Agenda item

We considered the application and late correspondence, which was recommended for approval subject to the 22 conditions, as outlined in the report and subject to a Section 106 Agreement.

The application had been presented to the Planning Committee held on 3^rd May 2016 with a recommendation for refusal.  At this meeting Members weighed up and considered the flood risk implications of the development against the economic benefits of constructing a hotel and spa at the site.  The proposed development would provide significant employment and tourism benefits to the area and improve the visual appearance of the site.

As a result of the particularly significant benefits of the proposed development, the recommendation to refuse the application on flooding grounds was not accepted.

Members were informed that there still remains an objection from Natural Resources Wales (NRW). The details are outlined in late correspondence.

The options available to Planning Committee are:

·         Grant consent along the lines of the previous resolution with an extra condition to require the details of the flood management plan.

·         Refuse the application as per the officer report.

·         Defer to undertake further modelling.

The local Member for Wyesham, attending the meeting by invitation of the Chair, outlined the following points:

·         The application decision has been delayed for six months.

·         The balance is weighing up the potential flood risk against the economic benefits of the proposal.

·         As ward Member, the economic benefits overrides the potential flood risk.

·         There is a great need for jobs in Monmouth and this proposal will bring jobs into the area. Other benefits to the area such as tourism and the promotion of Monmouthshire will be achieved.

·         The local Member asked the Planning committee to consider approving the application to enable the positive benefits to the town to be generated.

The Head of Planning, Housing and Place Management informed Members that if the Planning Committee were minded to approve the scheme, we, as an Authority, would have to refer it to the Welsh Minister to consider whether or not she wishes to call the application in due to the nature of the development and flood risk.

The Chair has allowed for additional public speaking in respect of this application.  The applicant and NRW had been invited to address the Committee.  NRW had declined the application but the applicant had accepted the invitation.

Ms. J. Kitcher, Project Development Lead for the Hotel and Spa, attended the meeting by invitation of the Chair and outlined the following points:

·         The unanimous approval of the application in May 2016 was looked upon very favourably by the applicant.

·         The flood risk modelling has indicated that there would be no detrimental effects elsewhere and were confident that the flood modelling would confirm this.

·         The Applicant considered that NRW’s response had been unreasonable.  Whilst the applicant accepts that the role that NRW plays in providing technical advice regarding flooding and flood risk.  NRW has gone beyond the clarification that Committee requested and are playing both judge and jury on the issue.  NRW make it clear in their correspondence that it is for the Planning Authority to determine whether the application is approved but by continuing to query the applicant’s flood modelling and failing to confirm that the flooding will not be increased elsewhere, NRW leave the Planning Officers with little or no option to recommend refusal.  However, if the Planning Committee still feels that it is unable to approve the application, the applicant has asked if the application be deferred again and clarify how the answers to any further NRW questions or requests would be assessed and that a time frame be set for this process in order to avoid even further delays which could put the project at risk.

·         The economic benefits of the hotel and spa development have been well documented throughout the extensive public consultation period and the planning process.  The flood modelling consultants have answered the Planning Committee’s question and confirmed that flooding will not be increased elsewhere.

·         The derelict site is largely redundant for the previous nine years, significant repair and requires a more positive and sustainable use.  The hotel and spa offers a significant regeneration opportunity for Monmouth and a compelling opportunity for Hadnock Road to move away from its industrial past.

·         The hotel and spa would help to deliver the Welsh Government’s Strategy for luxury hotels with spa and wellbeing facilities and will create a unique and outstanding tourism destination for Monmouth and the County.

Having considered the report of the application and the views expressed Members expressed their support for the application on the following grounds:

·         The economic benefits for the town and the surrounding area were enormous.

·         The development would have a positive effect on tourism in the area.

·         The development was located sufficiently high enough to avoid any potential flooding. Adequate warning of any potential flooding would be identified early.

·         Consultants have expressed support for the application.

·         The economic benefits of the development makes a good a redundant site.

It was proposed by County Councillor D. Dovey and seconded by County Councillor A. Wintle that application DC/2015/01431 be approved subject to the 22 conditions, as outlined in the report, and subject to a Section 106 Agreement, also outlined in the report.