2.0 Planning Issues

2.1 The site is situated within the town centre conservation area and any development of the site must enhance or at the very least preserve the character of the conservation area.

2.2 There are two particular difficulties regarding the development of this area: Firstly much of the area is situated within the floodplain of the River Severn (1 in 100 year event) where flood levels can rise to 2m and flood flows are strong because of the narrowness of the watercourse under the Welsh Bridge.

2.3 The flooding issue is a major constraint on the development of the site and when formulating proposals developers will be expected to take into account the advice contained in Circular 30/92 (Development and Flood Risk).

2.4 At Frankwell Quay, there is a certain footprint of development which has established use rights and the Council considers that it would in this case be appropriate to allow redevelopment of the same footprint (the footprint of the overall area) set back further from the river, ensuring that habitable floorspace is built above the flood level.

2.5 Developers will be expected to seek the advice and assistance of the Environment Agency, (which is responsible for the River Severn and flooding matters) when formulating their proposals, at which point the Environment Agency may require preparation of a model of the proposals, to assist in assessment of the likely impacts on the flood regime. This would also enable the Environment Agency to assess whether there would be a need for physical measures to be constructed downstream (these would be at the developers expense). If a development could be designed to improve flooding conditions then the Environment Agency may support such a scheme.

2.6 The second difficulty relates to access, with the only realistic access to the site being from the junction of Frankwell and Welsh Bridge.

2.7 Vehicular access to any redevelopment of this site can only be taken from the existing Frankwell/Welsh Bridge junction. Using this existing junction will restrict the amount and type of development at Frankwell Quay and once a development scheme has been formulated it should be the subject of a traffic impact assessment in relation to the Frankwell / Welsh Bridge Junction.

2.8 At present, access into the main area of Frankwell car park is through the site and is restricted by the presence of established buildings. It is felt that these buildings make a contribution to the area as they reflect the history of Frankwell Quay as a riverside warehouse area. The Council does not with to see the two established warehouse buildings (marked on Plan 2) demolished and will expect redevelopment proposals to make every attempt to incorporate the two buildings. Improved access to Frankwell car park can still be achieved without the loss of these buildings if new access is provided through the back of the Quay area as shown on Plan 2.

2.9 Other planning issues include the fact that much of the area is likely to have been contaminated from previous uses and this will necessitate a survey of the site to ascertain whether any remediation works are necessary to make the site safe for the proposed uses. It is also understood that the ground conditions for building are difficult, this will require further investigation. Additionally, an archaeological evaluation of the area will be required.