Town planners said the land identified for development is a site proposed in the Local Development Plan (LDP), which is presently under examination and will not be passed for several months.
The application is therefore for a site that is not permitted for development.
Councillors feel that because the proposed dwellings will be separated from the town of Monmouth by two fields, it is not development adjacent to the town of Monmouth but is rather a development in the countryside separated from Monmouth by a 'green belt' which is not in accordance with present planning guidance.
The pedestrian access to the proposed dwellings is either through the present industrial estate and then across two green fields which are designated as a SINC (Site of Importance for Nature Conservation) or through the proposed industrial estate.
Both accesses are against current planning policy and not sustainable, the committee claimed.
Once pedestrians leave the site there is no continuous pedestrian access along Wonastow Road.
There is a long portion indicated along a private unadopted road whose owners use all the available space for parking and have indicated their unwillingness to agree to having this road adopted or selling part of it.
Another problem pointed out at Monday's (24th June) special meeting was that the entire site is flood prone, mainly caused by surface water runoff from the adjacent hills.
This runoff eventually makes its way to the Wonastow Brook which can flood several times a year. The brook is susceptible to blockages and overflows onto Wonastow Road on a regular basis.
The committee felt the infrastructure did not support such an application. The nearest primary school with available spaces is at Wyesham – more than two miles away.
There is a shortage of dentists within Monmouth. The two doctors surgeries are over subscribed and waiting lists for an appointment are often up to four weeks. Monmouth has no hospital, nor an accident and emergency service or even a Minor Injuries Unit.
Councillors felt there was no evidence that any of the industrial sites have been let or that any interest has been expressed. There is no evidence that businesses want to occupy the site.
Application is for B1 and B8 use. The LDP makes it clear that only B1 was to be considered. The site was only thought suitable for high tech industries.
There is no allowance or space allocated for a sewage pumping station which was originally intended.
There is no mention of developer funding which is required for sustainable transport or improved bus services which was a requirement for this site.
All these factors led the town planners to deem the site unsuitable for the plans and passed their recommendation for refusal onto Monmouthshire County Council.