framework to enable the private sector to grow and flourish. Sadly while that concept appears to have quietly died sometime in the 1980’s as politicians concentrated on short term popularity and tax breaks and getting their noses back into the trough after each election.

Much has rightly been made of the state of our High Streets, the economic consequences of their imminent demise and the pressing need to do something about it. No doubt all the politicians will roll out the usual cliches about redevelopment and regeneration and then after having paid some lip service to the idea of reviving our high streets carry with business as usual.

This is not cynicism on my part merely a result of some twenty five years of observation on what has happened to my home town (Newport) and to the small towns of Monmouthshire and much of the Gwent valleys. We have all seen far too much talk over the years and scant action on the part of local politicians and the inhabitants of the Westminster village.

There are two key elements (amongst others) when it comes to creating economic circumstances which will favour the growth and development of small to medium sized local businesses and enterprises. Firstly there is a need to give local high street based businesses a fair and level playing field upon which to operate and secondly there is a need to give the public relatively easy and cheap (If not free) access to the high street.

More locally when it comes to development (or redevelopment for that matter) our Local Authorities need to develop a realistic and sensible long term economic view when it comes to planning policies and regeneration. Planning polices need to favour local businesses and small to medium sized enterprises – there needs to be a more thought out and more consistent approach to dealing with planning applications for in, out and edge of town retail developments.

Our Local Authorities are still far too often tempted by planning gain as developers offer includes, sweeteners and inducements to ease the passage of proposed developments. Council's fear the costs of planning applications (particularly those from larger retailers) being taken to appeal if original outline planning permission is refused. They may even be advised by Council officers of these potential costs if a development proposal involving a larger (potentially more aggressive) retail company goes to appeal - so much for local democracy!

Local Authorities also often fail to have properly researched retailing policies within their development plans. If retailing needs have not been assessed properly then it is very difficult for Local Authority planners to refuse any potentially damaging planning applications from developers, which results in local small businesses, consumers and our communities paying the price.

Since the 1980’s every Westminster Government has talked about promoting the vitality and viability of our small market towns, or at least paid a form of lip service to it. Over the last twenty five years many retail developments have consistently undermined this aim, as local authorities have effectively turned a blind eye to the consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales. The economic reality has fallen well short of the verbal aspiration, a quick look at the damage that has been done to Abergavenny, Chepstow and Monmouth within Monmouth constituency and elsewhere in Wales.

Let’s at least be honest, how can we local regeneration schemes to work, when the once thriving commercial heart of our high streets has already been seriously damaged by an inability to compete with the aggressive tactics of supermarkets and larger retail chains chasing an ever larger market share. More than ever, our planners need to think about the long term economic consequences of planning decisions, to take the longer term view, rather than get fixated on short term financial gains and questionable inducements from developers.

If you live in various parts of Gwent or are intimately familiar with your home community, then over the years you will have noticed that redevelopment / regeneration comes and goes in phases, in any particular community or town regeneration schemes will have cleaned areas up, built in cycle routes, created transport plans, pedestrianised streets, reopened them to traffic, re-pedestrianised them and (as is the case in Newport and no doubt elsewhere) made certain streets shared space with both cars and pedestrians (this is not as crazy an idea as it sounds, and actually works) and so on.

Parking has been restricted, created and removed, made it free and charged for it, bus lanes have been created, removed and the hours when bus lanes operate varied. Now this is all well and good and may reflect the latest trend in regeneration and development, but at the end of the day has it made the places where we live, work and shop any better? Has the regeneration process or scheme increased or generated wealth in our communities or provided people with the opportunities to get jobs, to go into business for themselves or generate wealth?

One of the unintended features of redevelopment is that quite often it is (or is perceived as being) driven from the top down i.e. by elected bodies whether they be Town or County Councils or the National Assembly. Regeneration is a process that merely consults after the plans have been drawn up rather than before, during and after - any process run this way runs the risk of becoming deeply flawed. Local communities and towns and cities of South Wales have over the years has been the recipient of much grant aid, development and redevelopment schemes and initiatives - how can we measure success?

Measuring a regeneration schemes success should be a key factor in any regeneration scheme. This is the key question that needs to be asked - after the cement and the paint has dried, after the development / redevelopment / regeneration professionals have banked the cheque and moved on - have the various schemes made a difference. I mean beyond any immediate physical improvements to the environment, have they made a real difference when it comes to wealth generation in the area affected by the regeneration scheme?

If the end result is in reality a makeover, and the targeted community is no better off, save for being bereft of the 'regeneration funds' that have been effectively syphoned off by professional regeneration companies - is this success? How do you make regeneration projects work beyond the tick box list of the regeneration schemes managers? One key component that is often ignored or marginalised during the regeneration process is the communities greatest resource - its people.

If we truly want to build and develop strong sustainable communities then any regeneration scheme should from the start and at every stage of the process. We don’t need regeneration professionals coming into an area and engaging in a largely token consultation process. They should directly talk to local people (who are an asset to the process) and actually find out what they would like to be done, what they actually want for their community and their town.

Regeneration schemes and projects should be directed from the bottom up rather than the top down model (with a built in token consultation element) that we often seem to pursue. If you are spending public money, then you need to work it hard and squeeze out every possible benefit for the length of the project and afterwards.

We need to maximise the impact locally of the regeneration process and build in local benefits into the tendering process - whether by employing local people, using local resources and / or local skills and local input. If you are reusing or renovating old buildings (and this idea has worked very well in Poland and other places) then any regeneration scheme needs to ensure that old buildings can make a living after the regeneration scheme is finished.

If we do this rather than merely making a token gesture towards public consultation then any regeneration schemes will with hard work deliver tangible benefits for our communities. After all regeneration should be a process not merely an event.

MORE THAN A WATCHING BRIEF?

The decision of the national assembly's enterprise and business committee to study the impact of out of town retail parks, and ask whether enough is being done to help local communities and businesses, should be welcomed. With our local retail sectors were already struggling before the triple whammy of inflation, job insecurity and public spending cuts. The economic fate of our small towns and their regeneration should be a prime focus of the national assembly.

The Federation of Small Businesses in Wales (FSB) has already called for national assembly ministers to draw up a retail strategy to support traders. They, quite rightly, want supermarket schemes to include a study on their effect on local stores and for shopping developments to subsidise space for smaller outlets.

As I have said previously we are in dire need of a new fresh approach to supporting small town and rural businesses, which are the lifeblood of our small towns and the economy across much of rural and non rural Wales. People have now recognised that economic and social problems in our communities are increasing; and the historic Government indifference to local economies and local economic needs cannot be allowed to continue.

The Federation of Small Businesses (FSB) has previously noted that the UK loses approximately 2,000 local shops every year and that of this continues then by 2015 there will be no independent retailers left in business.
Over recent years in the small towns, that once rich mix of local shops, small businesses and local suppliers have come under pressure as the usual suspects in the shape of “identikit” chain stores have replicated themselves across our nation's high streets” rapidly eliminating any real choice from our town centres.

A cynic might wonder if the London based parties close financial relationship with some of the developers (UK wide and more locally) might have had an impact? Over the last twenty five years retail developments have consistently undermined our small towns economic cohesion and vitality, local authorities have either effectively turned a blind eye to the consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales, or even colluded with the developers.

Despite the mistakes of the recent past, it’s not too late, with the abolition of the business rate for small businesses, better thought out more long term economic redevelopment plans and a change in attitude towards our small businesses, local suppliers it is possible to support our small town centres which should be making a significant contribution to our economy. The first step towards fixing this problem is to stop repeating the ill-thought out mistakes of the past, especially when it comes to planning and economic redevelopment.

Every Government since the 1980’s has talked the talk about promoting the vitality and viability of our small market towns, when in even the Conservatives under Mrs. Thatcher recognised the problem, but, did next to nothing to prevent the damage being done to our towns. I and more than a few people expect better from the National Assembly and will follow the proceedings of the national assembly enterprise and business committee with a keen interest.

HERE WE GO!

The news that Tesco have won their appeal against an initial decision to turn down planning permission for a new store, should come as no surprise. Over 500 people objected to Tesco plans to open an Express store in a dis-used pub, the Black Horse Inn on Somerton Road. The Council planning officers recommended that the application be refused as they are concerned about congestion and road safety issues together with a lack of parking provision.

Local residents have also objected on grounds of impact on existing shops. The Council's planning committee considered the application on 1st April 2009 and rejected the plans. The committee recommended refusal on three grounds - that it would be detrimental to the vitality and viability of nearby retail centres; insufficient parking; substandard access.

The Planning Inspectorate however allowed Tesco to appeal to convert the former Black Horse Inn pub on Somerton Road into an Express store. While I have no doubt that the Tesco PR machine will role out the usual claptrap about creating jobs and boosting the local economy, but there can be little doubt that this new Tesco Express store in Somerton, is part of an aggressive business strategy in the Newport area that will expressly target local shops and small businesses in the local shopping area, with a view to taking their trade. Sadly this is part of a recognised problem which is taking place across Wales and which does not just relate to Tesco but most of the other larger UK wide retail chains.

The Federation of Small Businesses (FSB) has noted that the UK loses approximately 2,000 local shops every year and that of this continues then by 2015 there will be no independent retailers left in business, something that effects consumers and communities as they effectively lose any real choice in the marketplace. Over recent years across all of Wales, that once particularly rich mix of local shops, small businesses and local suppliers have come under increasing pressure as the usual suspects in the shape of “identikit” chain stores have replicated themselves across our nation's high streets.

The planning process is being undermined, as when our local authorities fear the cost implications of supermarket applications being taken to appeal after appeal if the original outline planning permission is refused then we are progressing down a slippery slope. When we reach the point that where Councillors may be advised by their officers of the potential costs if a development proposal involving a larger more aggressive retail company is refused and that they could go to appeal - then so much for local democracy!

SUSTAINABLE LOCAL PROSPERITY

We need a new fresh approach to supporting small town and rural businesses, which are the lifeblood of our small towns and the economy across much of rural and non rural Wales. Many people now recognize that economic and social problems are increasing; what was in effect a historical central Government and local Government indifference to local economies and local economic needs cannot be allowed to continue as it has a damaging impact on our communities.

The Federation of Small Businesses (FSB) has noted that the UK is losing 2,000 local shops every year and that of this continues then by 2015 there will be no independent retailers left in business, something that will hit both consumers and our communities hard as they lose any real choice in the marketplace. Over recent years in the small and not so small towns across Wales, the once particularly rich mix of local shops, small businesses and local suppliers have come under increasing pressure as the usual suspects in the shape of “identikit” chain stores have replicated themselves across our nation's high streets.”

A few years ago The Campaign for the Preservation of Rural England report ‘Rural Roulette’, which focuses on the area around the small town of Saxmundan (in Suffolk) revealed that 81 shops surveyed employed 548 people, with 317 employees working part-time. They discovered that local small businesses were very flexible and able to fit in odd hours, at odd times for their staff and that many employees travelled short distances to their place of work and the majority of employees were women.

The Campaign for the Preservation of Rural England noted the following:

• There was a loss of choice as it becomes harder to buy local foods. 64% of the local shops in Fakenham, Norfolk, and 75% of those in Warminster, Wiltshire, closed when new superstores were built in those towns. Most supermarkets sell very little locally sourced produce, with only 1-2% of their turnover coming from local foods, so, when local shops close, the outlet for local produce disappears with them.

• There was a loss of jobs as local businesses close. Supermarket domination of the retail trade puts the local food infrastructure at risk threatening the viability of local abattoirs, wholesalers and small farms and the associated jobs. A study by the National Retail Planning Forum in 1998 of 93 new superstores found that each one resulted in a net loss of 270 local jobs.

• There was a loss of character, as once distinctive lively town centre's become 'clone towns'. Local shops and services depend on each other for survival. As independent shops close, once vibrant market towns can become retail deserts (or ghost towns). Where shops are taken over by national chains, creeping homogenisation creates clone towns.

• There was a loss of landscape when traditional farming practices are discontinued. River valley meadows, marshes, heaths and pastures need to be grazed by livestock to maintain their appearance and wildlife, but the supply of meat from such animals, often traditional breeds, is often considered too small and intermittent to suit supermarket specifications.

Now this is interesting and in truth pretty obvious if you think about it. The Plaid driven One Wales Government has recognised that an economically active local network of food producers, wholesalers and local retailers help to sustain many other jobs within the local economy. Local businesses provide work for trade’s people such as electricians, builders and plumbers – whereas national chains tend to employ people from outside of the area for renovation and repair work. There other beneficial knock on effects with local employment in banking, accountancy, legal advice, insurance, etc – all of which underpin the viability of our small towns and our communities.

We need to develop more sustained long-term initiatives that are designed to promote new and existing businesses in our small towns, in our communities and rural areas. Our often hard-pressed existing small businesses, local retailers and suppliers provide much-needed jobs for local people and provide a linked network of businesses that use each others services and feed the local economy. Small shops and local retailers provide a significant social network for many local people and passers by and add to the long-term viability and vitality of our communities.

I believe that Plaid in Government will make a real difference to the network of inter connected local economies across the whole of Wales by helping our small local businesses to be economically active and to make a real contribution to the local economy. Plaid can do this by giving them a helping hand and a level playing field to ensure that they are still around and economically active and creating jobs and economic opportunities in the heart of our communities giving our communities a prosperous and sustainable economic future.

Support for our Small Towns

I have long said that we need a new fresh approach to supporting small town and rural businesses, which are the lifeblood of our small towns and the rural economy in eastern Gwent and across much of rural Wales. Many people have recognised that for some groups of people in rural areas, economic and social problems are continuing to increasing; effective Government and Local Government indifference to the rural economy and rural economic needs when combined with the promise of significant cuts in public spending (which will hit scant rural public services hardest) will have a damaging impact on our communities.

It is time for David Cameron's Con Dem Government to wake up and to work to repair the damage that has been done to our small towns and our rural communities. The Plaid driven One Wales National Assembly Government has worked hard to actively support and encourage rural economic activity – because as many people realise without a prosperous rural economy many of our smaller communities are at risk of quietly and effectively dying as economic activity fades away.

The Federation of Small Businesses (FSB) has previously noted that the UK loses approximately 2,000 local shops every year and that of this continues then by 2015 there will be no independent retailers left in business, something that will hammer both consumers and our communities as they effectively lose any real choice in the marketplace. Over recent years in the small towns across Wales, that once particularly rich mix of local shops, small businesses and local suppliers have come under increasing pressure as the usual suspects in the shape of “identikit” chain stores have replicated themselves across our nation's high streets.”

The Campaign for the Preservation of Rural England report ‘Rural Roulette’, focused on the area around the small town of Saxmundan (in Suffolk) and revealed that 81 shops surveyed employed 548 people, with 317 employees working part-time. They discovered that local small businesses were very flexible and able to fit in odd hours, at odd times for their staff and that many employees travelled short distances to their place of work and the majority of employees were women.

The Campaign for the Preservation of Rural England further noted the following:

• There was a loss of choice as it becomes harder to buy local foods. 64% of the local shops in Fakenham, Norfolk, and 75% of those in Warminster, Wiltshire, closed when new superstores were built in those towns.Most supermarkets sell very little locally sourced produce, with only 1-2% of their turnover coming from local foods, so, when local shops close, the outlet for local produce disappears with them.
  
  
• There was a loss of jobs as local businesses close. Supermarket domination of the retail trade puts the local food infrastructure at risk threatening the viability of local abattoirs, wholesalers and small farms and the associated jobs. A study by the National Retail Planning Forum in 1998 of 93 new superstores found that each one resulted in a net loss of 270 local jobs.
  
  
• There was a loss of character, as once distinctive lively town centre's become 'clone towns'. Local shops and services depend on each other for survival. As independent shops close, once vibrant market towns can become retail deserts (or ghost towns). Where shops are taken over by national chains, creeping homogenisation creates clone towns.
  
  
• There was a loss of landscape when traditional farming practices are discontinued. River valley meadows, marshes, heaths and pastures need to be grazed by livestock to maintain their appearance and wildlife, but the supply of meat from such animals, often traditional breeds, is often considered too small and intermittent to suit supermarket specifications.

Our small (and not so small) towns and communities need an economically active local network of food producers, wholesalers and local retailers to not only help to sustain many other jobs within the local economy but to grow local employment. Local businesses provided work for local trades people such as electricians, builders and plumbers – whereas national chains tend to employ people from outside of the area for renovation and repair work. There other beneficial knock on effects with local employment in banking, accountancy, legal advice, insurance, etc – all of which underpin the viability of our small towns - as small businesses also trade with each other.

We need to develop more sustained long-term initiatives to actively promote new and existing businesses in our small towns, our rural areas and all of our communities, whatever their shape and size. Our often hard-pressed existing small businesses, local retailers and suppliers provide much-needed jobs for local people and provide a linked network of businesses that use each other's services and feed the local economy. Small shops and local retailers provide a significant social network for  many local people and passers by and add to the long-term viability and vitality of our communities.

While every Government (since the 1980’s) has talked about promoting the vitality and viability of our small market towns, they have accomplished little as over the last twenty years retail developments have consistently undermined this much vaunted aim. Local authorities have effectively turned a blind eye to the economic consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales. The sad fact is that the economic reality has fallen well short of the verbal aspiration, just look at the damage that has been done to Abergavenny, Chepstow and Monmouth within Monmouth constituency and elsewhere in Wales.

Can we seriously expect our Local Authorities local regeneration schemes to work, when the once thriving commercial heart of our high streets has already been seriously damaged by an inability to compete on level terms with the increasingly aggressive tactics of supermarkets and retail chains who are chasing an ever larger market share. Our planners need to think about the long term economic consequences of planning decisions, to take the longer term view, rather than get fixated on short term financial gains and questionable inducements from developers.

The reality is that We need our small local businesses to be economically active and making a contribution to the local economy and Government at all levels should provide a helping hand and a level playing field to ensure that they are still around and economically active in the heart of our communities in future years. 

DEVELOPING THE VISION

The Plaid driven One Wales National Assembly Government is aiming to take a longer more thought out view when it comes to economic development. One part of the process that is being admirably addressed by Plaid leader and Economy Minister Ieuan Wyn Jones AM ,Deputy First Minister is economic development with “Economic Renewal: A New Direction” which sets out the role the One Wales government should play in providing the best conditions and framework to enable the private sector to grow and flourish.

There are however, two key elements (amongst others) when it comes to creating economic circumstances which will favour the growth and development of small to medium sized local businesses and enterprises. One key element is planning policy especially comes to development (or redevelopment for that matter) our Local Authorities need to develop a realistic and sensible long term economic view when it comes to planning policies to match that being developed by the National Assembly.

To match the economic vision we need a planning process that favours local businesses and small to medium sized enterprises - we need to have much better thought out and far more consistent planning policies for in, out and edge of town retail developments - before our communities are damaged beyond repair. Our Local Authorities are far too often tempted by planning gain as developers offer includes, sweeteners and inducements to ease the passage of proposed developments.

County Council's fear the costs of supermarket applications being taken to appeal if original outline planning permission is refused - they may be advised by officers of the potential costs if a development proposal involving a larger more aggressive retail company goes to appeal - so much for local democracy! Now to make matters worse Local Authorities often fail to have properly researched retailing policies within their development plans.

If retailing needs have not been assessed then it is very difficult for Local Authority planners to refuse any potentially damaging planning applications from developers, and local small businesses and consumers end up playing the price. Every Government since the 1980’s has talked about promoting the vitality and viability of our small market towns, yet, over the last twenty years retail developments have consistently undermined this aim, as local authorities have effectively turned a blind eye to the consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales.

The economic reality has fallen well short of the verbal aspiration, just look at the damage that has been done to Abergavenny, Chepstow and Monmouth within Monmouth constituency and elsewhere in Wales. Can we seriously expect our Local Authorities local regeneration schemes to work, when the once thriving commercial heart of our high streets has already been seriously damaged by an inability to compete on level terms with the increasingly aggressive tactics of supermarkets and retail chains who are chasing an ever larger market share.

More than ever, our planners need to think about the long term economic consequences of planning decisions, to take the longer term view, rather than get fixated on short term financial gains and questionable inducements (why not call them what they are "backhanders") from developers. They need to support local small to medium sized enterprises and support local communities with well developed and well thought out planning policies.

TIME TO SORT OUT THE PLANNING PROCESS

The One Wales National Assembly Government and our Local Authorities need to develop a long term economic view when it comes to planning policies, we need to have much better thought out and far more consistent planning policies for in, out and edge of town retail developments -before our communities are damaged beyond repair.

Our Local Authorities are often tempted by planning gain as developers offer includes, sweeteners and inducements to ease the passage of proposed developments. County Council’s fear the costs of supermarket applications being taken to appeal if initial planning permission is refused. To make matters worse Local Authorities often fail to have properly researched retailing policies within their development plans.

If retailing needs have not been assessed then it is very difficult for Local Authority planners to refuse any potentially damaging planning applications from developers, and local small businesses and consumers end up playing the price.

Every Government since the 1980’s has talked about promoting the vitality and viability of our small market towns, yet, over the last twenty years retail developments have consistently undermined this aim, as local authorities have effectively turned a blind eye to the consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales. The economic reality has fallen well short of the verbal aspiration, just look at the damage that has been done to Abergavenny, Chepstow and Monmouth within Monmouth constituency and elsewhere in Wales.

Can we seriously expect our Local Authorities local regeneration schemes to work, when the once thriving commercial heart of our high streets has already been seriously damaged by an inability to compete on level terms with the increasingly aggressive tactics of supermarkets and retail chains who are chasing an ever larger market share.

More than ever, our planners need to think about the long term economic consequences of planning decisions, to take the longer term view, rather than get fixated on short term financial gains and questionable inducements (why not call them what they are "backhanders") from developers.