A SELKIRK housing estate has been left defenceless for over two years because of red tape and cock-ups.
And campaigners are now pinning their hopes of a sandbag solution on an old shed.
Hundreds were washed out of their homes in and around Bannerfield during the flashfloods of 2003.
And a similar downpour the following year saw the nearby Rugby Club yet again swamped in sediment from the nearby Longphilpburn.
It was estimated that over £5 million worth of damage was caused in the successive floods.
Towards the end of 2005 plans were put in place for an flood action plan to cover Bannerfield, Ettrickhaugh Road, Philiphaugh Community School and the neighbouring sporting clubs.
But following more than two years of bureaucratic bickering and blunders the at-risk residents have been left high-and-dry.
And this week a 27-month application to the planning department for to build a new sandbag store was withdrawn.
Agent Chris Highton from Allied Surveyors has now asked for his money back. He wrote: 'This application has been undetermined since January 2006.
'I would be obliged if the application could therefore be withdrawn. I would also expect the fee to be returned.'
Community leaders agreed to position an emergency centre containing around 3,000 sandbags and other safety devices at the gates of Selkirk Rugby Club following the deluges.
And a self-help flood prevention group was to be put in place at the same time.
But council preservation officers initially refused to allow two trees to be chopped down to accommodate the store.
Site visits took place and the rugby club decided to turn the planned store around so only one tree would be affected - but a new tree officer read over the old plans by mistake and still objected.
One insider told us: 'It has been an absolute joke.
'Hundreds of people are being left with any protection from one of the worst flooding burns in the Borders all because the council keep messing up.'
Selkirk has been earmarked for major flood prevention work - but the millions needed may be several years away.
An old shed which is currently used for storing ground equipment at the gates of the rugby club is now going to be transformed into a flood defence store.
Local councillor Vicky Davidson told the Border Telegraph: 'It has been a very frustrating two years or so with problems regarding the application.
'The council wanted the planned store moved to another part of the ground.
'But it made sense to have it on the highest part where the gate is.
'Discussions are taking place just now for the old shed to be cleared and upgraded.
'Finally we can get sandbags and an action plan for the bottom part of the town.'
This article appeared in Border Telegraph 02 Apr 08
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