I can add a bit more, though again I am not an expert, and have no knowledge of these things beyond what I've picked up from various Thorpe applications over the years. This new document builds upon my previous (albeit rambling)
post from a month or so ago.
Objection 1: Development is in the 'wrong type' of flood zone. It sounds like this could be sorted out by showing it's not in the 'wrong type' of flood zone. Typically flood zone maps come in a series of levels of detail, so it could just be that they need to submit the more detailed flood zoning maps and show the development isn't in the 'wrong type'.
As I understand it, this was bought up previously as a concern. The response from the park (or, more specifically, planning representatives of the park...but just saying "the park" is easier) was that they had a pre-existing agreement that Thorpe can build in these "wrong type" of flood zones, as long as it's done sparingly. The trouble is, this is an opinion from 11 years, and not a hard and fast agreement.
To my knowledge, the coaster does - minimally - go into the 'wrong type' of flood zone. However, I have not got access to the detailed maps, this is again just from my understanding of the documents. It could be that the park believe they aren't in the wrong type at all.
It is stated that the only way this objection can be resolved is showing the development is not in this wrong type of flood zone. If the park can't do that, then there is grounds is reject the application.
HOWEVER, it is down to the council to decide if they uphold that objection and reject it. It is not a guarantee it will be rejected. And if it is
not rejected, that is a matter for the council and EA to discuss and deal with, not the park themselves.
Equally, as I've said, I believe the coaster does minimally go into this wrong type of flood zone. As such, it could be possible that minor alterations can be made so it doesn't go into this flood zone (be that changes to the support structure, or to the layout itself). This is something I'll touch on a bit more later.
Objection 2: They can't provide appropriate protection in the event of a flood (this isn't just a case of like "run up the hill", but it's also the effect on the sewers, water supplies, storm water network, etc in the area). It reads as if they claim they have already dealt with this, but just haven't provided the documentation. This could be an easy fix (share the agreement document), but if not it could be a bit trickier depending on the volumes of flood water they would need to attenuate.
I believe the idea here is that the park are leaning on their most recent Mid Term Development Plan (MTDP), which was submitted in 2010, and gave an outline for the park's development strategy between 2010-2016. In (over)-simple terms, they're trying to say "All of the parameters are the same now as they were then, so we have everything submitted, look there". But that might not be enough.
This might also relate in part to what I discussed in my previous post, about there being concerns about the buildings associated with the development being below the design flood level. The reason for the design being like this is because they are keeping one building, and making all other buildings the same level as that one. As they have not had issues with flooding in that area before, they don't see any resulting issues happening here.
Objection 3: The development causes too significant of an impact on the biodiversity. It sounds as if this could be solved with a bit of rejigging of the civil engineering, or by demonstrating (usually by a technical report) how this has already been considered in the proposal.
This one seems to have come out of the blue (in that this hadn't been bought up before as far as I know). However, I see this objection has concerns about the infilling process. Thorpe did a LOT of infilling in the 00s/early 10s, and that took a lot of work and discussion to get approved, and included a lot of back-and-forth (more than we're seeing now). This development would be the first time they've done it since then, and I expect that the process has changed, etc.
And this follows nicely onto a point Hixee raised:
So all in all - I feel like this could go either way. Either they've done a [somewhat] incomplete application and these things can be solved,
I think it's fair to say the original application didn't include enough information, regardless of anything. It's also fair to say that this should be expected, given the required infilling. And I believe the park did plan for this - hence the early submission, and the plan for construction to start this autumn, So I don't think the situation of this back-and-forth is unexpected by the park, or a surprise to them.
However, as Hixee also says...
or they're stating down the barrel of a major rethink. My guess is the former, but I'm not really a planning, flooding or ecology expert.
A rethink of the plans could be on the cards. A 'major' rethink? Maybe not. But maybe a redesign of the support structure, or a slight tweak of the layout. Whilst those things take time and money (and by no means are easy!), they could keep the core of Exodus the same. But then again, a major rethink could still be possible, although, similar to Hixee, I'd guess that's unlikely. So no
Project Exodus 2: Electric Boogaloo (Project Leviticus anyone?) any time soon hopefully.
Though, as I've said time and time again, I don't know much about this, and could well be talking out of my backside!