**Ceredigion Council Rejects Plans to Convert Cardigan Bathroom Showroom into Residential Flats over Flood Concerns**
A proposal to redevelop a former bathroom showroom in Cardigan into new homes has been refused by Ceredigion County Council, with significant concerns cited around flood risk and the lack of affordable housing contribution.
The application, submitted by Hugh Davies via his agent Bell Designs, sought to transform the disused office space above the Cardigan Bathroom Centre, located at Riverside Showrooms on The Strand, into residential accommodation. The plan also included an extension of the ground floor office area. However, despite the intentions to repurpose the idle site, the local authority found the bid fell short on several policy requirements and safety grounds.
Mr Davies outlined in his planning statement that the upper floor, originally earmarked for light storage when the business moved in back in 2008, proved unsuitable. “The first floor was initially intended for storage, but the task of carrying stock via the stairs soon became unmanageable and posed health and safety risks,” he explained. Following this realisation, the business developed a new large storeroom next to the main showroom, with smaller items relocated to the ground floor.
The owner also revealed that efforts had been made to lease the office space, but those attempts had met with no success. “We’ve tried to rent the upstairs as offices, but, given the oversupply of office spaces in Cardigan, we haven’t been able to attract tenants,” Mr Davies added. Faced with ongoing vacancy, he asserted, converting the space to housing seemed a more favourable use for the property.
Despite these justifications, the local authority’s planning officers recommended refusal. According to an official report, one substantive issue was the failure to secure a financial contribution towards affordable housing in the area—a requirement under council policy. “The applicant did not agree to enter into a Section 106 legal agreement, which would have ensured a 10% commuted sum based on open market value towards affordable housing,” the report stated. This omission meant the plan did not comply with local development policies.
The council also closely scrutinised the flood risk associated with the site. While Natural Resources Wales (NRW) did not specifically object to a first-floor flat’s presence in the flood-prone area, planning officers argued that broader safety risks remained unresolved. “The development falls within a high-risk flood zone (Flood Zone 3) and is classified as ‘highly vulnerable’,” the council’s report declared. The assessment referenced guidance in Technical Advice Note 15 (TAN 15) and local flood policies, highlighting that vulnerable developments in such areas are not generally considered appropriate.
“While NRW raised no objection to the first-floor residential unit per se, the council must account for the flood risk to the entire building and its occupants,” the report continued. As a result, the planning authority concluded the development was not suitable under current regulations.
Alongside the concerns over flooding and affordable housing, the proposal was further criticised for missing ecological documents. The council noted an absence of essential reports, including a Pollution Prevention Plan and a Lighting Plan. These omissions, planning officers said, were contrary to adopted policies aimed at safeguarding the environment and local wildlife.
The decision to reject the proposed conversion underscores the local authority’s firm stance on responsible redevelopment. By insisting on compliance with housing contributions and robust flood mitigation measures, the council reinforces its duty to balance regeneration with community safety.
For Mr Davies and others aiming to repurpose vacant commercial properties, the case offers a timely reminder: compliance with planning policy, particularly around affordable housing and environmental protection, remains a prerequisite for converting business premises to residential use in Ceredigion. As the demand for new homes continues, especially in popular towns like Cardigan, the pressure to find suitable sites without compromising safety or community needs is likely to persist.
The council’s willingness to scrutinise plans against a backdrop of stringent policies also signals the continuing challenge for developers nationwide, where the call for affordable housing and resilience against climate-related risks are set to shape planning decisions for years to come.