THE fate of a hotel and spa in Monmouth will soon be decided after a hearing took place this week.

Plans to demolish existing industrial sheds and construct a 60-bed spa hotel on Hadnock Road were unanimously approved by Monmouthshire councillors last year, despite a recommendation of refusal by the council’s case officer due to concerns about flooding. The council was overruled soon after and the plans were called in by Welsh Government to address concerns by Natural Resources Wales about the potential flooding risk on the site.

Last Wednesday (24th May), an informal hearing took place at County Hall in Usk. The hearing was chaired by Welsh Government planning inspector Richard Jenkins, along with representatives from the applicant and Natural Resources Wales (NRW).

The application has been going on for some time, first submitted to Monmouthshire County Council (MCC) by the applicant Alchemy Hospitality Management Ltd in 2015.

The issue of flooding is the main point of dispute between the applicant and NRW, with the meeting highlighting the site goes against national planning policy in Wales for new developments to avoid flood-prone areas.

The entirety of the site is within a Zone C2 flood area, which means the development is categorised as ‘highly vulnerable.’

The criteria used in Welsh planning policy means developments would need to remain flood water-free in what is described as a ‘one in 100 year’ event, while also allowing for a 20 per cent increase in water due to climate change and an 80 per cent blockage of one of the Wye Bridge’s five arches.

Under this criteria, the floor levels of the hotel would be 360mm above flood water, but the car parks and interior roads would be inundated with flood water.

The floor levels of the hotel would also be 190mm above a one in 1,000-year event.

However Darren Parker from consultancy firm RPS suggested language used in Welsh Government guidelines saying that developments “should not” be in vulnerable areas were not the same as “can not,” suggesting some flexibility should be expected with the correct precautions.

And while MCC planning officer Craig O’Connor conceded the development was in a ‘highly vulnerable’ area, he argued the benefits outweigh the risks, with the improvements the hotel and spa would have on Monmouth’s economy and the increase in tourism it would provide.

It was also highlighted in the meeting that a comprehensive evacuation plan in the event of a flood would be used, and that members of staff and visitors to the hotel would have a number of hours after being alerted before floodwater reached the town.

This, the hearing heard, is thanks to NRW equipment upstream in Ross-on-Wye which would allow anything up to 13 hours before severe flooding hit Monmouth. This, it is hoped, would give sufficient time to ensure the car parks and outside facilities are clear and that the hotel is evacuated.

If plans for the hotel are approved, an evacuation strategy would mean the building and site would be unoccupied some hours prior to the most extreme flooding.

A duty manager would also be on site 24 hours a day, responsible for implementing the flood response plan if needed.

After hearing information from both sides, planning inspector Richard Jenkins will make a recommendation within seven weeks, before a final decision is made by Welsh Assembly ministers.