Registered Charity Number:515757
|
The Porthcawl Civic Trust Society was formed in 1970 and is one of a number of Civic Trusts to be found in Wales.
The main aims of the Civic Trust are:
|
1. Data Protection:
The only information held electronically by the Porthcawl Civic Trust Society is the email addresses of those members who have expressed a willingness to receive information by email. Members' email addresses are not made available to third parties.
2 History of Porthcawl (February 2020):
The Society has produced 3 reports under the general heading 'Porthcawl: Much More Than Meets the Eye' and and a fourth report will be completed as time permits. All reports are over 100 pages long. The 3 reports are now available for veiwing and downloading.
The following is a very brief synopsis of each report.
Stage 1 covers the early residential area of the town ie The Square, Dock Street, Hillsboro Place etc together with the history of the inner and outer docks, the Eastern Prom. the Jennings Warehouse and Cosy Corner.
b) Stage 11 Part A, covers Newton, Nottage and the western part of the Porthcawl It looks at the history of the Rest Home, Rest Bay, Locks Common and the Prom and some of the main buidings in that area. The deveopment of golf and sea sports is also examined
c) Stage 11, Part B, covers 'old Porthcawl', as well as South Road, John Street, Wells Street, Lias Road, Station Hill and New Road. It also includes the areas around Griffin Park, the fairground and Trecco Bay Holiday Park.
d) The final report will concentrate on those areas of the town that haven't previously been covered.
In order to download the reports, please go to the History Of Porthcawl
The following is a very brief synopsis of each report.
Stage 1 covers the early residential area of the town ie The Square, Dock Street, Hillsboro Place etc together with the history of the inner and outer docks, the Eastern Prom. the Jennings Warehouse and Cosy Corner.
b) Stage 11 Part A, covers Newton, Nottage and the western part of the Porthcawl It looks at the history of the Rest Home, Rest Bay, Locks Common and the Prom and some of the main buidings in that area. The deveopment of golf and sea sports is also examined
c) Stage 11, Part B, covers 'old Porthcawl', as well as South Road, John Street, Wells Street, Lias Road, Station Hill and New Road. It also includes the areas around Griffin Park, the fairground and Trecco Bay Holiday Park.
d) The final report will concentrate on those areas of the town that haven't previously been covered.
In order to download the reports, please go to the History Of Porthcawl
3 Porthcawl Regeneration (July 2018)
Copied below is a letter sent to the Porthcawl Town Council on 23rd July.2018
Dear Councillor Clarke
Porthcawl Regeneration
I think you will agree that the strong public attendance at the town council meeting held on 14th June demonstrates the real interest that Porthcawl residents have in the future of their town. Few, if any, will have gone home singing the praises of Councillor Charles Smith and Andrew Parry Jones.
We fully understand the problems that BCBC face but, nevertheless, when considering any regeneration of the town, the priority must be that such regeneration will benefit both residents and visitors The plans put forward on 14th June ignore this important aim. So let’s look at the proposals in a little more detail.
There was some good news in that the Eastern Prom will be given a new lease of life, improvements will be made to Hillsboro Car Park and, seemingly, the Harlequin building will be saved (more about this later). Just about everything else was a disappointment. To quote some of the comments made by members of the Society, the plans are ‘horrific’, ‘a disaster’, ‘lacking in imagination, and will ’sink any idea of Porthcawl being a premier seaside resort’.
There are bound to be mixed opinions about the planned supermarket. Responses from our members on this issue have been limited, but those who have commented have all been against the idea of a second supermarket, mainly because of the perceived adverse effect on other businesses in the town. At the meeting on 14th June, councillors discussed the problem of the reduced footfall in John Street and there is concern that a second supermarket on Salt Lake will do nothing to reverse this trend, especially as it will be placed away from the town centre. As it is, a number of shops in John Street have recently closed or are due for closure. However, this is not a simple matter and it is recognised that many of our members would welcome the additional choice and competition that a second supermarket will bring to the town.
It is shameful that BCBC councillors are so lacking in vision that they regard Porthcawl as a town which will only attract a ‘budget’ hotel which, we understand, is to be sited on the present car parking area at the end of Dock Street. This indicates a real lack of confidence in the town. Surely, if there is to be a hotel, it needs to be more upmarket, most preferably with conference facilities. The future of the Harlequin building seems to be dependent on the building of this hotel. What will happen to the Harlequin building if the hotel doesn’t materialize?
Councillor Charles Smith also mentioned the possibility of building a second, boutique hotel. According to the report on in the Gazette, there is a proposal to build this hotel on the former Dunraven Flats and Glamorgan Holiday Home sites which would certainly make good use of that unsightly area and, presumably, would not take up any precious car parking spaces. At the meeting on 14th June, Councillor Smith seemed to suggest that the building of this second hotel will be dependent on some form of assurance that the Royal Porthcawl Golf Club will attract regular important competitions. How such an assurance can be obtained is unclear.
The proposal to build 4 or 5 storey blocks of flats on Salt Lake is beyond words, especially as the Society has been advised by a local estate agent that these would not be easy to sell The Society had hoped that, with the Evans families out of the equation, BCBC would come up with improved plans for Salt Lake car park but our hopes have been dashed. Again, according to the report in the Gazette, Councillor Smith has stated that housing to be built behind the supermarket is likely to be ‘quite dense’. It would be useful if we could see a map showing exactly where the housing is to be built.
This leaves the vague idea of some form of leisure facility which may be built in 5 years, 10 years time? The report in the Gazette suggests that, initially, the land set aside for this purpose could be leased out and possibly be used as a skating rink in the winter and for housing a big wheel in the summer. We need to have far more details about this development before we are convinced that it will ever come into fruition.
And car parking!! One thing that isn’t included in the Gazette’s report is the admission by Councillor Charles Smith that there will be a reduction in car parking facilities available in the town. Salt Lake will no longer be available as a car park and some of the spaces at the Hillsboro Place car park will need to be set aside for the budget hotel. We cannot see how adding car parking spaces to the Portway will ease the problem. I’m sure that it is unnecessary to set out the difficulties that will be caused by any reduction in car parking - this is clear to everyone except, it seems, BCBC planners.
So, this is the message we will be sending out:
Come to Porthcawl. Come and see our new blocks of flats, our dense housing, our new supermarket and our budget hotel But don’t come by car because there’s nowhere to park.
Another important aspect not mentioned by BCBC is the need to have an integrated transport system, in the form of a light railway or Metro linking Porthcawl with Bridgend and beyond. This would, at least, go some way to overcoming the car parking problem the town already faces at certain times of the year.
So what would the Society like to see?
While it is relatively easy to say what the town doesn’t want, it is more difficult to express what residents would like to see. Ask 100 people to express their views and there would probably be 100 different replies.
The Society’s view, which has broad support from its members, is that, as far as possible, Salt Lake should be split into two, with the area alongside the Portway being used for car parking and the area alongside the Eastern Prom being landscaped and left as an amenity area. This would leave sufficient open space to allow for some form of leisure facility to be built at a later date
We suggest that BCBC produce both a map and a costing for the improvements to Hillsboro car park and the Eastern Prom as well as for the plans that we have suggested for Salt Lake, bearing in mind the revenue that BCBC would attract from the car parking elements. Add to this the £3m which BCBC wish to recover from buying out the Evans families. Once this costing has been produced, BCBC should then put fresh proposals and/or alternatives to the town. These should be set out at a town meeting which BCBC have, so far, refused to consider.
The Society would welcome the opportunity to discuss these proposals with the Town Council and would be happy to arrange a meeting at your convenience. If BCBC is adamant that there is no alternative but to press ahead with the ideas already put forward or continues with its decision not to call a town meeting, the Society suggests that our two organisations call such a meeting which we are confident would be well attended.
We have a once in a lifetime opportunity to make Porthcawl into the best it can be.
Don’t let’s waste it.
Yours sincerely
Dear Councillor Clarke
Porthcawl Regeneration
I think you will agree that the strong public attendance at the town council meeting held on 14th June demonstrates the real interest that Porthcawl residents have in the future of their town. Few, if any, will have gone home singing the praises of Councillor Charles Smith and Andrew Parry Jones.
We fully understand the problems that BCBC face but, nevertheless, when considering any regeneration of the town, the priority must be that such regeneration will benefit both residents and visitors The plans put forward on 14th June ignore this important aim. So let’s look at the proposals in a little more detail.
There was some good news in that the Eastern Prom will be given a new lease of life, improvements will be made to Hillsboro Car Park and, seemingly, the Harlequin building will be saved (more about this later). Just about everything else was a disappointment. To quote some of the comments made by members of the Society, the plans are ‘horrific’, ‘a disaster’, ‘lacking in imagination, and will ’sink any idea of Porthcawl being a premier seaside resort’.
There are bound to be mixed opinions about the planned supermarket. Responses from our members on this issue have been limited, but those who have commented have all been against the idea of a second supermarket, mainly because of the perceived adverse effect on other businesses in the town. At the meeting on 14th June, councillors discussed the problem of the reduced footfall in John Street and there is concern that a second supermarket on Salt Lake will do nothing to reverse this trend, especially as it will be placed away from the town centre. As it is, a number of shops in John Street have recently closed or are due for closure. However, this is not a simple matter and it is recognised that many of our members would welcome the additional choice and competition that a second supermarket will bring to the town.
It is shameful that BCBC councillors are so lacking in vision that they regard Porthcawl as a town which will only attract a ‘budget’ hotel which, we understand, is to be sited on the present car parking area at the end of Dock Street. This indicates a real lack of confidence in the town. Surely, if there is to be a hotel, it needs to be more upmarket, most preferably with conference facilities. The future of the Harlequin building seems to be dependent on the building of this hotel. What will happen to the Harlequin building if the hotel doesn’t materialize?
Councillor Charles Smith also mentioned the possibility of building a second, boutique hotel. According to the report on in the Gazette, there is a proposal to build this hotel on the former Dunraven Flats and Glamorgan Holiday Home sites which would certainly make good use of that unsightly area and, presumably, would not take up any precious car parking spaces. At the meeting on 14th June, Councillor Smith seemed to suggest that the building of this second hotel will be dependent on some form of assurance that the Royal Porthcawl Golf Club will attract regular important competitions. How such an assurance can be obtained is unclear.
The proposal to build 4 or 5 storey blocks of flats on Salt Lake is beyond words, especially as the Society has been advised by a local estate agent that these would not be easy to sell The Society had hoped that, with the Evans families out of the equation, BCBC would come up with improved plans for Salt Lake car park but our hopes have been dashed. Again, according to the report in the Gazette, Councillor Smith has stated that housing to be built behind the supermarket is likely to be ‘quite dense’. It would be useful if we could see a map showing exactly where the housing is to be built.
This leaves the vague idea of some form of leisure facility which may be built in 5 years, 10 years time? The report in the Gazette suggests that, initially, the land set aside for this purpose could be leased out and possibly be used as a skating rink in the winter and for housing a big wheel in the summer. We need to have far more details about this development before we are convinced that it will ever come into fruition.
And car parking!! One thing that isn’t included in the Gazette’s report is the admission by Councillor Charles Smith that there will be a reduction in car parking facilities available in the town. Salt Lake will no longer be available as a car park and some of the spaces at the Hillsboro Place car park will need to be set aside for the budget hotel. We cannot see how adding car parking spaces to the Portway will ease the problem. I’m sure that it is unnecessary to set out the difficulties that will be caused by any reduction in car parking - this is clear to everyone except, it seems, BCBC planners.
So, this is the message we will be sending out:
Come to Porthcawl. Come and see our new blocks of flats, our dense housing, our new supermarket and our budget hotel But don’t come by car because there’s nowhere to park.
Another important aspect not mentioned by BCBC is the need to have an integrated transport system, in the form of a light railway or Metro linking Porthcawl with Bridgend and beyond. This would, at least, go some way to overcoming the car parking problem the town already faces at certain times of the year.
So what would the Society like to see?
While it is relatively easy to say what the town doesn’t want, it is more difficult to express what residents would like to see. Ask 100 people to express their views and there would probably be 100 different replies.
The Society’s view, which has broad support from its members, is that, as far as possible, Salt Lake should be split into two, with the area alongside the Portway being used for car parking and the area alongside the Eastern Prom being landscaped and left as an amenity area. This would leave sufficient open space to allow for some form of leisure facility to be built at a later date
We suggest that BCBC produce both a map and a costing for the improvements to Hillsboro car park and the Eastern Prom as well as for the plans that we have suggested for Salt Lake, bearing in mind the revenue that BCBC would attract from the car parking elements. Add to this the £3m which BCBC wish to recover from buying out the Evans families. Once this costing has been produced, BCBC should then put fresh proposals and/or alternatives to the town. These should be set out at a town meeting which BCBC have, so far, refused to consider.
The Society would welcome the opportunity to discuss these proposals with the Town Council and would be happy to arrange a meeting at your convenience. If BCBC is adamant that there is no alternative but to press ahead with the ideas already put forward or continues with its decision not to call a town meeting, the Society suggests that our two organisations call such a meeting which we are confident would be well attended.
We have a once in a lifetime opportunity to make Porthcawl into the best it can be.
Don’t let’s waste it.
Yours sincerely
4. Porthcawl Regeneration (October 2019)
Let’s start off on a positive note.
The sea defences for the Harbour area, the Eastern Prom and Sandy Bay seem well on the way and this will enable further development in Porthcawl. The plans for the Eastern Prom look very encouraging. If they come to fruition, they will considerably improve the sea front area for both residents and holiday makers. The proposal for tidying up Hillsboro car park and improving access to the town is also welcome. But, as an old Disney caption says, ’That’s all folks’
The real bone of contention remains the plan for developing Salt Lake car park. Briefly, the intention is to develop Salt Lake, Hillsboro car park and the Eastern Prom in phases, namely:
The sea defences for the Harbour area, the Eastern Prom and Sandy Bay seem well on the way and this will enable further development in Porthcawl. The plans for the Eastern Prom look very encouraging. If they come to fruition, they will considerably improve the sea front area for both residents and holiday makers. The proposal for tidying up Hillsboro car park and improving access to the town is also welcome. But, as an old Disney caption says, ’That’s all folks’
The real bone of contention remains the plan for developing Salt Lake car park. Briefly, the intention is to develop Salt Lake, Hillsboro car park and the Eastern Prom in phases, namely:
- Phase 1. Land on The Green at the northern end of Salt Lake, to be set aside for a food store. As The Green is an open public space, no development should take place and there have been a number of organisations that have objected to this particular proposal.
- Phase 2. An area of land immediately to the east of the food store has been set aside for ‘residential’ use
- Phase 3. Hillsboro car park will be set aside for ‘mixed leisure & town car park’. No details are known
- Phase 4. Improvements to the Eastern Prom
- Phases 5 and 6. The main part of Salt Lake has been set aside for residential use
- Phase 6. The southern end of Salt Lake is earmarked for Leisure purposes. Again, no details are known though based on a previous meeting held with BCBC, it is likely that this will be a commercial venture.
- BCBC’s planning brief states that a new food store should improve the commercial vitality and viability of the town centre. The Society’s view, which is shared by a number of other organisations, is that placing the food store on The Green, at the northern end of Salt Lake, will do nothing to achieve that aim, indeed it is much more likely that business in John Street will suffer. If there is to be a new food store, it should be placed at the end of Dock Street which would at least increase the chances of shoppers visiting the town centre after they have done their main shop.
- It is the Society’s understanding that the residential area will consist mainly, possibly entirely, of multi storey blocks of flats and it is unclear how turning Salt Lake into a such a residential area will help develop Porthcawl to become the premier seaside resort envisaged by BCBC. It is very unlikely that increased numbers of holiday makers will flock to Porthcawl to see a new food storet and blocks of flats.
- Of major concern is the considerable loss of car parking facilities. The loss of Salt Lake will, in itself, cause problems especially on sunny weekends when there is an increased demand for car parking spaces and Salt Lake is well utilised. And it is difficult to imagine what will happen when major events take place in the town such as the Elvis Festival, which has been calculated to have an economic impact of over £6m. Side streets are already well used for car parking and such a measure will only worsen matters
It is the Society’s view, the side of Salt Lake running alongside the Portway should remain available for car parking. The side running alongside the Eastern Prom should be landscaped and left as an open community area. In the fullness of time, and after public consultation, the area could then be developed for leisure purposes. It is understood that there is a need for more housing, including social housing, and this should be concentrated on Sandy Bay which BCBC has already been earmarked for residential use.
On several occasions, the Society has called for a public meeting in order to discuss regeneration but BCBC have repeatedly declined such a request – presumably because they anticipate an unfavourable outcome.
On several occasions, the Society has called for a public meeting in order to discuss regeneration but BCBC have repeatedly declined such a request – presumably because they anticipate an unfavourable outcome.
5. Regeneration (April 2020)
There has been a deathly silence from BCBC over the past 6 months or so with the result that there is little new to report. However, there are one or two matters to comment on.
First some positive news – the old Harlequin Building on Hillsboro car park has been saved. Unfortunately, due to its very poor state, the building has virtually had to be rebuilt but, as far as we can tell, the finished product will closely resemble the size and design of the original building. We have no information regarding the building’s future use.
Towards the end of last year the Society was informed that BCBC had set up a Regeneration Consultative Group although this had not been confirmed. However, in November 2019, the Wales Audit Office wrote to BCBC to say that an examination of the Porthcawl Resort Investment Focus Programme Delivery showed that ‘There is limited formal involvement and input to ensure that the full diversity of stakeholders is represented’. By ‘stakeholders’ we assume this should include local residents and their representatives. Given this, we consider it is reasonable that the Town Council and other local organisations such as the Civic Trust, should be included. In December, Suzy Davies, AM, wrote to Cllr Huw David, Leader of BCBC, to ask how BCBC intended to collaborate with stakeholders and community groups regarding the Masterplan for Porthcawl. In his reply, Cllr David states that ‘in July last year and earlier this month, sessions were held with a representative group of young people from Porthcawl Comprehensive School on planning for future development and land use allocations, within the Porthcawl regeneration area’ and we fully endorse this involvement of the youth of the town. However, it seems that the discussions concentrated almost entirely on the new Local Development Plan (LDP) and the main issue involved in the town’s regeneration ie the future of Salt Lake and Hillsboro car parks, was not included. Neither can it be said that these sessions can be regarded as a form of collaboration with stakeholders and community groups. In the second paragraph of Cllr David’s letter he states that ‘The Authority is always seeking to identify different ways of directly consulting with groups and organisations which don’t always engage in more traditional consultative events.’ Can this be interpreted as meaning that there will be no face to face meetings with the Town Council and other organisations such as the Civic Trust?
Despite the clear concerns expressed regarding the location of a new convenience store at the northern end of Salt Lake car park, there has been no indication that BCBC is prepared to reconsider the matter. As said in the past, the Society is well aware that there are mixed feelings about the need of another store and, as a result, the Executive Committee has to take a neutral stance. However, there is widespread agreement that any new store should be located as near to the town centre as possible. An item included in a planning brief put to councillors in July 2019, said that the new supermarket should improve the commercial vitality and viability of the town centre but, as yet, BCBC has been unable or unwilling to explain how the proposed location of the new store will achieve this aim. The fear is that shoppers will simply go to the new store, do their shopping and then return home. The proposed location of the store will do nothing to encourage shoppers to visit John Street once they have completed their main shop.
Another serious concern remains the considerable reduction in car parking spaces if, as intended, Salt Lake car park in urbanised. It is accepted that the car park is not always fully utilised but on warm sunny weekends (and with climate change the number is likely to increase) it is not unusual to see 200 or so cars making use of the space. And at certain times of the year e.g the Elvis Festival and the firework displays, the car park can be crowded. The loss of Salt Lake as a car park will put more pressure on the town car park and Hillsboro car park which, in turn, is likely to disadvantage local residents who drive into town to do their shopping. It is also likely to discourage visitors to the town who will find it increasingly difficult to find parking spaces. There are a number of supermarkets within a short drive from the town, each with ample car parking facilities, that are willing and able to take on additional trade. This will do nothing to support the commercial viability of local businesses. As a further point, we are concerned that the plans for Salt Lake could have a serious impact on the recreational ambience of Griffin Park. Although not in the pristine condition it has enjoyed in the past, Griffin Park is still a very important part of the town’s amenities, used by both younger children and as a ‘hang out’ place for teenagers who have few places of their own to meet.
First some positive news – the old Harlequin Building on Hillsboro car park has been saved. Unfortunately, due to its very poor state, the building has virtually had to be rebuilt but, as far as we can tell, the finished product will closely resemble the size and design of the original building. We have no information regarding the building’s future use.
Towards the end of last year the Society was informed that BCBC had set up a Regeneration Consultative Group although this had not been confirmed. However, in November 2019, the Wales Audit Office wrote to BCBC to say that an examination of the Porthcawl Resort Investment Focus Programme Delivery showed that ‘There is limited formal involvement and input to ensure that the full diversity of stakeholders is represented’. By ‘stakeholders’ we assume this should include local residents and their representatives. Given this, we consider it is reasonable that the Town Council and other local organisations such as the Civic Trust, should be included. In December, Suzy Davies, AM, wrote to Cllr Huw David, Leader of BCBC, to ask how BCBC intended to collaborate with stakeholders and community groups regarding the Masterplan for Porthcawl. In his reply, Cllr David states that ‘in July last year and earlier this month, sessions were held with a representative group of young people from Porthcawl Comprehensive School on planning for future development and land use allocations, within the Porthcawl regeneration area’ and we fully endorse this involvement of the youth of the town. However, it seems that the discussions concentrated almost entirely on the new Local Development Plan (LDP) and the main issue involved in the town’s regeneration ie the future of Salt Lake and Hillsboro car parks, was not included. Neither can it be said that these sessions can be regarded as a form of collaboration with stakeholders and community groups. In the second paragraph of Cllr David’s letter he states that ‘The Authority is always seeking to identify different ways of directly consulting with groups and organisations which don’t always engage in more traditional consultative events.’ Can this be interpreted as meaning that there will be no face to face meetings with the Town Council and other organisations such as the Civic Trust?
Despite the clear concerns expressed regarding the location of a new convenience store at the northern end of Salt Lake car park, there has been no indication that BCBC is prepared to reconsider the matter. As said in the past, the Society is well aware that there are mixed feelings about the need of another store and, as a result, the Executive Committee has to take a neutral stance. However, there is widespread agreement that any new store should be located as near to the town centre as possible. An item included in a planning brief put to councillors in July 2019, said that the new supermarket should improve the commercial vitality and viability of the town centre but, as yet, BCBC has been unable or unwilling to explain how the proposed location of the new store will achieve this aim. The fear is that shoppers will simply go to the new store, do their shopping and then return home. The proposed location of the store will do nothing to encourage shoppers to visit John Street once they have completed their main shop.
Another serious concern remains the considerable reduction in car parking spaces if, as intended, Salt Lake car park in urbanised. It is accepted that the car park is not always fully utilised but on warm sunny weekends (and with climate change the number is likely to increase) it is not unusual to see 200 or so cars making use of the space. And at certain times of the year e.g the Elvis Festival and the firework displays, the car park can be crowded. The loss of Salt Lake as a car park will put more pressure on the town car park and Hillsboro car park which, in turn, is likely to disadvantage local residents who drive into town to do their shopping. It is also likely to discourage visitors to the town who will find it increasingly difficult to find parking spaces. There are a number of supermarkets within a short drive from the town, each with ample car parking facilities, that are willing and able to take on additional trade. This will do nothing to support the commercial viability of local businesses. As a further point, we are concerned that the plans for Salt Lake could have a serious impact on the recreational ambience of Griffin Park. Although not in the pristine condition it has enjoyed in the past, Griffin Park is still a very important part of the town’s amenities, used by both younger children and as a ‘hang out’ place for teenagers who have few places of their own to meet.
6 Regeneration (September 2020)
BCBC’s Cabinet has now formally approved the regeneration plans for Porthcawl. Briefly, these comprise
- Purchasing small pieces of land in the Coney Beach area so allowing access to Sandy Bay. This would enable future phases of regeneration which includes the extension of Griffin Park, a new roundabout and access road and a mix of new residential and commercial development as well as a proposed new school.
- Improvements to the Hillsboro and John Street car parks
- Improvements to the Eastern Prom as previously announced
None of these seem particularly controversial though there are, as yet, no details.
However, there is still considerable concern over the plans for Salt Lake. Again briefly, these comprise
However, there is still considerable concern over the plans for Salt Lake. Again briefly, these comprise
- A new food store on the Green at the northern end of Salt Lake
- Housing adjacent to the food store
- More housing at the centre of Salt Lake
- A leisure attraction on the remaining quarter of Salt Lake next to the harbour
7. Regeneration (October 2020)
A letter sent to BCBC Council Leader Huw David is below:
Dear Councillor David
Porthcawl Regeneration
It is noted that at a meeting held on 15 September, BCBC’s Cabinet formally agreed to the proposals for the regeneration of Porthcawl. An item dated 18 September on the BCBC website gives more details and I would now like to comment on behalf of the Porthcawl Civic Trust Society (the Society).
To start on a positive note, the website item stated that ‘... At Coney Beach and Sandy Bay, negotiations are underway with owners of several small pockets of land needed for future phases of the regeneration, which includes the extension of Griffin Park, a new roundabout and access road, and a mix of new residential and commercial development as well as a proposed new school’. It should be made clear that the Society has no argument with these broad plans though the devil will, of course, be in the detail. Similarly, an earlier plan for the development on the Eastern Prom looks promising.
However, the Society is still very concerned about the proposed development of Salt Lake car park and The Green (at the northern end of the car park) It is proposed that a new food store be built on The Green and that the land adjacent to the store will be developed for housing. The BCBC website goes on to say that ‘... Two more phases of housing development will be taken forward in the centre of the Salt Lake site’ while ‘...The remaining quarter of the Salt Lake site near the marina has been marked for a new leisure attraction’. Again, the Society welcomes the creation of a ‘leisure attraction’ though based on the original plan for the area, the leisure scheme is at the tail end of the overall development and there is no indication what form it will take. The website also states that ‘... a new Porthcawl Terminus is being developed opposite the food store as part of the South East Wales Metro Plus initiative’ though it is not clear whether this will be located on Salt Lake.
When the proposal for a new food store was first mooted, a spokesperson for BCBC stated the new store ‘... should improve the vitality and viability of the town centre’. To date, no-one from BCBC has been willing or able to explain the rationale behind that statement. The Society is aware that while some of its members welcome the increased choice the new store will bring, others are concerned about the impact the new store will have on other businesses in the town. For this reason, the Society has suggested that the new store should be located on Hillsboro car park so, hopefully, encouraging more shoppers to access John Street after they have completed their main shop.
Another area of concern is the lack of car parking in the town if Salt Lake car park is urbanised. The Society has long argued that Salt Lake should be retained as a town amenity with the western side being retained as a car park and the eastern side landscaped. In the fullness of time and after consultation with the town’s residents, the area could then be developed as a tourist attraction.
However, the Society’s main area of concern is the apparent lack of any meaningful consultation. This is despite the criticism levelled at BCBC in November 2019 by the Wales Audit Office who stated that an examination of the Porthcawl Resort Investment Focus Program showed that ‘ ...There is limited formal involvement and input to ensure that the full diversity of stakeholders is represented’ This criticism seems to have been ignored by BCBC insofar as stakeholders, including the various organisations that represent the residents of the town, in particular the Porthcawl Town Council, have not been approached by BCBC to obtain their views. In December 2019, you stated that ‘...The authority is always seeking to identify different ways of directly consulting with groups and organisations which don’t always engage in more traditional consultative events’. While this is a laudable aim, it is not clear how this statement should be interpreted or how effective this non traditional form of consultation will be. If there is to be no meaningful consultation, the Welsh Government should be asked to intervene and call the plan in for expert review.
As already stated, despite these omissions, BCBC’s Cabinet has agreed the regeneration plans although it is noted that none of the Cabinet members represent Porthcawl or, it seems, have any feel or regard for what residents want or, more importantly, what they don’t want. The Society would like to know how well Cabinet members know Porthcawl, do they visit the town on a regular basis, have they attempted to determine for themselves what the town wants and needs? Or have the regeneration proposals simply been ‘rubber-stamped’.
You are also quoted as saying that the regeneration of Porthcawl will make the town ‘... a welcoming and important destination’. Can you enlarge on this and explain how filling Salt Lake with a food store, housing and, possibly, a bus terminus, will encourage more people to visit the town – especially as there will be less car parking spaces available? How will the current proposals help make Porthcawl into the oft quoted ’premier seaside resort’ and how will the changes improve the ambience of the town and make it a more desirable place to live?
Over a hundred years ago, following the closure of the Porthcawl Dock, the Porthcawl Urban District Council developed what was an industrial wasteland into a main attraction of an increasingly popular holiday resort. Is it too much to expect that today’s BCBC councillors have the same foresight, ambition and determination as their predecessors?
And finally, the Society would welcome formal responses to the attached questions.
Don Tickner
For and on behalf of the Porthcawl Civic Trust Society
CC Jamie Wallis, MP, Suzy Davies, MS, Carwyn Jones, MS, Caroline Jones MS, members of the Porthcawl Town Council, Shout, members of the Porthcawl Civic Trust Society
Dear Councillor David
Porthcawl Regeneration
It is noted that at a meeting held on 15 September, BCBC’s Cabinet formally agreed to the proposals for the regeneration of Porthcawl. An item dated 18 September on the BCBC website gives more details and I would now like to comment on behalf of the Porthcawl Civic Trust Society (the Society).
To start on a positive note, the website item stated that ‘... At Coney Beach and Sandy Bay, negotiations are underway with owners of several small pockets of land needed for future phases of the regeneration, which includes the extension of Griffin Park, a new roundabout and access road, and a mix of new residential and commercial development as well as a proposed new school’. It should be made clear that the Society has no argument with these broad plans though the devil will, of course, be in the detail. Similarly, an earlier plan for the development on the Eastern Prom looks promising.
However, the Society is still very concerned about the proposed development of Salt Lake car park and The Green (at the northern end of the car park) It is proposed that a new food store be built on The Green and that the land adjacent to the store will be developed for housing. The BCBC website goes on to say that ‘... Two more phases of housing development will be taken forward in the centre of the Salt Lake site’ while ‘...The remaining quarter of the Salt Lake site near the marina has been marked for a new leisure attraction’. Again, the Society welcomes the creation of a ‘leisure attraction’ though based on the original plan for the area, the leisure scheme is at the tail end of the overall development and there is no indication what form it will take. The website also states that ‘... a new Porthcawl Terminus is being developed opposite the food store as part of the South East Wales Metro Plus initiative’ though it is not clear whether this will be located on Salt Lake.
When the proposal for a new food store was first mooted, a spokesperson for BCBC stated the new store ‘... should improve the vitality and viability of the town centre’. To date, no-one from BCBC has been willing or able to explain the rationale behind that statement. The Society is aware that while some of its members welcome the increased choice the new store will bring, others are concerned about the impact the new store will have on other businesses in the town. For this reason, the Society has suggested that the new store should be located on Hillsboro car park so, hopefully, encouraging more shoppers to access John Street after they have completed their main shop.
Another area of concern is the lack of car parking in the town if Salt Lake car park is urbanised. The Society has long argued that Salt Lake should be retained as a town amenity with the western side being retained as a car park and the eastern side landscaped. In the fullness of time and after consultation with the town’s residents, the area could then be developed as a tourist attraction.
However, the Society’s main area of concern is the apparent lack of any meaningful consultation. This is despite the criticism levelled at BCBC in November 2019 by the Wales Audit Office who stated that an examination of the Porthcawl Resort Investment Focus Program showed that ‘ ...There is limited formal involvement and input to ensure that the full diversity of stakeholders is represented’ This criticism seems to have been ignored by BCBC insofar as stakeholders, including the various organisations that represent the residents of the town, in particular the Porthcawl Town Council, have not been approached by BCBC to obtain their views. In December 2019, you stated that ‘...The authority is always seeking to identify different ways of directly consulting with groups and organisations which don’t always engage in more traditional consultative events’. While this is a laudable aim, it is not clear how this statement should be interpreted or how effective this non traditional form of consultation will be. If there is to be no meaningful consultation, the Welsh Government should be asked to intervene and call the plan in for expert review.
As already stated, despite these omissions, BCBC’s Cabinet has agreed the regeneration plans although it is noted that none of the Cabinet members represent Porthcawl or, it seems, have any feel or regard for what residents want or, more importantly, what they don’t want. The Society would like to know how well Cabinet members know Porthcawl, do they visit the town on a regular basis, have they attempted to determine for themselves what the town wants and needs? Or have the regeneration proposals simply been ‘rubber-stamped’.
You are also quoted as saying that the regeneration of Porthcawl will make the town ‘... a welcoming and important destination’. Can you enlarge on this and explain how filling Salt Lake with a food store, housing and, possibly, a bus terminus, will encourage more people to visit the town – especially as there will be less car parking spaces available? How will the current proposals help make Porthcawl into the oft quoted ’premier seaside resort’ and how will the changes improve the ambience of the town and make it a more desirable place to live?
Over a hundred years ago, following the closure of the Porthcawl Dock, the Porthcawl Urban District Council developed what was an industrial wasteland into a main attraction of an increasingly popular holiday resort. Is it too much to expect that today’s BCBC councillors have the same foresight, ambition and determination as their predecessors?
And finally, the Society would welcome formal responses to the attached questions.
Don Tickner
For and on behalf of the Porthcawl Civic Trust Society
CC Jamie Wallis, MP, Suzy Davies, MS, Carwyn Jones, MS, Caroline Jones MS, members of the Porthcawl Town Council, Shout, members of the Porthcawl Civic Trust Society
- The new bus terminus is to be situated ‘opposite’ the new food store. Can you clarify the exact location?
- How will a new food store being built on the Green improve the ‘---- vitality and viability to the town centre’?
- How will the building of a food store and housing on Salt Lake make the town ‘----a welcoming and important destination’
- Can you provide more details re the proposed ‘---leisure attraction’?
- How will the current plans for Salt Lake improve the ambience of the town and make it a more pleasant place to live?
- How will the plans help develop Porthcawl into a ’--- premier seaside resort’?
- How will more people be encouraged to visit the town following the reduction in car parking facilities, especially when important events such as the Elvis Festival take place?
- Is there any provision being made for coach parking?
Under the heading PORTHCAWL WATERFRONT REGENERATION SCHEME : SALT LAKE AND SANDY BAY SITES, item 7.1, of the minutes of the Council’s Cabinet meeting held on 15 September states
- Collaboration - the Council will collaborate with residents, visitors and end users of this project to ensure successful and sustainable development and outcomes
- Involvement - ongoing engagement with the community will be an important facet of this project.
8 Regeneration (December 2020)
A reply to the above letter has now been recieved from Cllr. David and is shown below:
For a clearer version of this letter, please click on PDF Version below
Regeneration 9
The Society's response to the above letter is below:
Dear Councillor David,
Thank you for your comprehensive letter of 7 December, 2020. Its contents have been considered by the Society’s Executive Committee and I have been asked to reply on its behalf.
While the new proposals made in respect of Cosy Corner are noted, it is the Society’s view that, as thing stand, taking into account the future development of Sandy Bay and the number of other planning applications either in the pipeline or already put forward, Porthcawl is in danger of becoming purely a dormitory town rather than a premier seaside resort.
Turning now to two particular points made in your letter:
Foodstore
You have explained the process followed when considering the need for and location of the foodstore and you refer to the Development Control Committee being a ‘public meeting’. The Society would be interested in knowing whether these meetings were publicised and how many of the public attended. We suspect that Porthcawl’s residents would not have been aware of such a secret process or that information was generally available on the BCBC website. No matter what gloss BCBC chooses to put on it, it appears that the decisions were made behind closed doors. As a result, there was no consultation.
Despite your confidence regarding the its location, it is questionable whether people shopping in John Street will then move on to the new foodstore, no matter what improvements are made to ‘pedestrian linkages’. Moreover, it is even less likely that people shopping at the new foodstore will then carry their shopping into John Street for any topping up, especially in inclement weather. In that regard, time will tell. To date, John Street has been fortunate in not suffering from the empty shops’ syndrome that has plagued other areas and it is to be hoped that the decision made by today’s BCBC Councillors won’t turn out to be the ruination of Porthcawl – which is widely regarded as having happened to Bridgend.
Consultation
You mention 3 organisations, namely:
Dear Councillor David,
Thank you for your comprehensive letter of 7 December, 2020. Its contents have been considered by the Society’s Executive Committee and I have been asked to reply on its behalf.
While the new proposals made in respect of Cosy Corner are noted, it is the Society’s view that, as thing stand, taking into account the future development of Sandy Bay and the number of other planning applications either in the pipeline or already put forward, Porthcawl is in danger of becoming purely a dormitory town rather than a premier seaside resort.
Turning now to two particular points made in your letter:
Foodstore
You have explained the process followed when considering the need for and location of the foodstore and you refer to the Development Control Committee being a ‘public meeting’. The Society would be interested in knowing whether these meetings were publicised and how many of the public attended. We suspect that Porthcawl’s residents would not have been aware of such a secret process or that information was generally available on the BCBC website. No matter what gloss BCBC chooses to put on it, it appears that the decisions were made behind closed doors. As a result, there was no consultation.
Despite your confidence regarding the its location, it is questionable whether people shopping in John Street will then move on to the new foodstore, no matter what improvements are made to ‘pedestrian linkages’. Moreover, it is even less likely that people shopping at the new foodstore will then carry their shopping into John Street for any topping up, especially in inclement weather. In that regard, time will tell. To date, John Street has been fortunate in not suffering from the empty shops’ syndrome that has plagued other areas and it is to be hoped that the decision made by today’s BCBC Councillors won’t turn out to be the ruination of Porthcawl – which is widely regarded as having happened to Bridgend.
Consultation
You mention 3 organisations, namely:
- Students at the Porthcawl Comprehensive School – the Society welcomes the involvement of Porthcawl’s younger generation and would be interested to know whether these sessions discussed the proposals for Salt Lake. If so, what was the outcome? However, while the views of the students are very important, we don’t think even they would regard themselves as representatives of the wider community. Coincidentally, in February, 2019, the Society also met with representatives from two local youth groups, some of whose members were students at the Porthcawl Comprehensive School. They were all opposed to housing on Salt Lake
- Sustainable Wales – as an organisation Sustainable Wales’ main interest is in ensuring that any houses or flats being built have a low or negative carbon output (an aim the Society again supports). While this is a very important aspect, the organisation is less interested in the number and location of any houses or flats. As such, it cannot be said to represent the full spectrum of Porthcawl opinion
- Porthcawl Civic Trust Society – Councillor Charles Smith has attended three of the Society’s meetings, two in 2017 and one on 19 April, 2018, when he presented BCBC’s proposals for the regeneration for Porthcawl On behalf of our 300+ members, it was made abundantly clear that the Society was not in favour of the plan and alternative proposals were presented. In the intervening two and a half years the Society has had no response to its proposals and there have been no further efforts to discuss the Society’s ideas. So much for consultation.
- You also mention that Councillor Smith attended a meeting of the Porthcawl Town Council when he submitted BCBC’s proposals for the development of Salt Lake. As you have said, the meeting was well attended by members of the public, including members of the Society, which demonstrates the interest that Porthcawl residents have in the regeneration process for the town. What you may not be aware of is the discussion that took place outside the meeting when it became very clear that the great majority of those residents who had attended the meeting, were very opposed to the plans put forward by BCBC.
- Another meeting which you have not referred to was the one organised by Sustainable Wales and held at the Y Centre. This was attended by Councillor Smith and Simon Baston, amongst others, and, as at the Porthcawl Town Council meeting, there was a very good turnout – again including members of the Society. This was the nearest thing there has been to a town meeting and, yet again, there was vociferous opposition to BCBC’s plans for Salt Lake.
In your letter, you also refer to ‘a board of officers who oversee the work that is being undertaken’. Having regard to the Council’s stated policy that Porthcawl should be developed as a premier seaside resort, can you clarify that it is a priority for this ‘board of officers’ to ensure that the financial gain from the sale of land does not prejudice the visual quality of the character of the townscape?
At the meeting held on 15 September, 2020, BCBC’s Cabinet agreed the importance of collaborating with Porthcawl’s residents and that ‘ongoing engagement with the community will be an important facet of this project’. We note the word ‘ongoing’. You have said that ‘the plan has no formal status from a planning perspective and, therefore, has not been the subject of public consultation’. The Society doubts that residents are interested in such technical definitions. From their point of view, the plan has been formally agreed by Cabinet and published in the press and, as primary stakeholders, residents should now be given the opportunity to express their views before BCBC carries out more work and incurs more expenses on an unwanted and unwelcomed development.
Whilst it is clear that BCBC does not consider consultation with Porthcawl residents to be a matter of primary concern or urgency, the residents themselves take quite the opposite view. The Society strongly urges the council to make this a matter of priority. It is recognised that, in the current climate, it is not feasible to hold a town meeting (which the council has declined to do in any case) but the Society suggests that BCBC makes arrangements for a leaflet to be delivered to every resident in Porthcawl which sets out alternative proposals for Salt Lake ie the one formally agreed by BCBC’s Cabinet and one suggested by the Society in our letter dated 22 October, 2020. Residents would then be able to consider the two alternative plans and vote for their preferred choice.
It is acknowledged that this could lead to manifold problems for BCBC if the Society’s plan was to be the preferred option, as the council would then have the difficult choice of either completely changing their course of action or ignoring the aspirations of residents. However, that’s the price of having a democracy rather than a dictatorship.
As regards your replies to the 8 specific questions raised in our letter of 22 October, 2020, please see our further comments attached.
Yours sincerely,
Don Tickner
For and on behalf of the Porthcawl civic Trust Society
Cc Dr Jamie Wallis, MP, Suzy Davies, MS, Caroline Jones, MS, Carwyn Jones, MS, Porthcawl Town Councillors, Shout, members of the Porthcawl Civic Trust Society
At the meeting held on 15 September, 2020, BCBC’s Cabinet agreed the importance of collaborating with Porthcawl’s residents and that ‘ongoing engagement with the community will be an important facet of this project’. We note the word ‘ongoing’. You have said that ‘the plan has no formal status from a planning perspective and, therefore, has not been the subject of public consultation’. The Society doubts that residents are interested in such technical definitions. From their point of view, the plan has been formally agreed by Cabinet and published in the press and, as primary stakeholders, residents should now be given the opportunity to express their views before BCBC carries out more work and incurs more expenses on an unwanted and unwelcomed development.
Whilst it is clear that BCBC does not consider consultation with Porthcawl residents to be a matter of primary concern or urgency, the residents themselves take quite the opposite view. The Society strongly urges the council to make this a matter of priority. It is recognised that, in the current climate, it is not feasible to hold a town meeting (which the council has declined to do in any case) but the Society suggests that BCBC makes arrangements for a leaflet to be delivered to every resident in Porthcawl which sets out alternative proposals for Salt Lake ie the one formally agreed by BCBC’s Cabinet and one suggested by the Society in our letter dated 22 October, 2020. Residents would then be able to consider the two alternative plans and vote for their preferred choice.
It is acknowledged that this could lead to manifold problems for BCBC if the Society’s plan was to be the preferred option, as the council would then have the difficult choice of either completely changing their course of action or ignoring the aspirations of residents. However, that’s the price of having a democracy rather than a dictatorship.
As regards your replies to the 8 specific questions raised in our letter of 22 October, 2020, please see our further comments attached.
Yours sincerely,
Don Tickner
For and on behalf of the Porthcawl civic Trust Society
Cc Dr Jamie Wallis, MP, Suzy Davies, MS, Caroline Jones, MS, Carwyn Jones, MS, Porthcawl Town Councillors, Shout, members of the Porthcawl Civic Trust Society
As regards your replies to the 8 particular questions the Society raised in asked in its letter of 22 October, 2020, we would like to make further comment as follows
- 1. The new bus terminus is to be situated ‘opposite’ the new food store. Can you clarify the exact location?
- 2. How will a new food store being built on the Green improve the ‘----vitality and viability to the town centre’?
- 3. How will the building of a food store and housing on Salt Lake make the town ‘----a welcoming and important destination’
- 4. Can you provide more details re the proposed ‘---leisure attraction’?
- 5. How will the current plans for Salt Lake improve the ambience of the town and make it a more pleasant place to live?
- 6. How will the plans help develop Porthcawl into a ’--- premier seaside resort’?
- 7. How will more people be encouraged to visit the town following the reduction in car parking facilities, especially when important events such as the Elvis Festival take place?
- 8. Is there any provision being made for coach parking?
Regeneration 10
Letter sent to BCBC Council Leader Huw David on 3 February 2022
Cllr Huw David
Bridgend County Borough Council
Civic Offices 3 February 2022
Angel Street
Bridgend
CF31 4WB
Dear Cllr David,
At its meeting on 12 January 2022, the Executive Committee of the Porthcawl Civic Trust Society (the Society) had a further discussion regarding BCBC’s plan for the regeneration of Porthcawl. While the Committee is content with certain elements of the proposals, concerns remain about the lack of any meaningful consultation with Porthcawl’s residents. The Committee has asked me to write to you on its behalf.
To rec
- In April 2018, Cllr Smith attended a meeting of the Society’s Executive Committee when he set out BCBC’s regeneration plan (copy attached). Cllr Smith was told that the Committee considered the plan to be unacceptable and suggested that Salt Lake be split into 2 parts, one left for car parking with the other being landscaped. In the fullness of time, the latter half should be developed for leisure purposes. Most of the feedback received and seen over the past 3 years, supports the Society’s proposal.
- In September 2020, BCBC’s Cabinet approved the original plan and, at the same time, stressed the importance of collaborating with residents. It was also stated that ‘ongoing engagement with the community will be an important facet of this project’.
- Despite recognising this importance of such collaboration and engagement with the community, the plan for a foodstore still went ahead without any consultation. It should be made clear the Committee was not opposed to the food store though we did argue that it should be located nearer the town centre. It is BCBC’s decision not to abide by its own policy of consultation that is alarming.
- Similarly, a formal planning application has now been accepted for a bus terminus to be located on the Portway. Once again, there has been no prior collaboration with residents or engagement with the community.
- As required by the Well-being of Future Generation Act (Wales) 2015, Austin Smith-Lloyd Ltd (ASL) commenced a Placemaking exercise in July 2021 in order to determine the views of various organisations in the town. It is disappointing that, following this consultation, ASL’s proposals are virtually the same as the BCBC plan that dates back to 2018. The main changes refer to the proposal to build a multi storey car park at Hillsboro car park and the suggestion that the area at the southern end of Salt Lake – the ONLY area previously set aside for leisure purposes – now be earmarked for a hotel.
We now look forward to seeing a copy of ASL’s report which, presumably, will set out the reasoning behind its recommendations. As things stand, ASL has seemingly disregarded all alternative proposals put forward during the Placemaking process. As a result, the Placemaking exercise lacks any credibility in the eyes of many residents.
In an email to the Society dated 21 December 2021, the Office of the Future Generations Commissioner for Wales, refers to Planning for Wales which, it states, ‘is a key document and a relevant consideration for planning in Wales’. The Commissionaire went on to state that:
‘It is crucial when, in developing plans, planning authorities engage with the people in their own communities, facilitating a collective, participatory process which focusses on achieving sustainable places. THIS REQUIRES ENGAGEMENT WHICH GOES BEYOND THE STATUTORY MINIMUM FOR CONSULTATION SET OUT IN PLANNING LEGISLATION (my caps) and in accordance with the involvement principle set out in the Well-being of Future Generations Act’
The email explains that:
‘Under the Well-being of Future Generations Act, public bodies should seek to find solutions that make the best contribution to all the well-being goals and their own well-being objectives. The Act is about finding a balance and making decisions that provide multiple benefits across the four pillars of well-being – economic, social, environmental and cultural.
It is, therefore, for Bridgend Council to justify through both the planning process and their well-being objectives, how they are considering the Act in their decision-making.’
Before the Society responds to the Commission, can you explain
- how the mass urbanisation of a large area covering Sandy Bay, Salt Lake and Hillsboro car park provides ‘multiple benefits across the four pillars of well-being’?
- how BCBC’s plan provides economic, social, environmental and cultural benefits to both residents of, and visitors to, Porthcawl?
- how future generations will benefit from BCBC’s plan?
- to what extent has BCBC itself engaged in additional discussion with people in the community, especially bearing in mind that the plans already submitted for the foodstore and bus terminus, have had been progressed without any such discussion?
- And, finally, a constant question that has never been satisfactorily answered - how will BCBC’s plan make Porthcawl into the oft quoted ‘PREMIER SEASIDE RESORT’?
Yours sincerely,
Anthony Hontoir
Chairman, Porthcawl Civic Trust Society
Cc Dawn Bowden MS, Julia James, MS, Sarah Murthy, MS, Altaf Hussain, MS, Tom Giffard, MS, Jamie Wallis, MP, Porthcawl Town Council, members of the Porthcawl Civic Trust Society
As of 4 April 2022, no reply has been received
Regeneration 11
The results of a survey carried out in November/December 2021, asking residents for their views on BCBC's plan for the regeneration of Porthcawl. Some appendices are missing. A full copy of the report can be obtained by emailing porthcawlcivictrust@hotmail.co.uk
Residents’ Views on the Regeneration of Porthcawl Waterfront
Page 1
Front cover
Page 2
Copyright © Porthcawl Civic Trust Society 2022.
All rights reserved. Except for the quotation of short passages for the purposes of criticism and review, no part of this publication may be reproduced, stored in a retrieval system, transmitted or utilised in any form or by any means, electronic, mechanical, photocopying, recording or otherwise, without the written permission of Porthcawl Civic Trust Society.
Feedback and comments
Anyone wishing to make any comments on this survey or provide any further information about its contents, should email: porthcawlcivictrust@hotmail.co.ukporthcawlcivictrust@hotmail.co.uk
Page 3
Contents
1. Background 4
2. The Regeneration of Porthcawl 4
3. The History of Porthcawl 4
4. Salt Lake 5
5. Sandy Bay beach and Amusement Park 5
6. Sandy Bay Caravan site 5
7. Porthcawl Civic Trust Society (the ‘Society’) and
Porthcawl Regeneration 6
8. The Regeneration of Porthcawl’s Waterfront 6
8. The Survey 7
9. The Questionnaire 7
10. Issues with distribution and returns 7
11. Results 8
12. Findings 7
13. In Summary 18
References
Appendix A
Appendix B
Appendix C
Appendix D
Page 4
Residents’ Views on the Regeneration of Porthcawl Waterfront
1.Background
Porthcawl is a coastal town built around a low limestone headland jutting out into the Bristol Channel, 3 miles south of the M4 motorway, and midway between the cities of Cardiff and Swansea in south Wales. According to the March 2011 Census, its inhabitants numbered 15,672 while, at an administrative level, the town is part of the Unitary Borough of Bridgend, coming under the devolved jurisdiction of the Welsh Assembly Government (WAG). At present, Porthcawl is part of the UK Parliamentary constituency of Bridgend, although proposals to redraw constituency boundaries and create the new Parliamentary constituency of Aberafan Porthcawl are currently being examined (Boundary Commission, 2021).
2. The Regeneration of Porthcawl
Since the end of the 20th Century, if not before, Porthcawl has been unfavourably compared to other seaside resorts along the Bristol Channel such as Barry and Aberavon, and it has become clear that the town needs investment in more up-to-date amenities for both its residents and visitors if it is to be brought into the 21st Century. Unfortunately, the process of regenerating Porthcawl has been a long, ongoing saga with several schemes put forward during the past 50 years or so which have come to nothing. As a result, the mention of regeneration is likely to arouse either apathy or anger amongst the town’s residents. Be that as it may, in 2007 Bridgend County Borough Council (BCBC) announced the ‘7 Bays Project’, focused on the seafront, Salt Lake and Sandy Bay areas of Porthcawl. At its launch, the vision and aspirations of the 7 Bays Project was described as:
‘…a key element in the future development of Porthcawl as a premier seaside resort…achieved through a combination of quality design of buildings and the surrounding environment, comprising residential, leisure, cultural, tourism and retail uses. Central to this will be a revitalised harbour area incorporating the reuse of historic buildings, new leisure facilities and a fully refurbished harbour set within a prestigious and vibrant waterfront.’
(BCBC, 2007:3).
3. The History of Porthcawl
To fully appreciate the extent of the task of regenerating Porthcawl, it is necessary to revisit its past as the town has 2 outlying villages, Nottage and Newton, which have their own distinct, ancient histories and sense of place. In contrast, Porthcawl town itself is a comparative newcomer on the scene, having evolved from its genesis as a late Georgian harbour that shipped cargoes of minerals, mostly coal, from the inner reaches of the old county of Glamorgan to global destinations. From that early 19th Century beginning, Porthcawl morphed into a Victorian/Edwardian fashionable resort of note and, in the aftermath of World War I (WWI), took on yet another persona as a popular seaside resort, achieving its apogee in the post-war period after the end of World War II (WWII).
During the UK’s post-WWII recovery, Porthcawl benefitted greatly from its railway links and their removal in consequence of the Beeching cuts in 1964 was a body blow to the town’s connectivity and tourist economy. That said, the quickening pace of socio/economic change in the second half of the 20th Century resulted in an expansion of Porthcawl’s boundaries to the east, west and north of Old Porthcawl. Then, the town experienced a population spurt as it became a dormitory town for industrial south Wales, Bridgend and Cardiff and road transport links, facilitated by the building of the M4 just north of the town, connected it to the UK’s motorway network, and partly replaced the old railway system.
Page 5
4. Salt Lake
Salt Lake has been a constant presence throughout this metamorphosis. It came into being in the 1860’s when land was reclaimed from the sea by John Brogden and his 4 sons when they built the Inner Dock Basin and railway terminus whilst simultaneously upgrading and enlarging Porthcawl’s existing small outer harbour. The aim was to enhance their share of global trade by enabling ocean-going ships to berth in Porthcawl to load and unload their cargoes. Initially, the Brogden strategy was successful but, by 1906, competition from more modern ports and a catastrophic decline of exports from Porthcawl, impelled Great Western Railways (GWR), the then owners of the railway and Inner Dock Basin, to cease maritime trading at the port. Later, in 1913, GWR formally conveyed much of its land and harbour assets to the now defunct Porthcawl Urban District Council (PUDC) under the provisions of the GWR Act (1913). The PUDC Act (1914) was enacted on the eve of WWI and further empowered PUDC to manage that land and assets on behalf of the residents of Porthcawl.
Progress was hampered by WWI between 1914 and 1918, but PUDC went on to redevelop these harbour and land assets into leisure and tourist attractions compatible with an aspiring seaside resort. Salt Lake thus became a boating lake and highly popular Lido in all but name, drawing people in from south Wales and further afield during the interwar period. Then WWII arrived in 1939. Salt Lake was filled in and became a valuable military storage depot, mostly for American forces who were then stationed in Porthcawl and its hinterland. Which brings Salt Lake to what it is now – a bare and undeveloped, desolate, but well-utilised, car park on a prime waterfront site approximately 7½ acres in size (Higgins, 1968).
5. Sandy Bay beach and Amusement Park
Sandy Bay is adjacent to Salt Lake and, like Salt Lake, is situated near to Porthcawl’s retail and commercial centre. Both share an outstanding vista and seascape looking eastwards towards the Dunraven Cliffs in the Vale of Glamorgan and southwards over the Bristol Channel to north Devon. Moreover, Sandy Bay also has an industrial past as the Amusement Park and its surroundings were built on the old ballast tip created by GWR and its predecessors during Porthcawl’s maritime trading days (Higgins, 1968).
The beach at Sandy Bay is part of Porthcawl Sands and is better known to many locals and visitors as Coney Beach, so named after the Amusement Park at its rear. There are many who believe that Sandy Bay’s wide, gently raking beach is the best amongst Porthcawl’s 7 bays and it is popular with families as well as the surfing and swimming communities. Apart from views to the south and east, Sandy Bay is bounded to the west by the Eastern Promenade which leads to Harbourside, the Grade II Listed Jennings Building and its eateries, as well as the Breakwater and Lighthouse. A small headland to the east called Rhych Point separates Sandy Bay from the adjoining, privately owned Trecco Bay and northwards, behind the beachfront, there is a patchwork of private dwellings, retail outlets and a few light industrial settings that mushroomed during Porthcawl’s 20th Century heyday.
6. Sandy Bay Caravan site
The old Sandy Bay Caravan site is one such location behind the beachfront. The land on which it stands was originally part of a massive dune system that ran alongside Porthcawl Sands, Trecco Bay onto Newton Beach and Merthyr Mawr Burrows. In 1947, PUDC capitalised on the growth in caravanning by flattening the dunes behind Sandy Bay and building a caravan site which became a well-used amenity in the town for both static and touring caravans. Despite that, BCBC shut Sandy Bay Caravan site in 2001 and the site’s facilities have since deteriorated, although, ecologically, the relic dunes that border one side of the site have regenerated themselves and wildlife, native to the dunes, has flourished.
Page 6
7. Porthcawl Civic Trust Society (the ‘Society’) and Porthcawl Regeneration
Although it was deemed one of the largest regeneration schemes in the UK in scale and ambition, BCBC’s 7 Bays Project failed to materialise after the financial crisis of 2007/2008. However, some areas of Porthcawl witnessed improvements between 2008 and 2018 as the much-derided Tarmac Beach was removed and the necessary repairs and the upgrading of the sea defences were completed on the Town Beach. In 2013, BCBC also approached the Society asking it to co-operate with an application for grant funding from the Heritage Lottery Funding (HLF) within its Townscape Heritage Initiative (THI). The Society adopted a partnership approach and produced a Characterisation report to accompany BCBC’s grant application, so enabling BCBC to acquire THI funding for the renovation and/or restoration of the Jennings Warehouse, other Listed structures in Harbourside and the Porthcawl Conservation Area dating from the town’s maritime past. (The Society has completed 2 further Characterisation studies since then that relate to the town’s origins and development. Copies of Porthcawl: Much More Than Meets The Eye Stage I and Stage II Parts A and B, are on the Society’s website at: porthcawlcivictrust.weebly.comporthcawlcivictrust.weebly.com.)
8. The Regeneration of Porthcawl’s Waterfront
In 2018, BCBC launched a new regeneration scheme under the banner of ‘The Regeneration of Porthcawl’s Waterfront’ which embraces Salt Lake and Sandy Bay/Coney Beach Amusement Park and covers approximately 117 acres of Porthcawl, much of it bordering the Bristol Channel coastline. The scheme retains elements of the 7 Bays Project, such as building a new food store on Salt Lake as its centrepiece and the reinforcement of the sea defences on the Eastern Promenade and the area north of Sandy Bay, defined as at risk of coastal flooding.
In the here and now, the Regeneration of Porthcawl’s Waterfront is ongoing, and the Society welcomes the long overdue, and much-needed improvements to the Eastern Promenade, the further strengthening of the Grade II Listed Breakwater and necessary maintenance of the Lighthouse. Having said that, BCBC also proposes to redevelop both Salt Lake and Sandy Bay and, in July 2021, BCBC’s Cabinet agreed that:
• ‘…approximately 912 dwellings should be built on Sandy Bay/Coney Beach Amusement Park sites’ and…
• ‘…in excess of 328 Dwellings on Salt Lake…’
(BCBC, 2021: 3 item 4.8)
The Society takes issue with the above proposals for Salt Lake and Sandy Bay/Coney Beach Amusement Park as it does not think housing estates on prime waterfront land are tourist attractions of the kind befitting the status of the oft quoted ‘Premier Seaside Resort’ that BCBC wants for Porthcawl. The Society believes that such proposals will urbanise this crucially important, strategically central area of Porthcawl’s waterfront that, rightfully, should be devoted to recreational/leisure amenities and tourist attractions. Critically, building on this land will undermine any opportunity to realise any 21st Century aspirations for Porthcawl without leaving a worthwhile legacy for future generations. It will eliminate any chance to regenerate Porthcawl in a meaningful sense and the south Wales coastal belt will suffer the socio/economic loss of a once renowned tourist destination. As important, the local tourist trade will inevitably suffer as, without leisure amenities and tourist attractions appropriate for a UK 21st Century seaside resort, tourists will just go elsewhere and Porthcawl will simply be yet another dormitory town for places such as Bridgend and Cardiff.
Page 7
9. The Survey
The Society’s Executive Committee has long been concerned about negative feedback from its members and Porthcawl’s wider population, about BCBC’s ‘top down’ approach and its failure to consult effectively with the citizens of Porthcawl who are primary stakeholders in what happens to their town. The decision to build a food store on prime waterfront land without public consultation is one such example. It aroused controversy and resentment amongst Porthcawl’s inhabitants, leaving them with the notion that they are ignored and bereft of any influence on BCBC in its decision-making role as their administrative authority.
At a meeting on 13th October 2021, these concerns led to the decision of the Society’s Executive Committee to run a survey asking Porthcawl residents for their views on BCBC’s plans for Salt Lake and Sandy Bay. After considering the demands on its resources, the Society’s Executive Committee agreed on a quantitative survey as it involved no retention of personal data and eliminated issues surrounding confidentiality.
10. The Questionnaire
The Society’s initial aim was to cast the net wide and deliver a questionnaire to every dwelling within the boundaries of Porthcawl and District as defined by the Society’s Constitution as ‘…the area of benefit…’.
A questionnaire was designed asking 4 questions (Please see Appendix A). Questions 1 and 2 asked residents whether they agreed with BCBC’s proposals for regenerating Salt Lake and Sandy Bay/Coney Beach Amusement Park and, if not, why? Question 3 asked respondents to suggest alternative areas within BCBC’s boundaries that could be developed/regenerated. Lastly, question 4 asked respondents what measures they thought could be taken to make Porthcawl into, what BCBC terms, a ‘Premier Seaside Resort’?
A local firm known to and patronised by the Society’s Executive Committee in the past, with experience in distributing pamphlets and publicity material, was commissioned to deliver the questionnaires to each dwelling within Porthcawl’s boundaries, believed to number circa 7,000. The questionnaires could be returned by post, email or via local collection points that had earlier agreed to co-operate with the survey
11. Issues with distribution and returns
Very regrettably, out in the ‘real world’, major difficulties outside the control of the Executive Committee manifested themselves from the start of the survey, that is:
• A combination of very stormy seasonal weather, Storm Arwen, together with restrictions attendant on the Covid Pandemic caused serious problems with the distribution of questionnaires, effectively causing large swathes of Porthcawl and its residents to be omitted from the distribution process.
• There were also problems with the return of the questionnaires as a few collection points either mislaid returned questionnaires or, in one case, declined to accept them, despite prior agreement to do so.
The upshot was that, although social media was used to extend the survey’s deadline, the number of returned questionnaires was much lower than originally hoped. In essence, it is not known exactly how many questionnaires were delivered or how many went missing when being returned. Consequently, the aims of the survey were re-evaluated, and the Executive Committee decided that, rather than be perceived as definitive, the survey should be perceived as a random Interim Study and its results a springboard for possible future use.
Page 8
12. Results
In the event, the Society received a total of 147 completed questionnaires. Numerically, the respondents replied as follows:
Question 1. Do you agree with the proposal to build in excess of 328 dwellings on Salt Lake?
YES - 8 people were in favour of BCBC’s proposals for Salt Lake
NO - 138 people were against building that number of houses on Salt Lake
DON’T KNOW – 1 person did not have a view in relation to building on Salt Lake.
~~~
Question 2. Do you agree with the proposal to build approximately 912 dwellings on Sandy Bay /Coney Beach Amusement Park sites?
YES - 23 people were in favour of BCBC’s proposals for Sandy Bay/Coney Beach Amusement Park
NO – 114 people were against building that number of houses on Sandy Bay/Coney Beach Amusement Park.
DON’T KNOW - 10 people did not have a view about building that number of houses on Sandy Bay/Coney Beach Amusement Park.
~~~
13. Findings
Those who supported BCBC’s proposals and answered YES for BOTH Salt Lake and Sandy Bay/Coney Beach Amusement Park.
5 respondents were in favour of BCBC’s proposals for both Salt Lake and Sandy Bay/Coney Amusement Park with 2 of the 5 respondents stating that they were eager for the regeneration process to begin as soon as possible.
~~~
Those who were against BCBC’s proposals and answered NO for BOTH Salt Lake and Sandy Bay/Coney Beach Amusement Park
112 respondents were opposed to BCBC’s proposals for both Salt Lake and the Sandy Bay/Coney Beach Amusement Park site.
• Reasons given for opposition to BCBC’s proposals for BOTH Salt Lake and Sandy Bay/Coney Beach Amusement Park amongst this group of respondents.
Feelings seemed to run high amongst this group of respondents. Many wrote at length, some passionately, about BCBC’s proposals vis-à-vis Salt Lake and Sandy Bay/Coney Beach Amusement Park, offering multiple reasons for their opposition to the plans, sometimes filling every available space on the questionnaire, as well as adding continuation sheets. A sample of comments is attached at Appendix B.
As always, time and space are the arbiters making it impracticable to reproduce every answer and/or comment made by respondents in this group. For the sake of brevity and ease of information, therefore, the comments and/or objections to BCBC’s plans for Salt
Page 9
Lake and Sandy Bay/Coney Beach Amusement Park have been distilled into the broad categories that emerged in the returned questionnaires, that is: Housing; National Health Service; Transport system and car parking; Amenities, Recreation and Leisure facilities; Schools; Infrastructure.
• Housing
This group of respondents were opposed to the number of housing/dwellings BCBC proposes for these 2 sites. Notwithstanding that:
19 of the group were prepared to accept a limited number on Sandy Bay/Coney Beach Amusement Park. Similarly, 3 thought that a lower number was acceptable on Salt Lake. In addition, when responding to Question 3 of the form, a further 9 respondents indicated a willingness to accept a reduced number of houses/dwellings on Sandy Bay and 3 were prepared to accept a limited number on Salt Lake.
26 expressed nuanced views, some in very strong terms, about BCBC urbanising the whole area or, as 1 respondent said, creating a ‘concrete jungle’ Of that 26, 17 questioned how additional housing would draw tourists into Porthcawl while 9 suggested that BCBC’s plans would do nothing to encourage tourism.
7 respondents thought the proposal to build at least 1240 houses on the 2 sites was too many or, as one said, ‘overwhelming’, especially on Salt Lake where the space, will have to be shared with a food store and its car park, and perhaps a hotel. 1 also had reservations about whether developers would build to sustainable standards and whether BCBC would enforce those standards.
• National Health Service (NHS)
44 of the 112 respondents in this category voiced fears that if BCBC’s proposals went ahead for Salt Lake and Sandy Bay/Coney Beach Amusement Park, access to local health provision would become more restricted.
Porthcawl is officially classified as a small town/neighbourhood which falls within category 4 of Place Description. As such, it has a higher proportion of retirees and those aged over 45 (Understanding Welsh Places, 2022). Older people often have an increased need to access health provision, so it is to be expected that the number of people rating their health as ‘very good’ was below the Welsh national average in the 2011 Census. In the same Census, Porthcawl also had a higher-than-average number stating their health was ‘bad’ or ‘very bad’. The convergence of both groups makes it unsurprising that health and access to health care should be important to the survey’s respondents (2011 Census, ONS (2012).
Porthcawl does not have a hospital within its parameters and the town’s health provision comes within the remit of Cwm Taf Morgannwg University Health Board (Cwm Taf Morgannwg UHB). A new Medical Centre was opened in Porthcawl on 4th February 2019 and, according to official data, the town’s General Practitioners (GP’s) and Dentists number 26 (Understanding Welsh Places, 2022).
Unfortunately, staffing at the Medical Centre has proved problematic and currently falls short of its target figure. At the Society’s AGM on 20th October 2021, prior to this survey, there was disquiet amongst the Society’s members about difficulties in accessing health provision at Porthcawl Medical Centre. As a result, correspondence was exchanged with Paul Mears, Chief Executive Officer (CEO) of Cwm Taf Morgannwg UHB and Mark Shepherd, BCBC’s CEO, about this subject during the autumn of 2021. Copies of this correspondence are attached at Appendix C and D.
Page 10
• Transport system and car parking
73 respondents amongst this group expressed concerns about the loss of car parking in the town. They believed that there would be a significant swell in the volume of traffic on Porthcawl’s roads if BCBC’s plans for building houses and or dwellings of some description on Salt Lake and Sandy Bay/Coney Beach Amusement Park, come to fruition.
9 respondents questioned the ability of Porthcawl’s roads to deal with the resultant increase in road traffic. As it is, there are 2 main roads in and out of the town and, as demonstrated by the traffic gridlock following a Firework Display on 5th November 2021, it is not unusual for Porthcawl to experience difficulties in coping with the traffic flow accompanying any major event. Porthcawl residents are accustomed to these traffic hold-ups and, anecdotally, often recall traffic jams to and from the M4 and the A48 before and after a sunny weekend or a special occasion such as the Elvis Festival.
Little has changed in the town’s transport system since the mid-20th Century and Porthcawl’s road system still largely reflects its emergence as an urban conurbation at the end of the 19th Century when it prioritised horse-drawn vehicles, pedestrians, and a steam railway. The later removal of the town’s railway system in the 1960’s severely undermined Porthcawl’s connectivity and the subsequent increase in car usage highlighted the limitations of its outdated road system and the lack of vehicular parking provision. Whilst an eyesore, Salt Lake’s saving grace is that it fills the gap in present parking provision although, even then, there have been occasions as, for example, during the summer of 2021, when Salt Lake was full and people were forced to park their cars in residential streets and on Locks Common.
Vehicular parking is only part of the equation, however, as car parking and an improved public transport system are interconnected. Both are imperative if Porthcawl is to be propelled into the 21st Century as a ‘Premier Seaside Resort’ Although Porthcawl remains a popular tourist spot for now, for some considerable time it has not had a fit-for-purpose bus terminal and/or travel hub equipped for 21St Century travel needs. This is emphasised by the fact that, quite apart from the needs of tourists and visitors, Porthcawl lacks employment opportunities other than those in the retail, hospitality, and tourist industries. Many residents have jobs outside the town and regularly commute to work to nearby centres of employment in Bridgend and/or along the M4 corridor to Swansea and Cardiff (BCBC, 2018). As Porthcawl also lacks a flexible and reliable public transport system in and out of the town, many residents regard a car as a practical as well as an economic necessity.
It was not only the commute to work that concerned respondents. Porthcawl covers a large area and, for a range of reasons, a number of its residents such as senior citizens, do not have access to their own means of transport and rely on public transport just for getting around the town or travel elsewhere. Public transport is sadly lacking in flexibility as, for example, it is not possible to ‘go west’ to neighbouring Neath Port Talbot or Swansea without changing buses, nor is hospital attendance at the Princess of Wales (POW) in Bridgend a feasible possibility without careful planning.
Worryingly too, Porthcawl is already a difficult place to get around for those who have serious disabilities and/or restricted mobility and need to use wheelchairs /walking aids. As 1 such respondent articulated:
‘…I am disabled like hundreds of Porthcawl residents, who use wheelers or wheelchairs. Park and Ride is no good to the disabled as we can’t get on a bus. Is the council going to hire specially adapted buses with hydraulic lifts to enable disabled residents and visitors to be taken to the seafront. And what happens when the rain comes, long queues of disabled waiting for transport. What nonsense…’
Page 11
The issue of roads and cars that typified the town in the late 20th Century still dogs Porthcawl today and featured in many of the survey responses. If anything, the demands of modern 21st Century living have sharpened Porthcawl’s need for improved connectivity both in and outside its boundaries. As the above quote illustrates, BCBC’s proposals are causing some anxiety amongst Porthcawl’s more vulnerable citizens. At a human level, mobility, and simply getting around the locality on a regular basis is crucial to the town’s residents as it impacts on their life chances, quality of life and their Wellbeing. If Porthcawl is not to fall further behind its neighbours, an INCLUSIVE 21st Century transport system that incorporates suitably adapted community buses, cycling facilities and/or other ‘green’ alternatives is a pressing need.
• Amenities, Recreation and Leisure facilities
45 respondents in this group believed that as Porthcawl is a holiday destination, the provision of recreational and leisure facilities is more appropriate than housing. For them, both Salt Lake and Sandy Bay/Coney Amusement Park are prime waterfront sites that should be used to enhance tourist amenities and, as 1 described, ‘keep Porthcawl vibrant’.
6 respondents in this category favoured Salt Lake as a mixed development of entertainment, recreational, retail and leisure facilities with 1 prepared to accept some housing.
8 respondents were of the view that the areas should be kept as a community space that could host cultural events, serve the community and be flexible in order to accommodate the needs of future generations. In their view, urbanising the sites would degrade the area and was not an environmentally sensitive idea.
13 respondents believed a leisure centre and/or swimming pool or a Lido was a better suggestion than housing.
• Schools
28 respondents who were against BCBC’s proposals had particular concerns about the ability of Porthcawl schools to deal with the expected increase in the number of pupils if 1240 dwellings are built on both Salt Lake and Sandy Bay/Coney Beach Amusement Park.
• Infrastructure
25 respondents said that Porthcawl’s infrastructure could not cope with the strain if BCBC’s housing proposals went ahead, although respondents defined what they termed as ‘infrastructure’ in different ways.
~~~
The Mixed Group
30 respondents put forward mixed answers regarding BCBC’s proposals. Although a much smaller group than those opposed to BCBC’s proposals for both sites, they were more difficult to evaluate as some were against BCBC’s plans for Salt Lake and favoured building on Sandy Bay/Coney Beach Amusement Park or vice versa. Others preferred developing one or other of the sites but answered DON’T KNOW when it came to the other. Numerically, the breakdown of this group is as follows:
2 respondents were in favour of building on Salt Lake but not Sandy Bay/Coney Beach Amusement Park
Page 12
17 respondents were against building on Salt Lake but favoured Sandy Bay/Coney Beach Amusement Park
1 respondent answered DON’T KNOW about building on Salt Lake but was in favour of Sandy Bay/ Coney Beach Amusement Park
9 respondents were against building on Salt Lake and answered DON’T KNOW about building on Sandy Bay/Coney Beach Amusement Park
1 respondent was in favour of building on Salt Lake but answered DON’T KNOW about building on Sandy Bay/ Coney Beach Amusement Park
16 respondents in this group made no comments or observations. The remaining 14 respondents attached certain stipulations, sometimes several, to their responses such as:
• Stipulations
2 said there should be a reduction in number of houses
2 wanted green space and woodland preserved
1 wanted wildlife protected
3 said there had to be suitable access (roads) to the new builds
1 suggested that housing should be for local families, and not apartments
1 stated that Coney Beach Amusement Park should be improved and kept. If the Amusement Park is to be closed down, Porthcawl will need other leisure facilities.
2 wanted housing to be affordable and social housing should be for local families and first-time buyers
1 respondent answered ‘YES’ but s/he had suspicions about Sandy Bay – how many were going to be built? What sort of dwellings? Buy to let/ 2nd homes/ Affordable/social housing?
1 other respondent asked ‘Why now? Similar schemes were proposed 30 years ago but failed due to lack of access. What has changed from 30 years ago?’
2 said that Sandy Bay is crying out for redevelopment
1 said that BCBC had to provide sufficient support for such a change of character to Porthcawl. How would it do it?
1 said that if Sandy Bay is redeveloped, there must be alternative open spaces within the Waterfront area
3 stated that it was better to build houses on Sandy Bay than Salt Lake. Building there won’t spoil the views and the houses will be nearer to the school.
1 respondent worried about the town’s ability to absorb an increase of 10% in our housed population and the impact on schools and medical facilities
1 stated that if houses are necessary, better Salt Lake than Sandy Bay
1 thought the roads were in a treacherous condition.
Page 13
Question 3 - The Welsh Government requires BCBC to increase its housing stock within its boundaries. If your answer is ‘NO’ to both questions 1&2, where should new housing be built?
To put Question 3 in context, Bridgend County Borough extends approximately 20 km from east to west and covers an area of approximately 25,500 hectares. It is bordered by the county of Neath Port Talbot (NPT) to the west, Rhondda Cynon Taff (RCT) to the north and north-east, and the Vale of Glamorgan is to the east (BCBC, 2018).
There are 3 main settlements in Bridgend County, namely - Maesteg, Bridgend and Porthcawl. Bridgend is the largest of the settlements and home to the county’s administrative centre and the Ogmore, Garw and Llynfi Valleys are to the north of Bridgend town. The M4 Motorway runs from east to west across the bottom half of the County and dissects it into two (BCBC, 2018).
Bridgend County Borough Profile – 2018
1. Bridgend’s main roads and settlements (BCBC, 2018). See map in published report
Page 14
Bridgend County Borough Profile cont’d.
2. Sub areas of Bridgend County Borough County (BCBC, 2018) See map in published report
Page 15
See map in published report
The coastal town of Porthcawl is located south of the M4 but the motorway is not the only distinguishing factor separating it from the rest of Bridgend County Borough. Unlike the rest of the county, Porthcawl has a strong maritime heritage stemming from its geographic location bordering the Bristol Channel, at the far-easterly edge of the sweeping arc of Swansea Bay In fact, Porthcawl’s coastline is a constituent part of Swansea Bay, otherwise known as Marine Character Area (MCA) 26, that extends from The Mumbles in the west to Newton Point, east of Porthcawl town (Natural Resources Wales, 2015).
As well as a variety of ongoing industrial and commercial activities, the busy, wide, open waters of Swansea Bay support a range of leisure and recreational uses throughout the year such as fishing, sailing, and surfing. Porthcawl’s 7 Bays are central to the town’s popularity but much more of Porthcawl’s culture and identity is derived from the sea, even to the point that it has become a go-to place for photographs and films of dramatic seascapes that regularly grace television screens and achieve global fame during wild, heavy weather. And there is more. The town also remains within easy reach of places of interest and pockets of the natural environment such as Kenfig Dunes, a haven for birdwatchers, flora and fauna and one of the largest sand dune systems in Wales. All of this is on Porthcawl’s doorstep, ensuring that it has something for everyone (Natural Resources Wales, 2015).
Page16
Question 3 cont’d - The Welsh Government requires BCBC to increase its housing stock within its boundaries. If your answer is ‘NO’ to both questions 1&2, where should new housing be built?
When first designed, Question 3 was originally aimed at those respondents who answered NO to both questions 1 and 2. In the event, 20 respondents in the Mixed group also made alternative suggestions about places where housing could be built and included 3 sites outside Bridgend County Borough - 2 at Margam, and 1 at Clare Village. Other than the latter, all suggestions have been put into broad headings and included in the following list:
• Within Porthcawl
9 other respondents wanted limited housing on Sandy Bay/Coney Beach Amusement Park
3 further respondents answered that there could be limited housing on Salt Lake
16 put forward Newton Nottage Road
5 were in favour of land in and around Moor Lane/Zig Zag Lane/Jubilee Gardens
3 thought derelict sites and/or empty houses should be utilised
1 thought the rear of Rest Bay car park was a possible site.
• Elsewhere in BCBC
2 - Brocastle
3 - Pyle
6 – Cornelly
18 – Bridgend
5 - Garw, Ogmore and Llynfi Valleys
12 - Along the M4/A48
11 - Tythegston
16 - Brownfield sites /Industrial estates in the county of Bridgend
4 - Happy Valley
4 – Maesteg
10 - Stormy Down
5 - Kenfig Hill
1- Agricultural Land
Page 17
1 - Maudlam
2 – Laleston
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Question 4. - BCBC wants Porthcawl to be a ‘Premier Seaside Resort’. How do you think this ambition can be achieved? Please specify below. Use a separate sheet of paper if necessary.
The 147 respondents made a total of 284 proposals in answer to this question. They are as follows:
56 suggested improved recreational/leisure facilities together with a leisure centre
37 suggested retaining and improving car parking facilities
28 wanted a swimming pool
14 suggested more open green spaces
13 wanted improved facilities for children and teenagers
11 thought sports facilities and changing rooms were required
16 wanted an improved transport system
16 favoured more cafes and restaurants
11 wanted more small retail units
11 wanted to retain and upgrade Coney Beach Amusement Park
9 thought wet-weather facilities were necessary
8 suggested a cinema
8 wanted an amphitheatre /entertainment hub
8 suggested that an art centre/museum/library/educational facility was required
6 favoured a good class hotel
5 wanted BCBC to consult with the community
5 suggested more holiday accommodation/caravan park
4 wanted to renovate unsightly/unused buildings
3 wanted improved toilet facilities
2 wanted increased medical provision
13 other respondents each suggested: - a market square; botanical gardens; cycle paths; a boating lake; flats to attract all-year visitors; upgrading benches and flower beds; a ban on cars along the seafront after 6pm; a zip-wire; more dog wardens and litter bins; attractive housing; getting rid of the fairground; improve Cosy Corner; and a model train.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Page18
In Summary:
This Interim study is an attempt by the Society’s to discover what Porthcawl’s citizens think of yet another scheme designed to reshape what was once a proud and successful Welsh seaside resort. Yes, times change but Porthcawl’s history demonstrates how warmly the town has been regarded by residents and visitors alike. It is also clear from the survey that there is still a great deal of civic pride in Porthcawl together with a strong desire for it to retain its role as a popular seaside venue. Moreover, there is a recognition that, to achieve this aim, the town needs to reinvent itself. That said, Porthcawl has an innate resilience and, when needs must, has always embraced change and played its full part in the socio/economic life of the wider region of south Wales.
According to its Draft Local Development Plan (DLDP) 2018 -2033, BCBC’s stated aim is to:
’…To realise the potential of Porthcawl as a premier seaside and tourist destination by prioritising the regeneration of its waterfront and investing in key infrastructure. This will also improve the attractiveness of the town as a place to live and work, whilst enhancing the vibrancy of the town centre….’
BCBC, 2022: 110, Item OBJ. 1d.
While this may be so, this study suggests that, rather than optimism for the future, BCBC’s proposals for Salt Lake and Sandy Bay/Coney Beach Amusement Park have generated apprehension and worry amongst Porthcawl’s residents. And not without cause. As the proposals stand, utilising Salt Lake and Sandy Bay /Coney Beach Amusement Park for housing will increase Porthcawl’s population by approximately 18%. Even the recently announced reduction in the housing figure could still result in an additional 3000 residents in the town. Judging by the results of this study, that is simply a burden of too much change for the Porthcawl community to tolerate and absorb.
On a practical level, one of the main concerns to emerge from the study was the prospective loss of Salt Lake car park. Respondents thought that this will result in the overcrowding of the remaining car parks and added use of side roads for car parking which would be detrimental to both residents and visitors and deter the latter who would go elsewhere for shopping, recreation, and leisure. This in turn, would inevitably have an impact on the local retail, hospitality and tourist industries and affect local employment opportunities and life chances of local inhabitants, particularly the younger generation. Interrelated with car parking availability is Porthcawl’s public transport system. Although this study did not specifically request attitudes towards the town’s existing road and transport system, the matter is clearly of some concern to some of the 147 respondents.
Another major concern for Porthcawl residents to arise from BCBC’s proposals is the added pressure that an increased population will put on local health provision. When it was built, Porthcawl’s new health centre was designed to cope with a list of 18,000 patients but problems encountered with staffing have already had a knock-on effect on residents’ access to local health care. BCBC‘s proposals for housing on both Salt Lake and Sandy Bay/Coney Beach Amusement Park are likely to result in a population figure above 18,000. So, at the same time as adjustments will have to be made to a large increase in population plus the disruption attendant to large scale redevelopment, the Porthcawl community will also have to grapple with further restrictions accessing health provision and the possible overcrowding of schools.
One of the most glaring deficits for 74 of the study’s 147 respondents is the absence of leisure facilities and amenities in Porthcawl and how this undermines its tourist market.
Page 19
Coney Beach Amusement Park divides opinion and is, to some extent, a ‘Marmite’ choice. Nonetheless, it is an existing leisure amenity. Once replaced by housing, the town will have no recreational and/or leisure facilities for tourists and visitors other than its 7 Bays, and enjoyment of those is largely dependent on the weather. Trecco Bay Caravan Park has a number of facilities in situ, but their capacities are designed for occupants of the caravan park, not Porthcawl’s whole population.
Even amongst the Mixed group of respondents who are in favour of some housing either on Salt Lake or Sandy Bay/Coney Beach Amusement Park, there is a reluctance to endorse housebuilding within Porthcawl on the scale such as that proposed by BCBC. On the evidence of this study, only 8 respondents were in favour BCBC’s plan for Salt Lake while a further 6 would accept a limited number of dwellings with an additional 1 who was a DON’T KNOW. The figures for Sandy Bay/Coney Beach Amusement Park were 23 in favour of BCBC’s plan with a further 28 prepared to accept a lower number of houses whereas 87 respondents were against any form of housing on the 2 sites. Even if those who were more hesitant and answered DON’T KNOW are included, those in favour of BCBC’s proposals are still outweighed by those respondents who were against building on both Salt Lake and Sandy Bay/Coney Beach Amusement Park.
Overall, this small piece of research reveals BCBC’s plans for this unique stretch of coastline do not capture the hearts and minds of the people who live here – Porthcawl’s residents. It certainly cannot be reconciled with BCBC’s observation made in the same DLDP that:
‘…The key to the area’s success is to balance the nature of development proposed with the interests of tourism and that of the environment…’
BCBC 2022: 117, Item 4.3.13
It also begs the question of whether BCBC really intends Porthcawl to become a ‘Premier Seaside Resort’. If it does, then BCBC’s proposals appear to lack insight into the needs of a coastal destination within the catchment area of Swansea Bay. Where is the vision? And what exactly is BCBC’s definition of a Premier Seaside Resort? If BCBC is short of ideas for leisure and recreational facilities, the 147 respondents have provided a comprehensive list that is available at Question 4.
The unvarnished truth is that once Salt Lake and Sandy Bay/Coney Beach Amusement Park have been built on, any hopes of a Premier Seaside Resort status for the town will be gone for coming generations. Porthcawl is blessed with many natural resources and has an enviable coastline, but the town has been allowed to deteriorate and its infrastructure and tourist attractions are now well below par. More houses, even a reduced number on these prime waterfront sites, are not the answer. Indeed, they will just compound Porthcawl’s existing problems. In the words of one respondent:
‘…Porthcawl is fortunate to have an undeveloped prime site. What an opportunity for the town, the Borough and visitors. To build dwellings, let alone 328, would be short-sighted and the golden opportunity would be lost forever. BCBC with careful, considered planning would become a beacon for Welsh tourism, and become the envy of many seaside towns, not only in Wales, but in the UK…’
~~~0~~~
Page 20
References:
Books and Reports
Higgins, Leonard, S., OBE, MA,, Newton Nottage and Porthcawl (from Prehistoric Times to 1950), 1968, Llandysul: Gomerian Press.
Porthcawl: Much More Than Meets The Eye, Stage I (2015), Stage II Part A (2020), Stage II Part B (2020), Porthcawl Civic Trust Society
Government Publications
Boundary Commission publishes consultation responses (2021) At:
https://bcomm-wales.gov.uk/news (Accessed 16/12/2021)
Bridgend County Borough Council, Local Development Plan 2018 – 2033, Deposit Consultation Document At: www.bridgend.gov.ukwww.bridgend.gov.uk (Accessed 2/2/2022).
Bridgend County Borough Profile - 2018 At: www.bridgend.gov.uk business zone (Accessed 2/2/2022).
Bridgend County Borough Council, 2007, 7 Bays Project Porthcawl Waterfront Draft Planning Guidance, Bridgend: cdnplanning Halcrow
Bridgend County Borough Council, Report to Cabinet (20/7/2021), Report of the Corporate Director - Communities, Porthcawl Waterfront Regeneration Scheme, Proposed Compulsory Purchase Order, Bridgend: BCBC.
Office for National Statistics (ONS), 2011 Census (2012) At: https://www.ons.gov.uk/census/20112011census (Accessed 2/2/2022)
Natural Resources Wales (2015) At: https://www.naturalresourceswales.gov.uk (Accessed 2/2/2022)
Socio-economic statistics for Porthcawl, Bridgend At: http://www.ilivehere.co.uk (Accessed 2/2/2022)
Online references
Understanding Welsh places, Porthcawl At: https://www.nomisweb.co.uk/reports/localarea?compare (Accessed 2/2/2022)
Maps
Front cover. Bridgend County Borough Council, PLA3 (8), Porthcawl Waterfront Regeneration (Accessed 2/2/2022).
Bridgend County Borough Council, Bridgend County Borough Profile – 2018
Figure 1. Bridgend County Borough Council, Bridgend County Borough Profile – 2018
County Borough’s main roads and settlements (Accessed 2/2/2022).
Figure 2. Bridgend County Borough Council, Bridgend County Borough Profile – 2018
Sub areas of Bridgend County Borough (Accessed 2/2/2022).
Natural Resources Wales, Marine Character Areas MCA 26 Swansea Bay & Porthcawl Location, 2015, Ordnance Survey 100019741 (Accessed 2/2/2022).
~~~0~~~
Page 21
Questionnaire form
Page 22
Questionnaire form
Page 23
Appendix B
Comments made by respondents on the questionnaire
Salt Lake
• If BCBC wants Porthcawl to be a ‘Premier Seaside Resort’ then building along the Eastern Promenade is laughable, unsightly and one way of turning visitors away. What has happened to the children’s play area, kids paddling pool facilities for teenagers Not one nightclub, bowling alley, outdoor cinema, gym, recreation Centre, swimming pool in the site ---.
• I am happy with some dwellings but feel the number is too high.
• Salt Lake is Porthcawl’s most valuable piece of land. Its car park is often full to capacity in the summer months. 60% of the car park should be kept and revamp. The other 40% should be used for leisure purposes e.g., play and picnic areas for children water park, gardens, skateboard facilities etc
• Salt Lake is the major car park in the town. Its loss as such would practically kill the town as a visitors’ destination. Part of Salt Lake is already being given up to Aldi for the supermarket, so hundreds of houses would be the final nail in the coffin. It would be far better to landscape the area and lay it out properly for car/coach parking
• The visual appearance into Porthcawl would be an Aldi and a housing estate – not want people want to see.
• We want a seaside not a housing estate there. We love the fair activity and music.
• Over intensification. If the purpose of the LDP really is to transform Porthcawl into a ‘Premier Seaside Resort’, removing 1500 car parking spaces will not achieve this. It is urbanisation, nothing more.
• This is the main parking area for visitors, which is currently grossly inadequate, without this area tourism and the town’s prosperity would be severely damaged. Regeneration planning for Porthcawl was always supposed to be for the benefit of residents and visitors, this plan is totally focused on housing and one supermarket, without any consideration for recreational facilities for both residents and visitors. It is also an environmental disaster, reducing open land to combat nature and flooding, also the increase in housing places pressure on our already health services capacity.
• Too many dwellings all in one place. Should be a mixed development for leisure and some housing. Salt Lake needs to become a ‘go to place’ for shopping, leisure and transport (hub) car parking/taxi/bus.
• BCBC should visit popular seaside venues and take the advice of town planners experienced in the design of ‘premier seaside resorts’ and not be influenced by property developers.
• The parking on Salt Lake is essential to bring visitors to keep local businesses and shops open. Without the parking, there will be less visitors, and shops and cafes will shut down, turning Porthcawl centre into an empty/derelict coastal town centre. Also there won’t be parking available for local people to use essential local facilities, forcing us to travel to Bridgend more. (Please remember that using public transport or taxis isn’t possible for everyone due to health issues, and Porthcawl has an aging population).
• Space needed not just for houses but the health and well-being of so many that need Porthcawl as a place to find relaxation from the pace of life. They escape the
Page 24
pressure of town and city living in the god green place. Don’t tear the heart out of Porthcawl, it’s needed by the whole of Wales and beyond
Sandy Bay/Coney Beach Amusement Park
• Building at Sandy Bay will decimate the only open land in the area. We object because of the impact on flora, fauna, habitats and other environmental issues including protected bats, owls, birds etc. This area is used daily by local population for exercise and dog walking. An upgrading of the touring caravan site is needed which will again attract more holidaymakers. There is also the issue of blown sand and in the past planning permission was declined because of blown sand and other environmental issues.
• Perhaps a few houses but this is a flood plain area.
• This is a prime central area of Porthcawl – please don’t take it away to make a housing estate. It is wrong! Do not destroy what is the essence of Porthcawl.
• Some limited development at the Trecco Bay end of Sandy Bay would be okay though even this will provide traffic problems on New Road.
• Excessive housing in BCBC’s ill conceived plan to make Porthcawl a ‘Premier tourist destination.
• As a resident of Porthcawl and grew up in this lovely town I would be devastated if Coney Beach funfair was to be built on. I feel we need more leisure facilities such as model village/crazy golf and other typical seaside resort activities, paddling pool/splash park. I’m aware these are available in Trecco Bay caravan park but we also need things for families to enjoy who are local and day visitors. We were promised a swimming pool 40 years ago.
• Preferable to building on Salt Lake as this area is crying out for development. It also would not adversely affect present dwellings but I’m not convinced about suitable access
• This area should be designated for recreational & educational activities. Covid has shown the importance of the coast for both the physical and mental well-being of our borough residents. This will be an opportunity lost if dwellings are built.
• This shows total disregard for the protection of green infrastructure. Filling Porthcawl’s green space with housing is not creating sustainable futures. Where will the additional cars go?
• There is a covenant on Sandy Bay to be retained under the Health and Physical Training Act of 1937 for recreational use. I wish for it to be retained for its intended use, community recreation. I support housing on Coney Beach Amusement Park site
• The fair is why a lot of people come to Porthcawl. Sandy Bay is not suitable for housing
• Where are the leisure and tourism improvements? The development needs to be appropriate.
• There is ample land to build homes on from the Hi Tide to the perimeter of the Trecco Bay caravan site and backing on to New Road. I am sure over 600 dwellings could ne built there alone. The fair, stalls, cafes, shops, amusement arcades should remain although the whole area needs revamping. That area is the most popular place for families to visit for a fun day out
Page 25
Letter to the Chief Executive, Cwm Taff Morgannwg University Health Board
Page 26
Reply to the letter
Page 27
Continuation of reply
Page 28
Letter to Chief Executive Officer, BCBC
Page 29
Reply to letter
Page 30
Continuation of reply
Page 31
Continuation of reply
Page 32
Continuation of reply
|
|
The Officers of the Porthcawl Civic Trust Society:
Chairman: Anthony Hontoir 01656771775 Vice Chairman: Mike Mansley 01656784755 Secretary: Caroline Vaughan 01656788549 Treasurer and Membership Officer: Marilyn Smith 01656782999 Committee members Tudor Griffiths Diana John Julie Smith Jill Sweet Marilyn Tickner Don Tickner David Vaughan Website and technical support: Steven Flett 07817478577 Email: porthcawlcivictrust@hotmail.co.uk |
