PLANNING chiefs in York would need to break their own flood guidance to allow a controversial hotel beside the Ouse, it has emerged.

Aparthotel chain Roomzzz has been bidding to build a new 109 room hotel off Terry Avenue for a year, but the plans have proved unpopular with neighbours.

Revised designs were published for the £10 million development this month, after the Environment Agency (EA) raised concerns about flooding risk from the Ouse.

New planning documents show that EA advisors have warned that planners will have to go against the council’s own Strategic Flood Risk Assessment (SFRA) if they are to approve the plans - and they appear poised to do so.

Local councillor Johnny Hayes said he has concerns and had written to the planning official asking for clarification. He said: “Why are we going against official advice, when we know from last year’s experience that this is an area of high flood risk?”

The Environment Agency’s letter to the council last week said the site sits in a high flood risk area and should only be considered for “less vulnerable” uses. A hotel is considered “more vulnerable”.

As the council has confirmed it plans to deviate from the SFRA policy guidance, the EA advisors have listed conditions they would seek for the hotel, to mitigate risk.

These include keeping an undercroft parking area free to store flood water when the river breaks its banks, keeping floor levels high, and providing safe escape routes for guests during floods.

Senior planning officials say deviating from the SFRA is possible and has been done elsewhere in the city.

Mike Slater, assistant director for planning, said: “The EA is not objecting to the scheme but is stating that in this flood risk area, our Strategic Flood Risk Assessment says that a hotel is not normally considered to be appropriate, however this designation is the same as part of the old fire station site to be developed into houses, flats and a restaurant on the opposite side of the river. “The EA’s letter states that if we are willing to deviate from our policy - which would need to be justified on planning grounds - then they accept that the scheme could proceed, subject to certain planning conditions.”

Scores of formal objections have been made by people who live near the site, with many citing the flood risk as a major concern.

The main vehicle access to the site will be along the narrow Terry Avenue - and neighbours are worried about heavy construction traffic using a route which is popular with walkers, cyclists, and families going to Rowntree Park.

They have also warned that the road quickly becomes impassable when the river levels are high, so guests and deliveries will all be forced to use the narrow residential streets around Clementhorpe instead.

The site was underwater during last December's floods, and although the developers are proposing some improvements to the flood barrier on Lower Ebor Street, Cllr Hayes said the barrier needs improvements regardless of any new development.