Case Book: Appeal case - Mixed Use Development - Inadequate flood defences foil mixed-use plan

The Welsh Assembly Government has refused permission for a scheme in a south Wales town after concluding that insufficient information had been submitted on flood defence arrangements.

The 7.2ha site contained a disused railway station, sidings and factory.

The applicants proposed to develop housing on 4ha, a restaurant and health and fitness centre in the former station building and employment uses on the remainder. To overcome an objection from the Environment Agency, they proposed to improve flood defences to protect not only the site but a large part of the town.

The assembly agreed that the scheme accorded with development plan policies and would bring a brownfield site back into economic use. It recognised that the project would involve considerable investment, creating around 680 jobs during the construction phase and 410 jobs on completion, and enhance the area's visual quality.

However, it found the information submitted on flood defence works inadequate, making it impossible to conclude that they would be carried out within a reasonable period of time given the large number of landowners involved.

It called for a detailed scheme supported and agreed by all the affected landowners, ruling that it would be inappropriate to impose a condition requiring adoption and implementation of such an agreement before development commenced.

DCS No: OT100-045-704; Inspector: Stuart Wild; Inquiry.

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