Agenda and draft minutes

To receive any apologies or substitutions for the meeting.

Apologies were received from:

·       Cllr Adrian Foster,

·       Cllr Christopher Newbury,

·       Cllr Jonathon Seed who was substituted by Cllr Richard Britton, and

·       Cllr James Sheppard

The Chairman also welcomed Cllr Stewart Palmen, who had been made a full Member of the Committee at the last Full Council. Cllr Palmen had replaced Cllr Sarah Gibson MP.

To approve and sign as a correct record the minutes of the meeting held on 10 July 2024.

The minutes of the meeting held on 10 July 2024 were presented for consideration, and it was,

Resolved:

To approve and sign the minutes of the meeting held on 10 July 2024 as a true and correct record.

To receive any declarations of disclosable interests or dispensations granted by the Standards Committee.

There were no declarations of interest.

To receive any announcements through the Chair.

There were no Chairman’s announcements.

The Council welcomes contributions from members of the public.

Statements

Members of the public who wish to speak either in favour or against an application or any other item on this agenda are asked to register no later than 10.20am on the day of the meeting. If it is on the day of the meeting registration should be done in person.

The rules on public participation in respect of planning applications are linked to in the Council’s Planning Code of Good Practice. The Chairman will allow up to 3 speakers in favour and up to 3 speakers against an application, and up to 3 speakers on any other item on this agenda. Each speaker will be given up to 3 minutes and invited to speak immediately prior to the item being considered. Representatives of Parish Councils are included separately in the speaking procedure, please contact the officer listed for details.

Members of the public and others will have had the opportunity to make representations on planning applications and other items on the agenda, and to contact and lobby their local elected member and any other members of the planning committee, prior to the meeting.

Those circulating such information prior to the meeting, written or photographic, are advised to also provide a copy to the case officer for the application or item, in order to officially log the material as a representation, which will be verbally summarised at the meeting by the relevant officer, not included within any officer slide presentation if one is made. Circulation of new information which has not been verified by planning officers or case officers is also not permitted during the meetings.

Questions

To receive any questions from members of the public or members of the Council received in accordance with the constitution which excludes, in particular, questions on non-determined planning applications.

Those wishing to ask questions are required to give notice of any such questions in writing to the officer named on the front of this agenda no later than 5pm on Wednesday 7 August 2024 in order to be guaranteed of a written response. In order to receive a verbal response questions must be submitted no later than 5pm on Friday 9 August 2024. Please contact the officer named on the front of this agenda for further advice. Questions may be asked without notice if the Chairman decides that the matter is urgent.

Details of any questions received will be circulated to Committee members prior to the meeting and made available at the meeting and on the Council’s website.

The procedure for public participation was noted.

To receive details of completed and pending appeals, and any other updates as appropriate.

The Chairman highlighted the appeals report in the agenda, which detailed an appeal decision regarding a Gypsy / Traveller site at Clackhill Yard, Bradenstoke. The Committee decision to refuse was overturned at appeal. The Chairman also explained that the Gypsies and Travellers Development Plan Document would be going out for consultation later in the year. The document had been informed by evidence including an up-to-date gypsy and travellers accommodation assessment (GTAA).

Outline application (all matters reserved except external access) The erection of up-to 49 dwellings, accesses from Church Road, Green Infrastructure including landscaping and children’s play, a sustainable urban drainage system and utility buildings (amended description).

Public Participation

Judy Ward spoke in objection to the application.

Ian McDonald spoke in objection to the application.

Johanna Ailano spoke in objection to the application.

David Barnes spoke in support of the application

Cllr Nick Baker, Vice Chairman of Laverstock and Ford Parish Council spoke in objection to the application.

Lynda King, Senior Planning Officer, introduced a report which recommended that the outline application (all matters reserved except external access) for the erection of up-to 49 dwellings, accesses from Church Road, Green Infrastructure including landscaping and children’s play, a sustainable urban drainage system and utility buildings be approved, subject to conditions and an S106 agreement.

Key details were stated to include the principle of development, highway safety and drainage. 

Attention was drawn to the amended site map published in agenda supplement 1 and amended conditions published in agenda supplement 2.

The officer explained that in the current Local Plan - the Wiltshire Core Strategy (WCS) Laverstock was identified as a Small Village. As such development was limited to infill within the boundaries of the village. So, the application was contrary to current policy. However, in the emerging Local Plan the site was allocated for up to 50 houses. A previous iteration of the application was for 135 houses. During negotiation and due to the emerging Local Plan, the applicant had reduced the number of houses to a maximum of 49. 

The proposal included an area of green space through the middle of the site so that views to Cockey and Laverstock Down would be preserved. Improvements to local highways were included as part of the application. The Laverstock and Ford Neighbourhood Plan included green buffers around the area and the site did not encroach on those. There had been lots of objection to the application from local residents and the parish council. Objections included that the application was premature in relation to the Local Plan; development creep; adverse impact on landscape sensitivity; highways concerns and flooding.

Consultee responses were summarised. There had been no objections to the revised plan, subject to conditions and a S106 agreement.

In summary, the officer explained that whilst the application was contrary to current policy, there was a significant need across Wiltshire for more affordable housing. Salisbury was a constrained area and sites needed to be found for houses. Development of the site was not seen to be harmful, hence its allocation in the emerging Local Plan for development. The emerging Local Plan had been drawn up using the National Planning Policy Framework (NPPF). The government was proposing revisions to the NPPF and the direction of travel was to increase housing levels across the country. Wiltshire Council currently had a Housing Land Supply (HLS) of 4.2 years. Under the previous government the HLS had been reduced from 5 years to 4 years. It was likely that under the current government this would be reversed. Therefore, more land would need to be allocated for housing. Officers felt that it was better to do this via  ...  view the full minutes text for item 56.

Outline application with all matters reserved, except means of access to site, for the demolition, modification & renovation of existing buildings, structures & site development. Provision of approx. 315 residential dwellings, & mixture of employment, commercial/leisure, & aviation uses, including a "flying hub" comprising control tower, heritage centre, visitor centre, café/restaurant, parachute centre, aviation archives & aircraft hangars. Provision of new vehicular access to surrounding highways network, car parking, & connections to surrounding footpath/cycle networks. Green infrastructure provision, including open space, play space, foot & cycle paths, & landscape enhancement areas; & sustainable urban drainage system & waste water treatment works. Associated vegetation removal, ground modification & engineering works.

Public Participation

Susan Daniel spoke in objection to the application.

Ron Champion spoke in objection to the application.

Mark Uffindell spoke in objection to the application.

Tim Burden spoke in support of the application

Cllr Nick Baker, Vice Chairman of Laverstock and Ford Parish Council spoke in objection to the application.

Cllr Annie Riddle of Salisbury City Council spoke in objection to the application.

Richard Hughes, Development Management Team Leader, introduced a report which recommended that the application for an outline application with all matters reserved, except means of access to site, for the demolition, modification & renovation of existing buildings, structures & site development. Provision of approx. 315 residential dwellings, & mixture of employment, commercial/leisure, & aviation uses, including a "flying hub" comprising control tower, heritage centre, visitor centre, café/restaurant, parachute centre, aviation archives & aircraft hangars. Provision of new vehicular access to surrounding highways network, car parking, & connections to surrounding footpath/cycle networks. Green infrastructure provision, including open space, play space, foot & cycle paths, & landscape enhancement areas; & sustainable urban drainage system & waste water treatment works. Associated vegetation removal, ground modification & engineering works be refused.

Attention was drawn to additional consultee responses, which were available in agenda supplement 2. It was highlighted that Ecology had no objections, subject to conditions.

The officer ran through the slides relating to the application which were published in agenda supplement 3. The application was for a very large site on the edge of the Old Sarum development and adjacent to Ford. There were 2 conservation areas linked to the application, 1 covered the Old Sarum Monument and the other was the airfield itself, which had several Grade II* listed buildings which were highlighted. 

CP25 in the current Wiltshire Core Strategy (WCS) was detailed. Furthermore, it was explained that the green buffers identified in the Laverstock and Ford Neighbourhood Plan did not conflict with CP25. Also, the Ford Amenity Green Space was not affected by the application. Noise from the site had previously been an issue, but this had been concluded positively with conditions to limit noise. There would be a pathway and cycleway around the perimeter of the site and there was also mitigation for Skylarks.

The various areas of the site were detailed (Areas A, B and C). The dwellings proposed for Area A, had been reduced from over 300 to 160. The line of the old roman road within the site would be delineated within the application. Suggested designs of the dwellings were shown, with the apartment roofs mimicking the hangers on site. Proposed highways works and creation of access points were detailed in the report.

Details were given on Area B, which was in front of existing industrial units and would contain a new aviation building. This area also contained the listed hangers. Some of which, in particular hanger 3, was in a poor state or repair. A separate permission had already been granted to rebuild / repair hanger 3.

Area C was on the Ford side of the site. Green Lane, which was referred to  ...  view the full minutes text for item 57.

Construction and operation of a solar photovoltaic farm and associated infrastructure.

Public Participation

John Jarvis KC spoke in objection to the application.

John Jarvis KC read a statement on behalf of Linda Buckley in objection to the application.

Matt Lomax spoke in support of the application.

Joe Richardson, Senior Planning Officer, introduced a report which recommended that the application for construction and operation of a solar photovoltaic farm and associated infrastructure, be approved.

The site was in the open countryside about three quarters of a mile from Coombe Bissett and Homington and was comprised of 2 interconnecting agricultural fields. Slides of the location and proposed plans were shown.

The officer drew attention to the ‘Rochdale Envelope Principle’ which allowed for design flexibility through the assessment of maximum design parameters and worst-case environmental impacts in the early design phase. This principle was being used on this application and was explained in detail in the agenda report. As such the site had been split into 2 development zones, to ensure sufficient flexibility.

An agricultural analysis had been undertaken on the site and the whole site was comprised of grade 3 agricultural land. 49% was grade 3a (good quality) and 51% was grade 3b (moderate quality).  In total the proposed scheme would remove 0.01% of agricultural land in Wiltshire. 

The solar farm would generate approximately 30 megawatts (MW) of power, which would be enough to supply approximately 9,642 homes.

It was noted that the Point of Connection (POC) to the national grid was not part of the application, however there was a condition if this application was approved that the POC would be subject to a future planning application. There was however a substation to the South of the site near Homington which could be used, and the applicant had an agreement was in place with the national grid to do that.

The site was shielded from the road by mature trees and there would also be further landscaping as part of the proposal. There would be 2 accesses to the site. There was a Public Right of Way (PRoW) through the middle of the site which would be retained. The site was also surrounded by a network of PRoW’s. The site would not be overly visible from most viewpoints as it sat in a dip of land.

There had been no objections from statutory consultees in terms of Landscape and Ecology, and the Climate team was satisfied that the benefits of the scheme outweighed any harms. Therefore, the scheme was recommended for approval with conditions.

Members of the committee then had the opportunity to ask technical questions of the officer. Details were sought on the PRoW through the site, the POC and how the site would connect to it and the ministerial statement.

Members of the public then had the opportunity to present their views to the committee as detailed above.

The unitary division member, Cllr Richard Clewer (Coombe Bisset and Honnington Division) was unable to attend the meeting, so the Chairman read aa statement on behalf of Cllr Clewer.  ...  view the full minutes text for item 58.

Change of use of land from equestrian to two Gypsy and Traveller pitches, to include the change of use of an equestrian storage building to a shared day room.

Public Participation

Denise Simpkins spoke in objection to the application.

John Crawford spoke in objection to the application.

Hannah Cameron spoke in support of the application.

James Rigley spoke in support of the application.

James Rigley (Senior) spoke in support of the application.

Cllr Jacqui Lay read out a statement on behalf of Purton Parish Council in objection to the application.

The Development Management Team Leader (North), Adrian Walker, introduced a report which recommended that the application for the change of use of land from equestrian to two Gypsy and Traveller pitches, be approved. Approval would be subject to conditions and a legal agreement to secure a financial contribution to the North Meadow Special Area of Conservation Mitigation.  He noted that the proposals included the change of use of an equestrian storage building to a shared day room. Key details were stated to include the principle of development as well as the highway, landscape and ecological impacts. 

Attention was drawn to the location of the site within the inner zone of influence for the North Meadow National Nature Reserve (NNR), a Site of Special Scientific Interest (SSSI). However, in the officer’s view, the proposed development would not cause demonstrable harm to the landscape. In addition, a contribution to the North Meadow Special Area of Conservation would mitigate against any ecological harm. The proposed development was not found to have an adverse impact on highway safety and would contribute to addressing the shortfall in Gypsy and Traveller pitches across Wiltshire.

The officer explained that, subject to the suggested conditions, the proposed development would comply with the provisions of Core Policy (CP) 47 (Meeting the needs of Gypsies and Travellers), which he outlined in turn. The proposed development was therefore considered acceptable under special circumstances for CP2 (Delivery Strategy).

As well as the conditions stipulated in the report, the officer recommended specifying that the proposed development was not bought in to use until a scheme for the supply of water and electricity was in place. This extra condition was to ensure that the proposed development, if approved, would be satisfactory and habitable.

Members of the Committee then had the opportunity to ask technical questions of the officer.

Details were sought about the requirement for the number of Gypsy and Traveller pitches as shown on page 249 of the agenda pack. The officer explained that the requirements listed on page 249 were the requirements outlined in the Wiltshire Core Strategy (WCS). A recent assessment of pitch provision across the county had found a need for additional pitches beyond the Core Strategy particularly for the period 2022-2038, so the target was likely to change. The emerging Wiltshire Local Plan identified a need for an additional 81 pitches by 2029, although this figure had reduced slightly due to recent approvals. The Director of Planning, Nic Thomas, emphasised that there was a deficit in the number of pitches being provided and that there was a need to think about long term provision beyond 2029.

In response  ...  view the full minutes text for item 59.

Change of use of land to provide a Gypsy site, consisting of four pitches and associated hardstanding, landscaping and a commercial barn.

Public Participation

Ben Pearce spoke in objection to the application

Claire Speed spoke in objection to the application

Marc Willis spoke in support of the application

Cllr Alastair Fairgrieve from Brinkworth Parish Council spoke in objection to the application.

Victoria Davis, Principal Planning Officer, introduced a report which recommended that the application for the change of use of land to provide a Gypsy site, consisting of four pitches and associated hardstanding, landscaping and a commercial barn, be approved subject to conditions. Key details were stated to include the principle of development as well as the highway, heritage, ecological and visual impacts.

The officer highlighted that a typo on page 279 of the agenda pack incorrectly stated that the proposed barn was intended to be used by the applicant’s storage business, when the applicant actually ran a landscaping business.

Attention was drawn to the location of the site outside of the defined limits of development, in open countryside between Royal Wootton Bassett and Lyneham. However, as the application was for specialist accommodation provision, as defined under the exception policies within the Wiltshire Core Strategy (WCS), it was considered to comply with Core Policy (CP) 47 (Meeting the needs of Gypsies and Travellers).

A condition would be applied to the development, if approved, to restrict occupation of the four proposed pitches to the applicant’s family and their dependants. As such, the proposal was likely to be more sustainable than a development occupied by multiple families as it was expected to require fewer vehicle journeys.

The officer explained that since her report had been drafted, the Planning Policy for Traveller Sites 2024 had been published which superseded the requirements for the number of pitches as set out in CP 47. Although the applicant’s family were not identified in the 2024 needs assessment, Wiltshire Council’s Spatial Planning Team had confirmed that the four pitches would contribute towards the revised target, even with a personal permission.

It was considered by the officer that, subject to conditions, there were no barriers to the development in relation to flood risk, ground stability or contamination. Wiltshire Council’s Public Protection Team had raised no objections to the application. A flood risk assessment undertaken on behalf of the applicant had been assessed by Wiltshire Council’s Drainage Team and the Environment Agency. It had been assessed that the four pitches were at low risk, being in Flood Zone 1. A condition had been added to prevent the storage of caravans in the barn and to ensure it was designed in such a way as not to impede flood flow. 

In addition to the conditions outlined in the report, the officer recommended specifying that the proposed development was not bought in to use until a scheme for the supply of water and electricity was in place. This extra condition was to ensure that the proposed development, if approved, would be satisfactory and habitable.

Members of the Committee then had the opportunity to ask technical questions of the officer. Questions were asked about  ...  view the full minutes text for item 60.

Any other items of business, which in the opinion of the Chairman, should be taken as a matter of urgency.

There were no urgent items.