Ambulance station at Station Road, Llanfyllin

What was proposed

The application sought to change an existing business unit into a sui generis ambulance station.

“Proposal: Change of use from business to sui generis ambulance station…”

Officer report

What officers recommended

Officers recommended refusal because the proposal had not demonstrated that flooding would leave the ambulance station operational and accessible.

“This issue is of particular significance given the nature of the proposed use. TAN 15 states that emergency services and local authority command centres should remain operational and accessible at all times. On the basis of the evidence currently before the Local Planning Authority, officers are not satisfied that the development has demonstrated compliance with this requirement or that the consequences of flooding would be acceptable.”

“Whilst officers have carefully considered the additional information submitted by the applicant, including the operational characteristics of the facility, the strategic need for the development, these matters do not overcome the requirement to demonstrate compliance with the flood consequence acceptability criteria set out in national planning policy.”

Officer report

Flood risk was central

The site is mainly in Flood Zone 2, and NRW said the unit and access could be affected during severe flooding without a revised assessment.

“The application site is predominantly located within Flood Zone 2 (Rivers) as identified on Natural Resources Wales' Flood Map for Planning, with parts of the wider access route also falling within the identified flood zone. The proposal seeks permission for the development of an ambulance station, which constitutes a highly vulnerable form of development under the provisions of TAN 15.”

“NRW maintain an objection to the proposal and state: "In summary, both the existing unit and vehicular access route are predicted to be flood free during a 1% plus climate change event. However, a conservative assessment indicates that the unit and access could be affected during the 0.1% plus climate change event to levels that may impair the operation of the ambulance station and vehicles.”

Officer report

What people said

Four public representations objected over access, traffic, parking, missing information and the proposal’s effect on the area’s character.

“- Inadequate access - Increase in traffic - Traffic or Highways - Inadequate parking provision - Information missing from plans - Not enough info given on application - General dislike of proposal - Out of keeping with character of area…”

Officer report

Who spoke

A county councillor’s statement was read, and a local representative and the applicant addressed the committee.

What members debated

Councillors mainly questioned the site’s flood risk and heard that NRW objected because the flood assessment did not demonstrate compliance with TAN 15.

“Councillors largely questioned the flood risk of the site, the Planning Officer noted that the site lies within Flood Zone 2, and had been objected by Natural Resources Wales (NRW) as the Flood Consequences Assessment (FCA) did not adequately demonstrate compliance with the TAN 15 requirement.”

Minutes

The committee’s decision

The committee approved the application against the officer recommendation, with delegated authority for conditions and referral to NRW for call-in consideration.

“It was moved and duly seconded to approve the application contrary to the Officer recommendation.”

“RESOLVED: Reasons for decision: To approve the application contrary to Officer recommendation with delegated authority in respect of planning conditions and subject to the decision being referred to National Resources Wales for consideration of a call-in.”

Minutes