North Wales

first_imgThe big issue facing the north Wales property market is the effect of regional shopping on established shopping patterns.The continued success of the Cheshire Oaks factory-shopping mall, Ellesmere Port and the recently opened Trafford Centre poses the greatest threat to retail vibrancy on the north Wales coast.In addition, Broughton Shopping Parc, to the west of Chester, just over the Welsh border, opens in July. It provides nearly 27,870 sq m (300,000 sq ft) of retail accommodation and will undoubtedly draw in business from Chester.All these centres offer a mix of shopping, including a high proportion of fashion. Their impact will be felt both on the high street and within established retail parks across north Wales.Nationally, the out-of-town market has been buoyant over the past decade, with the rental warehouse index rising by 71% between 1992 and 1997.However, the scale of this growth is far from uniform. Locations such as Wrexham have seen an increase in the region of only 35% over the same period, while Broughton has risen by 67% within 18 months. In contrast, Flintshire retail park rents have grown by 8% in the past three years.More westerly towns have suffered less. Bangor, for example, has seen a rise of around 50% in the five years to March 1997 and rents now reach about £97/sq m (£9/sq ft).Wrexham faces the stiffest challenge and has the most to lose from its proximity to Chester and particularly Broughton Shopping Parc.Llandudno, though, will retain its position as the most affluent town on the north Wales coast. This is demonstrated by Marks & Spencer’s £8m extension to the main trading store in the town, combined with its intention to continue trading from its other store on Mostyn Street.Retailing activity on the western side of the north Wales coast is focused on Bangor. The town is starting to feel the benefits of additional spend from the extended catchment area provided by improvements to the Caernarfon link road and the A5 across Anglesey.Bangor’s greatest limiting factor is the topography, which restricts the development of good-quality retail floorspace on the high street. While the Deiniol Centre has been refurbished recently, proposals to substantially improve the Wellfield Centre will be the most significant step in providing large floor plates to satisfy demand.OfficesThe office market across north Wales revolves around out-of-town business parks, which have achieved almost full occupancy rates and have additional proposals in the pipeline.This is in contrast with town and city-centre space, where take-up is very low, particularly from larger users. This is perhaps a reflection of the lack of accessibility and limited car parking. Accordingly, the A55 is a lifeline for business and office space development across north Wales.The supply of office space in out-of-town parks now exceeds 92,902 sq m (1m sq ft), principally at Chester Business Park and Park West Business Park in Chester, and St Davids Park in Ewlow.To a lesser extent, business parks at Wrexham, St Asaph, Menai, Bangor and Flint have played an important role and have drawn larger users out of town centres.Rentals, however, differ greatly. The dominant parks are achieving up to £172/sq m (£16/sq ft) and smaller parks such as St Asaph and Acorn Business Park in Flint are achieving about £75-85/sq m (£7/8/sq ft).Demand for in-town space is concentrated on smaller suites, typically 100-200 sq m (1,000-2,000 sq ft), primarily from small local businesses and professionals.A breakdown of space let in Chester city centre over the past three years shows a 65% take-up from local businesses and only 15% from national companies.In comparison, the out-of-town business parks are characterised by demand from national and international businesses. In the last three years, 78% of space has been taken by such companies. An example is MBNA, with 28,000 sq m (300,000 sq ft) at Chester Business Park.In Chester alone, prime rents achieved on business parks are 60% ahead of those achieved within the Town Centre and this is a trend continued across the north Wales market.Industrial Industrial development is more focused on two massive industrial sites at Deeside and Wrexham, which individually serve the east/west and north/south corridors, respectively.There are some piecemeal developments along the line of the A55, concentrated mostly around Llandudno Junction/Colwyn Bay, but the main focus for the regional and major occupier market is primarily Deeside Industrial Park.Over the past three years, Deeside Industrial Park has seen take-up exceeding 27,000 sq m (300,000 sq ft). With substantial land availability, demand has been met by supply, and rental levels have remained static at around £43/sq m (£4/sq ft).Rents are beginning to harden. The opening of the third Dee crossing and improvements to the Queensferry bypass will deliver continued development and rental growth.Wrexham provides about 405ha (1,000 acres) of industrial park, primarily servicing the north/south corridor. This is another Welsh Development Agency success story – it has 150 occupiers. Steady take-up is predicted, with rental levels comparable with Deeside Industrial Park.last_img read more

Gov. Wolf: Department of Corrections to Establish Temporary Program to Reprieve Sentences of Incarceration

first_img April 10, 2020 Gov. Wolf: Department of Corrections to Establish Temporary Program to Reprieve Sentences of Incarceration SHARE Email Facebook Twittercenter_img Press Release, Prison Reform, Public Health Under the authority granted to him by the Pennsylvania Constitution and the Emergency Management Services Code, Governor Tom Wolf today ordered Department of Corrections officials to establish a Temporary Program to Reprieve Sentences of Incarceration to help aid the department in the transfer of qualifying individuals to community corrections facilities or home confinement amid the COVID-19 pandemic.The Wolf Administration continues to take every possible action – and asks all Pennsylvanians to do the same – to help stop the spread of COVID-19. These actions, including those in the state corrections system, will save lives, help stop the spread of the virus and avoid overwhelming our already-burdened health care system.“We can reduce our non-violent prison population and leave fewer inmates at risk for contracting COVID-19 while maintaining public safety with this program,” Gov. Wolf said. “I am pleased to direct the Department of Corrections to begin the process to release vulnerable and non-violent inmates at or nearing their release dates in an organized way that maintain supervision post-release and ensures home and health care plans are in place for all reentrants.”The Temporary Program to Reprieve Sentences of Incarceration Program only applies to state prison inmates who have been identified as being non-violent and who otherwise would be eligible for release within the next 9 months or who are considered at high risk for complications of coronavirus and are within 12 months of their release.“Just as everyone in the community is dealing with COVID-19, the state prison system is doing the same,” Corrections Sec. John Wetzel said. “We must reduce our inmate population to be able to manage this virus. Without this temporary program, we are risking the health, and potentially lives, of employees and inmates. We can safely release individuals to the community to reduce their vulnerability and allow the department to successfully manage COVID-19.“Without any current legislation, we are moving forward with the understanding that future legislation could further advance these efforts.”As of this morning, there are 11 COVID-19 cases at one prison, SCI Phoenix in Montgomery County, but concern for cases spreading to other facilities is another reason for the expedited release of eligible inmates.Under the temporary reprieve program, approximately 1,500 to 1,800 inmates would be eligible, although given the reentry challenges of ensuring connection to the health care and behavioral health system, housing and food security, the number will likely be less than the eligible pool.Vulnerable inmates will include inmates aged 65 or older; anyone with an autoimmune disorder; pregnant inmates; anyone with a serious, chronic medical condition such as heart disease, diabetes, chronic respiratory disease, bone marrow or organ transplantation, severe obesity, kidney disease, liver disease,[and] cancer; or another medical condition that places them at higher risk for complications of coronavirus as defined by the Centers for Disease Control and Prevention.The releases could begin as early as Tuesday, April 14.Sec. Wetzel stressed that a thorough reentry component has been developed to ensure inmates will be successful.“While we need to release inmates to protect them and to allow us space to mitigate the impact of the virus in our system, we also know that we need to prepare inmates for release,” Sec. Wetzel said. “Our reentry plans will include several days of release planning with the inmate, preparing and connecting the inmate to treatment programs in the community, release transportation and a complete medical screening to ensure that we are not releasing sick inmates. We’ll also provide them with an appropriate medication supply and connect them to medical providers in the community.”While on temporary reprieve, individuals will be monitored similarly to parolees and will be supervised by parole agents. Upon expiration of the order, individuals would be returned to prison to complete any remaining portion of their sentences.A copy of the governor’s order can be found as a PDF here or on Scribd.Find the latest information, including a daily dashboard, on the DOC’s COVID-19 efforts here.Find the latest information on the coronavirus here.View this information in Spanish.last_img read more

Hodgson expecting disgruntled Zaha to shine again for Palace

first_imgHowever, chairman Steve Parish would not countenance selling the club’s most valuable asset for anything less than £80 million, although some reports suggested he wanted as much as £100 million.Arsenal lost interest after they had a £40 million bid declined earlier in the summer. They then broke their transfer record to buy his international team-mate Nicolas Pepe for £72 million.Zaha’s frustration boiled over, however, as Thursday’s deadline for the summer transfer window approached and Palace batted away two bids from big-spending Everton, according to The Daily Telegraph.They first offered £55 million plus striker Cenk Tosun and then when that was declined they improved it to £60 million — still way off Parish’s valuation.Admitting defeat Everton filled the void by buying Arsenal winger Alex Iwobi for a fee that could rise to £35 million.In theory an opportunity still exists for Zaha as transfer windows are open across Europe, and the Telegraph reports that German side Borussia Dortmund are said to be interested.However, The Times says that Parish has also put a block on him leaving for a foreign club, risking an even smaller fee next summer should Palace fail to hold off relegation.Share on: WhatsApp FILE PHOTO: Wilfried ZahaLondon, United Kingdom | AFP | Crystal Palace striker Wilfried Zaha had hoped to be lining up on the opening weekend of the Premier League season for Everton against the London club.Instead Zaha is still at Palace amid reports of growing tension with his boyhood club after they blocked his big move to Merseyside over money.Coach Roy Hodgson admits that he had to send a sulky Zaha home early from training on Thursday and hopes a player who has led the battle against relegation the past two seasons snaps out of his funk in time for the new season.The 72-year-old said he was counting on Zaha delivering for Palace despite some reports saying Zaha — who last season signed a new five-year contract worth a reported £130,000 (140,056 euros) a week — has told the club he will not be available at Selhurst Park on Saturday.“We are looking forward to him doing this season, what he’s done for the last two seasons,” Hodgson told Sky Sports News.“His beef is with the chairman and owners of the club because he’s wanted to leave and they haven’t received the offer that they think is sufficient to allow him to leave.“He has to come to terms with that, when you sign long-term contracts you are expected to honour them and we expect him to do that.”Zaha had submitted a transfer request earlier this week hoping to move to a bigger club.last_img read more

FAVORED MOTOWN MEN WEARS DOWN LONGSHOT SPIRIT RULES TO TAKE $150,000 TIZNOW STAKES BY THREE QUARTERS OF A LENGTH UNDER BAZE, WHO GETS HAT TRICK ON THE DAY; WEST TRAINEE COVERS FLAT MILE IN 1:35.77

first_imgTIZNOW PART OF GOLDEN STATE SERIES FOR HORSES BRED OR SIRED IN CALIFORNIA ARCADIA, Calif. (May 23, 2015)–Favored Motown Men steadied momentarily a furlong from home while shifting outside pacesetter Spirit Rules en route to an authoritative three quarter length win under Tyler Baze in Saturday’s $150,000 Tiznow Stakes, getting one mile in 1:35.77. Trained by Ted H. West and owned by Gulliver Racing, LLC, the 6-year-old gelding by Decarchy, who came off a close third place finish in the Grade III Precisionist Stakes May 2, got his first stakes win and his sixth career tally from 29 starts. (The Tiznow, run as Santa Anita’s ninth race, is part of the Golden State Series which is restricted to horses bred or sired in California).“Going into the far turn, I had the rail and my horse was really running,” said Baze, who got his third stakes win of the day in the Tiznow. “When I grabbed him (approaching the furlong pole), I didn’t really know if he would get goin’ again. For a split second, I kind of had to jump (Spirit Rules’) heels and then he reached back and got them one more time…He’s an honest horse. He wants to win. It’s been an awesome day.”Heavily favored at 4-5 in a field of 10 older horses, Motown Men paid $3.80, $3.00 and $2.60. Claimed three starts back on March 8 for $40,000, “Mo” has won two races for his new connections and his overall mark now stands at 29-6-6-5. With the winner’s share of $90,000, his earnings now stand at $384,459.“I don’t think he’s ever come from off the pace on the inside like that,” said West. “I remember when we claimed him, somebody said, ‘He’s a good horse, but I think he’s a need-the-lead type.’ Not only was he not on the lead, he was down on the rail taking some dirt. I didn’t know how he’d respond, but I didn’t have to wait too long to see…We’ll probably give him some time. This is three races in six weeks.”Ridden by Iggy Puglisi, Spirit Rules set fractions of 22.55, 45.59, 1:09.49 and 1:22.35 and was second best, finishing two lengths in front of Solid Wager for the place. Spirit Rules paid $10.80 and $8.80.Ridden by Victor Espinoza, Solid Wager, who was off at 23-1, rallied from last for third money and paid $6.00 to show.last_img read more