The Northern Area Planning Committee of Wiltshire Council was scheduled to consider a significant planning application for a material change of use of land for the siting of mobile homes for residential use, alongside a village shop and café with associated parking. The committee was also due to receive updates on planning appeals and consider any urgent items.

Planning Application: Land Adjacent to St. Mary's Close and to the South of Hollow Way, Bradenstoke

The committee was scheduled to consider a proposal for the material change of use of land to accommodate 19 mobile homes for residential occupation, along with a village shop and café with associated parking. The application, which is for a major development outside the defined settlement boundary of Bradenstoke, was called in for discussion due to its key issues relating to visual impact, environmental and highways impacts, and its relationship with adjoining properties.

The report accompanying the application recommended that planning permission be granted, subject to conditions and a legal agreement. The proposal was considered to be a sustainable form of development, providing a type of residential unit appealing to older people seeking to downsize. The development was also expected to enhance local facilities through the provision of a shop and café, and to offer reasonable sustainable transport opportunities for its occupants. The report indicated that the development would not result in unacceptable impacts on highway safety, the local road network, residential amenities, the character and appearance of the area, ecology, biodiversity, or heritage assets.

The site is located adjacent to Bradenstoke, a 'small village' within the Wiltshire Core Strategy, and lies outside any defined settlement boundary. While Core Policy 46, relating to accommodation for vulnerable and older people, was considered relevant, the proposal was not fully compliant as the units were not fully adaptable for evolving needs. However, as age-restricted open market accommodation, it was seen as contributing to the national objective of diversifying the housing market. The proposed shop aligns with Core Policy 48, which supports small-scale village shops.

The Lyneham and Bradenstoke Neighbourhood Development Plan, made in October 2021, does not allocate land for housing or business/retail uses, meaning the protections of paragraph 14 of the NPPF do not apply. However, resident surveys indicated support for cafes and pubs as social meeting places, and the introduction of a shop was acknowledged as potentially contributing positively to the sustainability of Bradenstoke.

Wiltshire Council currently has a housing land supply of 2.42 years, a shortfall from the required five years. This engages the 'tilted balance' under paragraph 11(d) of the NPPF, meaning the presumption in favour of sustainable development applies. The proposal's benefits, including the provision of 19 residential units and a new village shop/café, were considered to outweigh the identified harms, such as the conflict with the settlement strategy and potential reliance on private vehicles.

The report detailed numerous conditions and informatives that would be attached to any permission, covering aspects such as time limits, approved plans, ecological enhancements, archaeological investigation, landscaping, drainage, highway safety, parking, waste management, and the operation of the shop and café. A Section 106 agreement was also proposed to secure contributions towards open space, sports pitches, waste and recycling provision, and biodiversity net gain monitoring.

Planning Appeals and Updates

The committee was scheduled to receive details of completed and pending planning appeals. The provided documents included several appeal decisions:

• PL/2024/11385 - The Spice Merchant, Malmesbury: An appeal against refusal for change of use and erection of a dwelling was decided.
• PL/2025/00485 - 86-87, Kington St Michael: An appeal against refusal for garage extensions was decided.
• PL/2025/08167 - Rosskerris, Malmesbury: An appeal against refusal for replacement and additional dwellings was decided.
• PL/2025/08242 - Barns Lee, Eastcourt: An appeal against refusal for pool room and outbuildings was decided.
• PL/2025/09044 - Woodside End Stables, Royal Wootton Bassett: An appeal against refusal for a new dwelling in lieu of stables was decided.
• PL/2025/02105 - SW Group Logistics, Chelworth Industrial Estate, Cricklade: An appeal concerning the erection of a new warehouse building was allowed, with the Inspector finding that the locational policies in the development plan were out of date and that the development would be acceptable. A separate costs decision in this case found that Wiltshire Council had behaved unreasonably, leading to an award of costs against them.
• PL/2025/02645 - Merrythatch, Bushton: An appeal against refusal of listed building consent for demolition and extension works was dismissed, with the Inspector finding that the proposed works would harm the significance of the Grade II listed building.
• PL/2025/03085 - Whitley Farm, Whitley: An appeal concerning the conversion of a barn to residential use was allowed, with the Inspector finding that the proposal was permitted under Class Q of the General Permitted Development Order.
• PL/2025/03873 - Waterhay Barn, Waterhay: An appeal against refusal for the erection of a self-build dwelling was dismissed, with the Inspector citing conflicts with local policies regarding housing development location and character and appearance of the area.
• PL/2025/05691 - Land at School Lane, Lea: An appeal for the erection of one dwelling was allowed, with the Inspector finding that despite conflict with the development plan's spatial strategy, material considerations, including the Council's housing land supply shortfall and the site's location within a village setting, indicated that permission in principle should be granted.
• PL/2025/06965 - 5 St Michaels Close, Lyneham: An appeal against refusal for extensions and external material changes was dismissed, with the Inspector finding that the proposal would harm the character and appearance of the surrounding area.

Other Items

The agenda also included standard procedural items such as receiving apologies, approving minutes of the previous meeting, and receiving declarations of interest and chairman's announcements. There was also provision for public participation, allowing members of the public to make statements or ask questions related to agenda items.