APPENDIX 1 Housing Site Assessments

Site Name: Land Adjacent to Darby Su Cottage, Black Horse Lane, Hurdcott

Is an area QUESTIONNAIRE RESULT suitable for No opinion housing 13% 10%

Could be considered for Not suitable for housing development 40% 37%

Background information

Site location and use Site Location A small field / paddock towards the southern end of the General description village of Hurdcott Parish Name Winterbourne Gross Area (ha) 0.45 Wiltshire Council SHLAA reference S118

Context Existing / previous land uses Agricultural / Paddock Surrounding land uses Public House, residential, field Is the site Greenfield Brownfield Mixture/Other Site planning history 16/10998/FUL - Proposed construction of two 4-bed detached houses, one with a single garage, one with a double garage; two 3-bed semi-detached houses; and creation of new accesses to the highway (as yet no decision made)

Key themes from questionnaire

 One of the less popular development sites (ranked 9th / 11)

 Very close to flood plain and could flood

 Poor access, on narrow lane used for pub car parking with less than ideal junction onto main road

 Could be appropriate infill for modest level of development

Sustainability

The site is situated outside of the main three Winterbourne villages where the majority of local services are situated. Hurdcott has limited facilities, which only include a pub and bus stop, and the Wiltshire Core Strategy specifically removed the Housing Policy Boundary from Hurdcott for this reason. There are footpath links into The Winterbournes, although these comprise unmade footpaths which may not be suitable for all users, and involve greater distances than other sites to most facilities, although the Primary School is fairly close by.

Visual / Landscape Impact

The site is situated on Black Horse Lane which has a pleasant semi-rural character, although the site’s contribution to the area’s character as a larger open field has been somewhat eroded in recent years through its subdivision and planting of hedging. Nevertheless, it still contributes to the rural and green character to this part of the village.

If development were considered appropriate in this location, a low density of housing with dwellings set in large plots with individual designs and a more informal layout could possibly preserve an element of the spacious and green character to this part of Black Horse Lane and be in keeping with surrounding development. This might comprise two or three two storey dwellings.

Access / highways safety

The site has a frontage with Black Horse Lane onto which direct access could be provided. The current application to develop the site with 5 dwellings has been objected to by Highways Officers on the grounds of poor visibility, lack of turning facilities and lack of paved footways. However, it might be possible that these objections could be resolvable subject to amended design.

Site specific issues / local environmental factors

The site is situated adjacent to The Black Horse public house. One of the key reasons for allowing any development within Hurdcott would be to help support local facilities and therefore it would be illogical to allow any development which could prejudice the operation of the pub. The decline of rural pubs is well documented and anything which could have a negative impact on the long-term viability of The Black Horse should be avoided.

Extremely careful consideration would therefore be required to ensure that the future occupiers would not be affected by the pub, through noise generated by the use of the pub garden in summer months, noise or odours from kitchen extraction equipment, and the parking of vehicles along Black Horse Lane which often occurs during busy periods and would be directly in front of the development site. At present the kitchen extractor is clearly audible from the nearest part of the site. This has led the Council’s Environmental Health Officer to object to the current application for 5 dwellings.

This part of Black Horse Lane, although outside of the designated flood plain, is known to have historically suffered from surface water flooding and ground water inundation of the sewerage system.

Recommendation

There are questions marks over whether Hurdcott is a sustainable location when considered in relation to other sites in The Winterbournes which are generally more accessible to the majority of its local services/facilities. Development in this location could erode the rural character of this part of the village. Furthermore careful consideration is required into whether it is desirable to site new dwellings close to The Black Horse public house, where there is a risk that future occupiers could be affected by noise/smells which could prejudice the long term viability of this key village facility. Drainage is also a concern. Given these factors, together with the general consensus from the village Questionnaire placing the site towards the lower end of preferences, it is recommended that this site is not brought forward for allocation.

Site Name: Land adjacent to East Farm, Winterbourne Gunner

QUESTIONNAIRE RESULT Is an area No opinion suitable for 8% housing 18%

Not suitable for development 34%

Could be considered for housing 40%

Background information

Site location and use Site Location Agricultural (currently arable) towards the centre of the General description village Parish Name Winterbourne Gross Area (ha) 3.3ha Wiltshire Council SHLAA reference S1055

Context Existing / previous land uses Agricultural, also includes a farm reservoir and farm burn/waste site

Surrounding land uses Residential, farm yard and track, agricultural fields, public footpath Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Key themes from Questionnaire

 Less preferable site (ranked 8th / 11)

 Difficult access onto A338

 In the heart of the village so good access to local amenities

 On elevated land, so too visible for village

 Wide scale development of the site would be too much but continuing the already established building line could be acceptable.

Sustainability

Geographically the site is well situated in relation to accessing the village services and facilities, and is a centrally located site. However there is currently no direct access to pavements and footpaths, and the site is situated up a steep bank which would make providing a level access difficult.

Visual / Landscape Impact

North-west half / A338 frontage

The north-west corner of the site, with the A338 frontage, is reasonably well related to existing residential development, bounded by a line of 8 bungalows accessed off The Bank to the south-west, and with dwellings and Winterbourne Motor Company opposite. However, it is also significantly elevated above the A338 and therefore has the potential to have a significant visual impact.

The south side of the A338 in this part of the village, to which the site belongs, has a strong rural character, being either undeveloped or with trees screening existing development, for instance the bungalows on The Bank are barely visible from the road despite their elevated positions. Consequently it would be desirable for this character to be retained, so it would be important that the trees to the site frontage are retained or reinforced and that any dwellings are suitably set back from the site frontage and are of limited height, similar to those dwellings on The Bank.

Unfortunately the least well screened part of the A338 frontage is that part adjacent to The Bank where there is a gap in the line of trees, so any development here would be readily visible, at least until any new planting has taken hold (5-10 years).

South-east half / rear of the site

The rear half of the site, to the south-east, is fairly poorly related to existing development and is not that well contained by natural features. This part of the site projects outwards into open space and would be readily visible from footpaths to the south-east including the footpath which bounds the length of the south-east boundary.

Access / highways safety

Existing Access

There is currently no access to the site, other than utilising the farm track which serves the farm yard at East Farm, although this does not comprise part of the site.

Potential Access

The farm access is a potential option although the existing use of the farm yard could be a problem. Furthermore visibility at the junction of the farm access with the A338 is poor in the north-east (Gomeldon) direction. The visibility could be improved in this direction by removing a telegraph pole and section of low brick wall and hedging to Beddington House, although this is likely to be in separate ownership.

The other option would be to provide access onto the unmade private road to the rear of the bungalows on The Bank. However, this private road is narrow and unsuitable to serve more than a few dwellings. Widening the road would involve land in multiple ownership, highly likely to make the site unviable.

Site specific issues / local environmental factors

The site is outside of but bounds the Winterbourne Gunner Conservation Area to the north-west. This further reinforces the view that any development of the site should be well screened from the A338, since the rural setting is an important feature of Conservation Area’s character.

The site is not within close proximity to any other important national or local designations.

The part of the site closest to the existing farm yard may not be suitable for development given noisy activities that may occur which could affect future occupants, for instance the operation of farm machinery, maintenance of machinery, noise from grain driers/ventilation.

Recommendation

Access is a significant constraint to the development of this site, largely due to the site’s significant elevation above the A338. Other constraints include the site’s proximity to the Conservation Area, it’s impact upon the rural setting of the village, and proximity to a working farm yard. Consequently it is recommended that this site is not taken forward for allocation.

Site: Land adjacent Winterbourne Motor Company (formerly Marsh Motors), Winterbourne Gunner

QUESTIONNAIRE RESULT Is an area No opinion suitable for 5% housing 21%

Not suitable for development 31%

Could be considered for housing 43%

Background information

Site location and use Site Location Agricultural (currently pasture) within Winterbourne General description Gunner Parish Name Winterbourne Gross Area (ha) 0.50 ha PC Questionnaire reference N3

Context Existing / previous land uses Agricultural

Surrounding land uses Commercial garage, residential, agricultural Is the site Greenfield Brownfield Mixture/Other Site planning history 16/02161/FUL – Development for extended parking area to adjacent garage. Withdrawn due to concerns regarding impacts on public footpath, conservation area, ecology and landscape.

Key themes from questionnaire

 Ranked 6th / 11 in order of preference

 Could be appropriate infill on the main road, close to village centre

 Negative impact upon Conservation Area and water meadow

 A public footpath runs through the middle of the site.

 Land is too steep

Sustainability

Geographically the site is well situated in relation to accessing the village services and facilities, and is one of the most central sites. There is direct access to pavements and footpaths.

Visual / Landscape Impact

Whilst some comments from the Questionnaire suggest that this site could be appropriate infill along the A338, the site is within the Conservation Area and is visually related to the open space of the Bourne Valley meadows / river corridor. Development here would erode the rural character to this part of the village and would also be highly visible from the valley floor, concerns which led to a recent application for additional parking to the garage to be withdrawn.

Access / highways safety

Existing Access

The current access is a field access situated through the garage forecourt. Whilst vehicles are parked in the forecourt (which is most of the time) visibility is poor. This is within a 30 mph zone.

Potential Access

Dwellings could possibly have their own individual accesses, as per the arrangements to dwellings already on this part of the A338, although visibility to the south-west would be restricted when cars park to the front of the garage forecourt.

Site specific issues / local environmental factors

The site is within the Winterbourne Gunner Conservation Area, as mentioned above. It is also within an Area of High Ecological Value and County Wildlife Site, and therefore further ecological survey work would need to be undertaken to assess whether development would be appropriate.

A public footpath dissects the site, diagonally from corner to corner which would severely restrict most of the site’s development unless a diversion was first agreed.

Overhead power lines would prevent the development of the western most portion of the site (closest to the garage) unless these were relocated.

Other than the front most part of the site (approximately 5m from the road) the site is steeply sloping down to the River Bourne, presenting significant design challenges/limitations.

An assessment would need to be made regarding the proximity of any new dwellings to the garage, to ensure that they would not be adversely affected by noise.

Recommendation

Although a very well located site in terms of access to village facilities/amenities, this is a visually sensitive site with several significant development constraints, and it is therefore recommended that the site is not pursued for allocation.

Site Name: Land adjacent Rose Farm

**Update**

During the formulation of the Neighbourhood Plan, part of this site has been subject to various planning applications by the landowner/s. It was originally the intention of the Steering Group to allocate a site for 3 dwellings within the Neighbourhood Plan. However, outline planning consent (17/02198/OUT) was granted for 2 dwellings on 19/12/17 and the land subsequently sold to separate individuals. This is broadly the same area of land that the Steering Group were looking at allocating, albeit with a denser development of 3 dwellings.

It is likely that this site will therefore not need to be brought forward through the Neighbourhood Plan. However, until such a time that detailed planning consent is granted (which is a prerequisite to development after outline consent), it is considered that this site should be included for allocation (albeit for just 2 dwellings now). This would protect the outline consent from lapsing.

The original site assessment is included below.

QUESTIONNAIRE RESULT No opinion Is an area 7% suitable for Not suitable for housing development 25% 18%

Could be considered for housing 50%

Background information

Site location and use Site Location Agricultural (currently pasture) on the southern end of General description Winterbourne Earls Parish Name Winterbourne Gross Area (ha) 0.5ha PC Questionnaire reference N1

Context Existing / previous land uses Agricultural Surrounding land uses Residential, agricultural Is the site Greenfield Brownfield Mixture/Other Site planning history 17/09990/OUT which proposed a development of 2 dwellings, and was refused due to the site’s position outside of the settlement boundary, and failure to demonstrate adequate visibility at the site access.

Key themes from questionnaire

 Most popular site after The Portway / Down Barn Road sites

 Could be construed as eroding the gap between The Winterbournes and Hurdcott

 Limited development would be appropriate, continuing the existing line of housing

 Unsafe access due to road topography and proximity to 50mph limit

Sustainability

The site is well situated in relation to accessing most of the village services and facilities. It has direct access to pavements. The Primary School and a bus stop are within 200m. The village shop, play park and village pubs are all within 800m.

Visual / Landscape Impact

The site would relate well to existing ribbon development on the west side of the A338, although the development of the whole site would quite significantly elongate the southern extent of Winterbourne Earls. Concern has also been expressed by some residents through the Questionnaire regarding the erosion of the gap between Winterbourne Earls and Hurdcott.

The development of the northern half of the site only would certainly have a much less significant effect on the gap between the two settlements, and such an extent of development would also more closely relate to the southern extent of Summerlug on the opposite side of the A338. In this respect, a development of a maximum of 3 dwellings, following the building line and plot widths of the existing dwellings to the north, would be the most appropriate scale and form of development.

Access / highways safety

Existing Access

There is an existing field access onto the A338, mid-way across the site frontage, where visibility is severely restricted by a hedge that bounds the site frontage. This access is within the 50 mph zone, although the 30mph zone commences approximately 20m to the north.

Potential Access

The desirability to site dwellings to the northern half of the site is reinforced by the fact that this part of the site lies within the 30mph zone, where adequate visibility is more likely to be attainable. The Council Highway Officers have commented satisfactory visibility splays could probably be achieved subject to the setting back of a section of hedgerow.

Site specific issues / local environmental factors

The site is not within close proximity to any important national or local designations.

Recommendation

The third most popular site from the Questionnaire, the site is reasonably close to village services and could relate well to existing development. Subject to developing the northern part of the site only, it would not have a significant effect upon the gap between The Winterbournes and Hurdcott.

Number of houses

Based upon existing plot widths, the site could potentially accommodate 3 dwellings whilst not extending any further south towards Hurdcott than Summerlug opposite.

Recommended area for allocation including illustrative plot widths for 3 dwellings

Site Name: Land b/w Summerlug Estate and the Railway Line, Winterbourne Earls

QUESTIONNAIRE RESULT Is an area No opinion suitable for 6% housing 23%

Not suitable for development 28%

Could be considered for housing 43% Background information

Site location and use Site Location Agricultural (currently arable) on the southern edge of General description Winterbourne Earls Parish Name Winterbourne Gross Area (ha) 2.9ha Wiltshire Council SHLAA reference S91

Context Existing / previous land uses Agricultural Surrounding land uses Residential, railway line, private farm road Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Key themes from Questionnaire

 Ranked 5th out of 11 in terms of preference

 Central location close to school and village amenities

 Possible congestion issues due to school use but could be developed in association with new school parking solution

 Would spoil outlook for Summerlug residents

 Too close to pig farm

Sustainability

The site is well situated in relation to accessing most of the village services and facilities. It has direct access to pavements and footpaths. The Primary School and a bus stop are less than 100m away. The village shop, play park and village pubs are all within 850m.

Visual / Landscape Impact

The site is well related to existing residential development, bounded by the Summerlug Estate to the north and a large private house and garden to the south. The railway line further contains the site to the east. The site is largely hidden from the village by virtue of the dense boundary hedging with the A338.

In visual terms Summerlug is seen as the termination of the village so if the southern end of the site is to be developed it would be desirable to preserve the screening effect of the boundary hedge with the A338. However, there would still be longer distance views of this part of the site from across the other side of the valley to the west (i.e. parts of The Portway and bridleway WINT13), and development here would be seen as elongating the village. In this respect the northern part of the site, behind Summerlug, is preferable. There would also be long distance views from the higher ground to the east (i.e. bridleway up to Figsbury Ring).

Access / highways safety

Existing Access

The current access is a field access situated off the private farm road, past Summerlug. This leads directly onto the public road which serves Summerlug and the Primary School, which in turn has access onto the A338. The junction of this road with the A338 is of a good standard, emerging onto the 30mph section with good visibility and road width.

Potential Access

The section of private farm road is too narrow for any development larger than a few houses, so would likely require widening, although this is unlikely to be a problem since the land is within common ownership. This would be the preferred access.

There is potential access opportunity directly onto the A338 although this is unlikely to be desirable since this would be onto the faster 50mph section and would open up the visibility of the site due to the removal of boundary hedging which currently screens the site from the A338. It is also questionable as to whether there would be enough site frontage to achieve the necessary visibility splays, which would need to be extensive for access onto a 50 mph road.

There could also be scope to access the site through the Summerlug Estate although this would require the demolition of existing garages, presenting possible third party ownership issues, and it is unclear as to whether the estate road is adopted. This access is also possibly undesirable since the estate road is often used for on-street parking, reducing the width of the road down to one vehicle at times, and existing residents may object to increased traffic though their estate.

Whichever means of access is chosen, consideration will need to be given to the effects of congestion caused by traffic and parked cars related to the pick up / drop off of children at the Primary School. This affects both the A338 and the road leading up to the school and Summerlug. It may be undesirable for an increase in traffic from a new development in such circumstances, unless this issue can be resolved through the provision of an improved parking and drop off / pick up facility for the school.

Site specific issues / local environmental factors

The site is not within close proximity to any important national or local designations.

Part of the site is immediately adjacent to a railway line so further investigation may be required if this part of the site is developed to ensure that future residents are not unduly affected by railway noise.

Dwellings would need to be sited so as to preserve reasonable privacy to existing dwellings at Summerlug.

Part of the site would also potentially be the closest part of the village to the pig farm. Wiltshire Council’s Environmental Health Officers have confirmed that new homes that are closer to the farm (within 400m) may impact on the farm’s Environment Agency permit and subsequently the operation of business. Much of the site falls within 400m of the farm.

The pig farm has historically attracted odour complaints and the farm has an odour management plan for compliance with their Environmental Permit. However, despite these measures it is likely that odour will remain and potentially impact on development, particularly that closest to the farm.

Recommendation

The proximity to the pig farm is a significant constraint, particularly regarding the eastern part of the site. Development of the western part of the site, adjacent to the A338, would have the effect of significantly elongating the southern extent of the village, and would be likely to have problems in terms of achieving safe access onto the 50mph stretch of the A338. Consequently it is considered that this site is not pursued for allocation.

Site Name: Land Adjacent The Portway & Down Barn Road

S1045 QUESTIONNAIRE RESULT No opinion 6% Not suitable for Is an area development suitable for 13% housing 34%

Could be considered for housing 47%

S26 QUESTIONNAIRE RESULT No opinion Not suitable for 6% development Is an area 16% suitable for housing 37%

Could be considered for housing 41%

Background information

Site location and use Site Location Agricultural land (currently arable) towards the northern General description edge of the village. Also includes a row of 6 bungalows with single plot sized areas of land on either end (S122). Parish Name Winterbourne Gross Area (ha) 3ha Wiltshire Council SHLAA reference S26 (2.05ha), S122 (0.66ha), S1045 (0.3ha)

Context Existing / previous land uses Agricultural (plus garden/scrubland for either end of S122) Surrounding land uses Residential, agricultural field, cricket pitch Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Keys themes from Questionnaire

 The first and second most popular / least unpopular of all development sites

 Access onto Down Barn Rd or too near the roundabout could be dangerous

 Opportunity to improve the width of Down Barn Road

 Too far from centre of The Winterbourne

 Site has good access links to Salisbury, Amesbury, Porton without the need for additional traffic through the village

 Site would be good infill between the bungalows and Down Barn Close

 Would not intrude much on existing housing

 Large scale development not suitable here, but smaller scale could be, along road perimeter, continuing existing line of bungalows.

Sustainability

The site is situated towards the edge of Winterbourne Gunner. The village shop, play park and pub are all within 800m via public footpaths. There are also paved footways leading into the centre of the village although these follow a slightly longer route. This is the closest site to the village allotments and cricket ground and is only 70 metres to the nearest bus stop. This site is closer to Gomeldon Primary School (1100m) than Winterbourne Earls Primary School.

Visual / Landscape Impact

The site comprises three parts – two blocks of arable land to either side of bungalows on The Portway, and also the land on which the bungalows sit although this is already predominantly developed with the exception of two possible plots at either end, which are adjacent to Misselfore and Durley respectively.

The expansion of the existing line of bungalows off The Portway could relate reasonably well to existing development, although expansion to the north east and opposite Down Barn / Mill Close would be more exposed and more prominent given its higher elevation and poorer visual relationship with existing development, particularly when viewed from the area of the round-a-about.

Any development to the east of the bungalows would be situated directly opposite the Winterbourne Conservation Area and also the listed farmhouse and barns at The Manor House. In particular, the existing houses on the north side of The Portway comprise a ribbon of development with a suburban design and layout, which is at odds with the predominant character of the conservation area, and therefore careful consideration needs to be given to extending it further.

Access / highways safety

Existing Access

Misselfore and Durley have direct residential accesses onto The Portway as does the arable land via a field gate.

Potential Access

The Portway would be the most suitable location for access to any new development, given that it is a reasonably straight and wide road with a street lit pavement and 30 mph speed limit. For development to either side of the bungalows, the Highways Officer recommends visibility splays of 2.4m x 59m, preferably with a single access point for each side rather than individual accesses for each house. The visibility splays would involve the setting back of some roadside hedgerow.

Access onto Down Barn Road would be less ideal given its narrower nature and the presence of a bank and dense hedgerow which would need to be significantly modified to create suitable splays.

Site specific issues / local environmental factors

Other than the proximity to the Conservation Area and listed building noted above, the site is not within close proximity to any important national or local designations.

Any dwellings opposite Bowles Cottages would need to be designed so as to avoid overlooking their rear gardens.

Recommendation

The large scale development of the whole site would be likely to have an adverse impact within the landscape and could affect the setting of the Conservation Area. Furthermore, given the presence of more central sites within the village, it would be undesirable to concentrate such a large proportion of the overall housing numbers in this location.

However, the modest expansion of dwellings by adding to the existing row of bungalows, built to similar heights, could be easily assimilated into the streetscene and would require relatively modest alterations to achieve appropriate access. The site could provide a useful supporting role to a larger site or a number of several other smaller sites, helping to contribute to the preference of residents for development to be spread throughout the village in relatively modest numbers.

Number of houses

It is considered that the new houses should be situated to the south west of the existing bungalows, which is the side furthest away from the Conservation Area. This would best preserve the rural setting

21 of the Conservation Area, by siting the contrasting modern development furthest away from it and preserving the rural/open space opposite.

To the south-west end, a development of three dwellings at similar plot widths to the existing bungalows would represent a fairly modest, low impact addition, that would be well within the 30mph zone.

Recommended area for allocation for 3 dwellings

Site Name: Land adjacent Telephone Exchange, Winterbourne Dauntsey

Background information

Site location and use Site Location Orchard / paddock connecting into wider meadow pasture, General description to rear of the Winterbourne telephone exchange. Parish Name Winterbourne Gross Area (ha) 0.29 ha Wiltshire Council SHLAA reference 3529

Context Existing / previous land uses Orchard / agricultural pasture Surrounding land uses Residential, agricultural fields Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Key themes from Questionnaire

 This site was submitted to Wiltshire Council as a SHLAA subsequent to the village questionnaire, so there is currently no community feedback.

Sustainability

Geographically the site is well situated in relation to accessing the village services and facilities, and is a centrally located site.

Visual / Landscape Impact

The site is not readily visible, hidden behind by the street frontage buildings that line this part of the A338. Nevertheless, it is within the Winterbourne Conservation Area and is of an attractive appearance constituting an open paddock which links to the Bourne Valley meadows / river corridor. It is therefore difficult to envisage how development of this site would conserve or enhance the character of the conservation area, particularly given that ‘backland’ type development is not part of its character.

Access / highways safety

Existing Access

There is a field gate leading off the access which serves Box Cottage.

Potential Access

The existing access would seem the only available option. It is not clear what rights the landowner has over the Box Cottage access, which would appear to be in separate ownership. Notwithstanding this potential ownership issue, the existing access is very narrow, being tightly constrained by both Box Cottage and Espada, with no simple means of making it wider. It is therefore unlikely to be suitable for additional use by new development. Furthermore it would be incompatible with Box Cottage, likely to affect its own parking area.

Site specific issues / local environmental factors

As mentioned above, the site is wholly within the Conservation Area. Box Cottage is also a listed building, and therefore further consideration would need to be given as to how any development would affects its setting.

The proximity of the potential access to the site in relation to Box Cottage and Espada would result in additional traffic passing very closely by these houses and their gardens, negatively impacting their privacy and tranquillity.

The site is surrounded by existing residential development on three sides, and is heavily overlooked by dwellings on St. Edward’s Meadow. It is difficult to envisage how the site could be developed so as to preserve the privacy of the surrounding dwellings and also give reasonable privacy to any new dwellings proposed.

Recommendation

Although well sited in relation to village services, the site would not have an appropriate access and its development is likely to negatively impact upon the amenity of surrounding neighbours. It is also within the Conservation Area and development would be unlikely to preserve or enhance its character.

Site Name: Land around End Cottage, Winterbourne Dauntsey

Background information

Site location and use Site Location Large garden to End Cottage on the western edge of the General description village Parish Name Winterbourne Gross Area (ha) 0.44 ha Wiltshire Council SHLAA reference 3553

Context Existing / previous land uses Garden Surrounding land uses Residential, agricultural fields, river Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Key themes from Questionnaire

 This site was submitted to Wiltshire Council as a SHLAA subsequent to the village questionnaire, so there is currently no community feedback.

Sustainability

Geographically the site is reasonably well situated in relation to accessing the village services and facilities, and is a fairly central site.

Visual / Landscape Impact

The site has a strong rural character, being adjacent to open fields on the western edge of the village, and contains a number of large mature trees. End Cottage is not listed, but could be regarded as a ‘heritage asset’ given it is a traditional building which makes a positive contribution to the Winterbourne Dauntsey Conservation Area, in which it is located. The garden itself also makes a positive contribution to this part of the Conservation Area, adding to its general rural, green and spacious character. Development of the site, even at just one dwelling, would significantly erode the spacious and green feel to this part of the village, harming the character of both the Conservation Area and the wider landscaping setting.

Access / highways safety

Existing Access

End Cottage has a separate access for an outbuilding directly onto Gaters Lane.

Potential Access

This existing access would be the most likely option. However, Gaters Lane is a narrow road with very poor visibility onto The Portway. It would be unsuitable for any increase in traffic. Any widening of Gaters Lane and improvement of The Portway Junction would involve ownership issues as well as detrimentally affecting the rural character to this part of the village.

Site specific issues / local environmental factors

As mentioned above, the site is wholly within the Conservation Area.

The eastern part of the site closest to the river is within the designated higher flood risk zone. However, the western part of the site, including the existing access to the outbuilding, is outside of this zone.

There may be ecological / biodiversity issue to consider, given proximity to the river bank and loss of mature trees.

Recommendation

Both visual impact and access are significant concerns and make the site unsuitable for development. Flood risk is also a constraint to the eastern part of the site. Consequently it is recommended that this site is not taken forward for allocation.

Site Name: Land b/w Primary School and the railway line

QUESTIONNAIRE RESULT Is an area No opinion suitable for 5% housing 21%

Not suitable for development 32%

Could be considered for housing 42%

Background information

Site location and use Site Location Agricultural (currently arable) land towards the southern General description end of Winterbourne Earls Parish Name Winterbourne Gross Area (ha) 4.56ha Wiltshire Council SHLAA reference S90

Context Existing / previous land uses Agricultural Surrounding land uses Primary School, residential, railway line, private farm road Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Key themes from questionnaire

 Ranked 7th out of 11 in order of preference

 Access a concern – Earls rise too narrow and crosses footpaths; School access is congested at peak times with parents dropping off children.

 Parking facilities for school should be in plan

 Close to school and village amenities

 Development would leave no room for future school expansion

 Too close to pig farm

Sustainability

The site is well situated in relation to accessing most of the village services and facilities. It has direct access to pavement and footpaths. The Primary School adjoins the site and a bus stop is less than 100m away. The village shop, play park and village pubs are all within 550m.

Visual / Landscape Impact

The site is reasonably well related to existing development, being surrounded by development on three sides and the railway line on the other. However, the site is in an elevated positon, being considerably higher than the A338 and valley floor. The school is already a prominent building from certain parts of the village (i.e. Tanner’s Lane) and from across the other side of the valley (i.e. parts of the Portway and bridleway WINT13). The development site would be on higher ground still and a two storey dwelling would be at least as high if not higher than the school.

In this respect it would be desirable for development to be concentrated towards the lower parts of the site, and where it would be seen in conjunction with existing buildings. The north-west corner, in between the school playing field and Glebe Hall, is the lowest and best contained part of the site, and is also arguably the most central in terms of accessing village facilities/amenities. It is noted that this part of the site lies adjacent to the Conservation Area, although it is reasonably well screened from it and any new development here could incorporate further landscaping to reinforce this screening. This north-west corner is still reasonably elevated, however, so it may also be desirable to restrict the height of any dwellings to 1 or 1 ½ stories.

There would also be long distance views from the higher ground to the east (i.e. bridleway up to Figsbury Ring), which further reinforces the view that development should be concentrated towards the lowest parts of the site.

Access / highways safety

Existing Access

The current access is a field access situated off the private farm road behind Summerlug. This leads directly onto the public road which serves Summerlug and the Primary School, which in turn has access onto the A338. The junction of this road onto the A338 is of a good standard, emerging onto the 30mph section with good visibility and road width.

Potential Access

In terms of developing the north-west corner, adjacent the Glebe Hall, there is potential for a new access off Earls Rise. Whilst this lane is presently quite narrow and unsuitable, it is understood that the bungalow to the north of Earls Rise, known as The Orchard, is within common ownership. As such there would be scope to regrade and increase the width of the access road to bring it up to a suitable standard, which has been confirmed by Council Highways Officers.

If the southern part of the site were to be developed, an access onto the lower part of the private farm road would be likely to be the most appropriate. Consideration would need to be given to the effects of congestion caused by traffic and parked cars related to the pick up / drop off of children at the Primary School. This affects both the A338 and the road leading up to the school and Summerlug. It may be undesirable for an increase in traffic from a new development in such circumstances, unless this issue can be resolved through the provision of an improved parking and drop off / pick up facility for the school.

Site specific issues / local environmental factors

The northernmost part of the site is adjacent to the Winterbourne Earls Conservation Area, although the site is not within close proximity to any other important national or local designations.

If the north-western part of the site is to be developed, it is noted that there are existing dwellings to the north, so it will be important to ensure that a reasonable degree of privacy is retained to these dwellings. This is likely to be attainable through appropriate siting, design and new landscaping.

Part of the site is immediately adjacent to a railway line so further investigation may be required if this part of the site is developed to ensure that future residents are not affected by railway noise.

Part of the site would also potentially be the closest part of the village to the pig farm. The Council’s Environmental Health Officers have confirmed that new homes that are closer to the farm (within 400m) may impact on the farm’s Environment Agency permit and subsequently the operation of business. Much of the site falls within 400m of the farm.

Recommendation

This is a large site with many pros and cons. It is reasonably central, has potentially good access, is not so close to existing housing so as to give rise to significant neighbour objection, and is a large / well shaped site which would offer a great deal of flexibility in terms of designing an appropriate layout for a reasonable number of dwellings. However, the site’s elevated nature and proximity to a working pig farm are significant constraints.

The site received fairly mixed views from the village Questionnaire, falling towards the lower end of overall preferences. However, this perhaps reflects the site’s large size, and it is the intention of the Neighbourhood Plan Steering Group to only put forward the most appropriate parts of each site.

The north-west corner of the site is the most favoured, given its less elevated position, closer siting towards the heart of the village and further distance from the pig farm (which is the only part of the site outside of the 400m distance recommended by the Council’s Environmental Health Officers).

Number of houses

Based upon the housing density and layout of nearby existing development at Kingsbourne Close, this part of the site could accommodate 13 dwellings. This would comprise the largest site allocation in the village, befitting of its central location, but is not considered so large that it would go against the overall preference of residents for housing to be spread throughout the village in relatively modest numbers. A scheme larger than 10 dwellings would also meet the threshold for providing affordable housing, and at 13 the number of affordable units provided would be up to 4.

Recommended area for allocation (suitable for about 13 dwellings)

Site Name: Land off Figsbury Road

QUESTIONNAIRE RESULT Is an area No opinion suitable for 6% housing 16%

Not suitable for development 40% Could be considered for housing 38%

Background information

Site location and use Site Location Agricultural (currently arable) towards the eastern edge of General description the village Parish Name Winterbourne Gross Area (ha) 0.46 Wiltshire Council SHLAA reference S92

Context Existing / previous land uses Agricultural Surrounding land uses Residential, railway line Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Key themes from Questionnaire

 Least popular / most unpopular site after Gaters Lane

 Additional traffic on lane is a concern due to narrow and congested nature of Figsbury Road

 Building on sloping area would make existing flooding down Figsbury Road worse.

 Nearest to school, public transport, village shop and facilities.

 Could be suitable for infill of a small number of houses only

Sustainability

The site is situated reasonably centrally within The Winterbournes and is therefore very well placed to access most facilities. Figsbury Road does not benefit from a paved footway although it is a relatively quiet no through road. Public footpaths also provide an alternative with a particularly good link to the Primary School.

Visual / Landscape Impact

The site benefits from a site frontage with Figsbury Road and is surrounded by residential development on two sides and a railway embankment to the south-east, making it very well contained within the landscape.

A row of dwellings with frontages onto Figsbury Road, of similar plot widths to the bungalows opposite, could potentially be in keeping with the character of the area, and about 3 dwellings could be accommodated in this manner. However, the site is immediately to the south-east of the Winterbourne Earls Conservation area and development would impact to some extent on views into the Conservation Area from around the railway bridge.

Access / highways safety

There is an existing field access onto Figsbury Lane and access to dwellings could be easily provided with good visibility and limited risk to road users. Of more concern, however, is the narrow nature of Figsbury Road (caused by on street parking), lack of paved footways, and the less than ideal visibility onto its junction with the A338, which is partially obscured to the south by the church wall, a feature that is unlikely to be altered due to its listed status. As such the Council’s Highways Officer has confirmed that the site could only support very limited development.

Site specific issues / local environmental factors

Other than being situated adjacent to the Conservation Area as mentioned above, the site is not within close proximity to any important national or local designations.

Part of the site is immediately adjacent to a railway line so further investigation is to ensure that future residents are not unduly affected by railway noise.

The site would also be close to the pig farm (although it is just over 400 metres), so further information may be required to ensure that future residents will not be unduly affected by odours.

Local residents have commented that this part of Figsbury Road can become inundated with surface water run-off from the higher ground to the south-east, and are concerned that development here

32 could exacerbate or be affected by such run-off. Any development would need to demonstrate that it could be adequately drained.

Recommendation

The site is well situated in relation to village services/facilities and could have a relatively low visual impact in the landscape. However, access is a significant issue, certainly making any significant number of dwellings unlikely. However, the site has also proven to be one of the least popular from the results of the village survey, and therefore it may be inadvisable to pursue it for the sake of an additional few dwellings. There would also be a degree of negative impact on the Conservation Area. Consequently it is recommended that this site is not taken forward for allocation.

Site Name: Land off Gaters Lane, Winterbourne Dauntsey

Is an area QUESTIONNAIRE RESULT suitable for No opinion housing 6% 9% Could be considered for housing 16%

Not suitable for development 69% Background information

Site location and use Site Location Agricultural (currently pasture) on the western edge of the General description village Parish Name Winterbourne Gross Area (ha) 5.5ha Wiltshire Council SHLAA reference 3222

Context Existing / previous land uses Agricultural pasture Surrounding land uses Residential, agricultural fields, public footpath Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Key themes from Questionnaire

 By far the least popular / most unpopular site

 Land has poor drainage / floods

 Impact upon rural character of village

 Poor access and disconnected from village by the ford

Sustainability

Geographically the site is well situated in relation to accessing the village services and facilities, and is a fairly central site.

Visual / Landscape Impact

The site has a strong rural character, comprising open fields of pasture surrounded by belts of woodland which form part of the undeveloped river valley corridor. The site is poorly related to existing development, being separated from the village by the flood plain. The exception to this is the part of the site which includes two traditional barns directly off Gaters Lane and adjacent to the ford. However, these barns, which are also situated within the Conservation Area, strongly add to character of the area in their own right and it is considered that their setting should be preserved. Their sensitive conversion to a single dwelling could potentially be appropriate subject to other planning criteria.

Access / highways safety

Existing Access

The current access is an existing field access directly onto Gaters Lane.

Potential Access

The existing access would be the most likely option. However, Gaters Lane is a narrow road with very poor visibility onto The Portway. It would be unsuitable for any increase in traffic. The widening of Gaters Lane and improvement of The Portway Junction would involve ownership issues as well as detrimentally affecting the rural character of this part of the village.

Site specific issues / local environmental factors

The part of the site closest to Gaters Lane is within the Conservation Area.

Small parts of the site closest to the River (including the larger barn) are within the designated higher flood risk zone. Although the majority of the site is outside of this flood zone there may be surface water drainage issues to consider.

Recommendation

Both visual impact and access are significant concerns and make the site unsuitable for most forms of development. Drainage is also a potential issue. Scope to convert the larger barn is constrained by its location within the flood risk zone and also possibly the poor access onto The Portway. Consequently it is recommended that this site is not taken forward for allocation.

Site Name: Land opposite Hurdcott Lane, Hurdcott

QUESTIONNAIRE RESULT Is an area No opinion suitable for 8% housing 23%

Not suitable for development 26%

Could be considered for housing 43%

Background information

Site location and use Site Location Agricultural (currently pasture) land to the east of Hurdcott General description Parish Name Winterbourne Gross Area (ha) 1.6 ha PC Questionnaire reference N2

Context Existing / previous land uses Agricultural

Surrounding land uses Residential, railway line Is the site Greenfield Brownfield Mixture/Other Site planning history None aware of

Key themes from questionnaire

 Moderately popular site (ranked 4th / 11)

 Too far from centre of The Winterbournes / extends village too far

 Access onto fast busy road could be problematic

 Would need footpath link to village

Sustainability

This is one of the more remote sites from village facilities/amenities, although it is immediately next to a bus stop and is within 450m of the primary school and within 300m of the Black Horse public house. The site has no direct access to pavements, although a public footpath does link the site to Winterbourne Earls, although sections of this path are far from ideal, constituting little more than a highway verge with no street lighting.

Visual / Landscape Impact

The site has a reasonably rural feel given its distance and screening from the main part of The Winterbournes and Hurdcott. There are approximately 5 dwellings immediately to the north of the site, although these are set back from the road with generous landscaping to the front which predominantly screens them from view. In this respect the development of the site would be relatively incongruous, particularly given its open nature, and to some extent would diminish the separation between The Winterbournes and Hurdcott.

Access / highways safety

Existing Access

There is an existing field access off a bridleway to the south of the site, which leads onto the A338 opposite Hurdcott Lane. Visibility here is poor, on to a stretch of road with a 50 mph limit.

Potential Access

A new access towards the centre or northern third of the site would be likely to provide the best visibility, although given the 50mph limit it would be necessary to ensure that this could be achieved since the sight lines would need to be quite long.

Site specific issues / local environmental factors

The site is not within close proximity to any important national or local designations.

Recommendation

Although the fourth most popular site within the village questionnaire, this is a relatively peripheral site with poor links to the main village facilities, and is likely to have a high visual impact. Given the number of sites closer to the main village amenities, which are likely to have a lesser visual impact, it is recommended that this site is not taken forward for allocation.

Summary Table of Site Selection

Rank (as per Site No. of houses Comments results of village suggested in questionnaire) draft plan

1 & 2 Portway (S1045, S26, 3  Large scale development of the whole site would have an adverse impact within S122) the landscape and would harm the setting of the Conservation Area. Given the presence of more central sites within the village, it would also be undesirable to concentrate a large proportion of overall housing numbers in this location.  However, the modest expansion of dwellings by adding to the existing row of bungalows on The Portway, built to similar heights, could be easily assimilated into the streetscene and appropriate access can be achieved. The site could provide a useful supporting role to a larger site or a number of several other smaller sites, helping to contribute to the preference of residents for development to be spread throughout the village in relatively modest numbers.

3 Adj. Rose Farm (N1) 2  Reasonably close to village services and could relate well to existing development. Subject to developing the northern part of the site only, it would not have a significant effect upon the gap between Winterbourne and Hurdcott.

4 Opp. Hurdcott Ln. (N2) 0  Negative impact upon landscape setting of village, diminishes separation between The Winterbournes and Hurdcott.  Poor accessibility to main village services, i.e. no paved footway or streetlighting.

5 Adj. Summerlug (S91) 0  Too close to neighbouring pig farm.

6 Adj. Winterbourne 0  Negative impact upon Conservation Area. Motor Company (3528)  Negative impact upon County Wildlife Site.  It would be challenging to develop given the route of the public footpath which diagonally dissects the site, as well as the steep topography of site.

7 Adj. School(S90) 13  Large majority of the overall site is unsuitable due to proximity to pig farm, railway line, and visual impact due to elevation above village.  However, the north-west corner of the site is on the lowest ground, close to the heart of the village, reasonably well contained within the landscape, furthest from the pig farm (>400m away), and benefits from appropriate access onto Earls Rise. 13 dwellings would be similar in density to nearby Kingsbourne Close and would meet the threshold for providing affordable housing, thus providing 4 affordable homes.

8 East Farm (S1055) 0  Inappropriate vehicular access to the site.  Negative impact upon setting of Conservation Area.

9 Black Horse Ln (S118) 0  Poor accessibility to main village services  Incompatible with neighbouring pub  Flood issues still a question mark.

10 Figsbury Road (S92) 0  Negative impact upon setting of Conservation Area  Poor vehicular access

11 Gaters Lane (3222) 0  Poor vehicular access  Negative impact upon landscape setting of village  Flooding

Not ranked in End Cottage (3553) 0  Negative impact upon Conservation Area. questionnaire  Poor vehicular access.

Not ranked in Adj. Telephone 0  Negative impact upon Conservation Area. questionnaire Exchange (3529)  Poor vehicular access.  Likely to impact upon amenity of neighbouring properties.

TOTAL 18