Appendix 6: Alternative Sites Assessment (Alder King, February 2021)

Inlands Farm, Wanborough

Proposed Swindon Science Park

JDG/DLN/87514

Alternative Site Assessment

Wasdell Properties Site Search Criteria

The high level search objectives are set out below:

- Most of the Company’s European work is now handled in the Republic of Ireland. The Swindon operation has expanded considerably over the last 12 months as well as other facilities in Northamptonshire and Newcastle. - Prime consideration is to amalgamate all existing operations under one roof. Currently operate from 7 sites across Swindon. - This will allow the Company to expand further thus making it more competitive in both the national and international marketplace. - Significant staff numbers have been added to the Company and this is projected to increase further as a result of a more streamlined operation. - A single site operation will improve the Company’s carbon footprint and reduce cost in terms of time and freight with significant double and triple handling currently taking place. - Existing air handling equipment is nearing the end of its economic life and ongoing maintenance can be undertaken but it is not prudent to carry out wholesale replacement for a short term solution ahead of full relocation. - The need for a new laboratory in Swindon is becoming critical as existing buildings are nearing capacity.

The proposed Science Park must meet all of the following criteria:

- Be located within a 15 minute drive time of Swindon town centre (Swindon railway station). This is to safeguard the retention of as many of the skilled workforce as possible. - Be located within a 15 minute drive time of Junction 15 of the M4 motorway. This is due primarily to the frequent journeys made to the Heathrow Airport cargo hub for onward transmission of products. - Be a minimum size of 35 hectares (86.5 acres) for the overall Science Park. This will allow for other occupiers to cluster with Wasdell and create a desired critical mass to be of benefit to each other and attract further investment to Swindon. - Wasdell require a minimum site of 12.5 hectares (30.9 acres) for their own immediate occupation. - The Site must be under the overall control of one landowner. - The Site must be free of insurmountable technical and economic impediments. - The Site must be capable of development being able to commence by mid 2022 at the latest so that Wasdell can be operational during 2024. This would also tie in with existing lease expiries.

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Search criteria;

- We have referenced the Alternative Site Assessments carried out in November 2018 and July 2020. - Any sites below 12.5 hectares (30.9 acres) are not included as they are not capable of addressing even part of the requirements for Wasdell (unless they could marry up with adjoining land holdings to create sufficient overall size). - The likes of the former Woolworths RDC at Dorcan are not referenced as that property has been comprehensively redeveloped into new mid-size range warehouse units several of which are now occupied by third parties. - We have considered the possibility of constructing a two or three storey property thus reducing land take to see if further sites might come be worthy of consideration. This is not possible for operational reasons. The nature of Wasdell’s work requires major air handling equipment to be incorporated which can only work on one level. Immediate challenges to this approach would also include the height required and the fact that loading and parking requirements remain unchanged. - We have not conducted a search to include options that are further afield such as Shrivenham or Chippenham nor have we considered site availability significantly further away such as Newbury or Bristol for reasons of accessibility and/or staff retention.

Site Area AK Ref. Site Name (hectares) Ward Parish Planning Status Planning History Suitability Availability 1 Hawksworth 13.61 Rodbourne Central Swindon Brownfield Site  Designated within Central Area  The site is of insufficient size  Whilst there are uncertainties regarding Industrial Estate Cheney Ward North CP Extant permission for Action Plan area (adopted to accommodate the funding for the leisure complex on the leisure complex on Swindon Local Plan). proposed development. site, the permission remains extant. To previous factory site.  Redevelopment of Oasis  Site not suitable. our knowledge there are no immediate Reminder is still the Leisure Centre and land plans for it to be released for alternative now closed Oasis formally occupied by Clares use. Leisure Centre factory has stalled with Severn  As such, it is not available within the Capital struggling to secure required timescales. funding for the proposed leisure complex redevelopment.  Planning permission was granted in November 2018 for a 500,000 sq ft leisure complex including hotel, 2 x ski slopes, bowling alley, trampoline centre, cinema, restaurants and leisure/sports related shops.

2 Lower Widhill 26.4 St. Andrews St. Andrews CP Not permissioned  No Recent Planning history.  At just 26ha the site is of  Site is not being actively marketed as Farm, Blunsdon Ward  Site included in the current insufficient size to available. Greenfield site SHELAA, concluded to be accommodate the proposed  Boreholes have been undertaken on site, possibly developable for development. and it is understood the site is being dwellings or employment  New major road targeted for further residential floorspace, with any residential infrastructure, in the form of development. floorspace towards the end of an all movements flyover  Site falls within designated Minerals the next plan period roundabout, would be Safeguarding Area. Investigations would (2035/2036) but not being required to unlock the site be required into potential to extract taken forward as an allocation. due to well-known capacity gravel prior to permitting development  Listed buildings in close issues of Coldharbour Lane on the site which would delay delivery of proximity to site junction. development and take the site beyond  Estimated cost of £37m for the timescales required by Wasdell required new junction which  Site is not considered available in the would render the proposed required timescales. development unviable.  Site not suitable. Site Area AK Ref. Site Name (hectares) Ward Parish Planning Status Planning History Suitability Availability 3 Land north of 227.20 Blunsdon and Blunsdon CP Not permissioned  Majority of the site included in  Site is constrained by known  Site has gravel suitable for extraction Blunsdon Highworth Ward the current SHELAA – heritage assets, TPOs and under much of it and falls within Greenfield site concluded to be possibly areas within Flood Zone 2 & designated Minerals Safeguarding Area. developable for residential 3 and susceptibility to Investigations would be required into use in the medium to long surface water flooding. potential to extract gravel prior to term (2028 onwards).  New major road permitting development on the site  Application for the waste infrastructure, in the form of which would delay delivery of disposal associated with an all movements flyover development and take the site beyond mineral extractions and the re roundabout, would be the timescales required by Wasdell. contouring of adjacent land. required to unlock the site  Site is not being actively marketed as With associated activities due to well-known capacity available. including waste transfer, issues of Coldharbour Lane  Site is not considered available in the recycling, gas utilisation and junction. required timescales. leachate treatment with  Estimated cost of £37m for ancillary activities, building required new junction which and plant granted back in would render the proposed 2012. Understood consent development unviable. was not implemented and has  Site is not suitable. now expired.

Site Area AK Ref. Site Name (hectares) Ward Parish Planning Status Planning History Suitability Availability 4 Kingsdown 99.81 Blunsdon and Blunsdon Outline application  S/OUT/17/1821 | Outline  The quantum of  Majority of site is coming forward for Highworth CPBlunsdon CP pending decision planning application for a employment floorspace alternative uses and is therefore Ward mixed use development proposed with the current unavailable. Allocated for comprising up to 1,650 outline application is  Site is not considered available in the residential uses dwellings, a local centre (Use insufficient to required timescales. (adopted Swindon LP) Classes A1- 5, D1, C2 and C3), accommodate the quantum a primary school (Use Class of the floorspace to be D1), public open space, provided in the Proposed landscaping, new vehicular Development. accesses including a bridge  Site is not suitable. across the A419 and associated works.  Site owned by Persimmon & Primegate.

5 Greenbridge Retail 15.32 St. Margaret Stratton St. Existing retail park  Site owned by Prupim.  Site is on insufficient size to  Despite multiple vacancies, there Park and South Margaret CP  Designated as Key accommodate the remains active uses and tenants with Marston Ward Employment Area in adopted Proposed Development. ongoing leases at the site. Swindon Local Plan.  Site is not capable of  The site is not being promoted for  Recent activity has included meeting size criteria even if alternative development, and it is McDonalds rebuild of their combined with Option 6 considered unlikely that the site would two storey unit. below. be cleared and redeveloped given  Lidl have recently agreed to  Site not suitable. ongoing asset management works at take over former Homebase the centre. unit (due to open July/August  Site is not considered available within 2021. the required timescales.

Site Area AK Ref. Site Name (hectares) Ward Parish Planning Status Planning History Suitability Availability 6 Greenbridge 6.01 RDC St. Margaret Stratton St. Existing commercial  Pending application for  Site, alongside adjacent  WHSmith plc are still in occupation but Plus 2.99 and South Margaret CP use redevelopment to residential Keepmoat site, is of actively seeking to relocate. Desired adjacent Marston Ward use – 228 units. Application insufficient size to timescale to vacate site is Q3 2022 but Ref S/PRE/20/0165 registered accommodate proposed timescales have not been confirmed. October 2020. Science Park alongside  Adjoining site of 2.99ha sold in 2020 to  Potential for existing structure Wasdell Phase 1. Site is Keepmoat for residential development. to be Listed (opposition to the constrained and existing Planning granted but construction not yet redevelopment proposals built space total 40,360 sq commenced. There is uncertainty over from the Twentieth Century m, so could not ability to buy back this element. Society & SBC conservation accommodate Phase 1 & 2  The site is not due to be available at the officers). development. earliest until Q3 2022 and given site  Designated as Key  Site is not capable of clearance works required, is likely to Employment Area in adopted meeting size criteria even if render the site’s availability beyond the Swindon LP. combined with Option 5 timescales required by Wasdell. above.  Site is not considered to be available with  Site not suitable. the required timescales.

7 Land adjacent 54.60 Wroughton and Wroughton CP Not permissioned for  Land situated between Mill  Site is adjacent to the AONB  Site is not being actively marketed so it is to Wichelstowe Wichelstowe employment uses Lane and Hay Lane and within its setting, so uncertain whether it is available for immediately Ward  Abutting the entrance to the therefore is subject to the development. south of M4 J16 Part of site new tunnel under the M4 same considerations as the  As such, it is not considered available off Mill Road, permission for solar application site at Inlands within the required timescales. Lower Bassett farm Farm. Down  The new road under the M4 dissects the site which would compromise the ability to accommodate the Proposed Development.  Site not suitable.

8 Wichelstowe 281.82 Wroughton and Wroughton CP Planning permission  3900 new homes proposed for  The planning permission  Majority of site is being brought forward (remainder), Wichelstowe for residential led the Southern Town Expansion granted prohibits the for alternative uses so is not available. north of M4 Ward mixed use including up to retail, schools, removal of any hedgerows. development (ref. open space, park and ride, A protected hedgerow which 02/2000) roads, sewers and associated would run through the works middle of the potentially  1100 new homes now built available employment land. plus school, retail and leisure  Proposed access road to facilities development from M4 tunnel Majority of site is being brought forward for alternative uses so is not available.

Site Area AK Ref. Site Name (hectares) Ward Parish Planning Status Planning History Suitability Availability 9 Land south of 185.0 Wroughton and Wroughton CP Farmland owned by  Greenfield operational  Site constraints including gas  Site is in active use as working farms with M4 Wichelstowe SBC with farmland pipeline and power supply no current allocation for alternative uses. Ward operational farm  Owned by SBC and line are considered to render  Site is not being marketed. tenancies in place. operated as two working this site unsuitable to  Site not considered available within the Wiltshire Council farms. accommodate the Proposed required timescales. planning authority  Costow Farm (123.0 Development. hectares) borders a solar farm to the south. Impediments to development include a significant oil pipeline across the site and a high voltage power supply line to the Wroughton Solar Farm  Elcombe Farm (61.9 hectares) runs from Mill Lane to edge of Wroughton. Impediments to development include a major gas pipeline running broadly East- West across the site.

10 New Eastern 800.0 Ridgeway Ward Bishopstone CP Permissions in place  Dwellings in all areas  Only significant parcel of  Majority of site coming forward for Villages for residential led including Lotmead and land potentially still available alternative uses so is not available. mixed use Redlands either granted to accommodate  Symmetry Park, the main commercial development, planning permission for employment floorspace is a element of the development no longer including residential or a resolution site owned by Capitol Land has sufficient land available following employment uses. to grant planning (c. 85 ha). occupation by Iceland (231,000 sq ft) and permission  However, site owned by Amazon (2.3m sq ft). The latter is under Planning permission  8,000 new homes and Capitol Land is dissected construction and due to be operational for Symmetry Park various ancillary local North-South and East-West mid 2021. has been retail amenities and by new bus routes creating a  It is understood that Capitol Land are implemented. education facilities number of disaggregated seeking to promote the remaining land proposed as per Local development parcels. It is for residential development, so may not Further applications Plan understood that none of be available to Wasdell. pending these parcels will be of determination sufficient size to accommodate the Proposed Development.  Site not suitable.

Site Area AK Ref. Site Name (hectares) Ward Parish Planning Status Planning History Suitability Availability 11 Land at South 163.50 St. South Marston CP Planning permission  Part of New Eastern  Permission has been granted  Site is coming forward for alternative Marston and Margaret granted for Villages Strategic for alternative uses on the uses and is not available to Wasdell to Rowborough and South residential Allocation Policy NC3 site. Insufficient land accommodate the Proposed Marston within the adopted remaining to accommodate Development. Ward Swindon Local Plan. the Proposed Development  Planning permission  Site not suitable. granted for residential uses.

12 Honda 149.70 St Margaret South Marston CP Existing  Site closure scheduled  Master planning exercise to  Site remains operational, with and South employment use for July 2021. be undertaken for future expected closure mid 2021. Marston  EY advising site owner, redevelopment – unclear at  No response received from EY to Ward Honda Pension Fund. the current time what form written requests from Wasdell  Believed to have selected any redevelopment would expressing interest in the site. a Joint Venture Partner. take and whether there  No response received from SBC  Site decommissioning would be suitable parcels of following meetings seeking clarity as estimated to be at least land available (in terms of to potential availability. 12 months from site quantum and  The site is not considered available closure and 200 staff to uncontaminated land) to within the required timescales be retained for this accommodate the Proposed required by Wasdell. exercise. Development.  SBC understood to be  Site is potentially suitable. keen to retain site for employment uses.  It is understood that Honda obtained planning permission c. 8-9 years ago for a 600,000 sq ft warehouse. This permission is understood not to have been renewed and has therefore expired.

13 Spittleborough 24.30 Royal Lydiard Tregoze CP Not permissioned  Site recently purchased  Known to have Highways  Site has been recently purchased by Farm, Royal Wootton by GLP (formerly known issues with Junction 16 GLP who are understood to be Wootton Bassett Bassett, Greenfield site as Gazeley). despite recent upgrade. undertaking a masterplanning Wiltshire  Not subject to any site  Site access likely to require a exercise considering commercial LPA specific allocations in new roundabout/major traffic development on the site. No adopted Wiltshire Local light junction off the A3102 information is known at this time as Plan. main road to Royal Wootton to the types of uses or timescales for Bassett. delivery of development.  Site too small to  Uncertainty regarding site’s accommodate Proposed availability to accommodate the Development. Proposed Development and as such is  Site is not suitable. not considered available within the timescales required by Wasdell.

Site Area AK Ref. Site Name (ha) Ward Parish Planning Status Planning History Suitability Availability 14 Land adj Hook 70.80 Royal Lydiard Tregoze CP Not permissioned  Site owned by private  Proximity of Grade 1 Listed  Site understood to be coming forward Street, Royal Wootton families with an option Lydiard Park and oil pipeline for alternative, residential uses and is Wootton Bassett Bassett, Greenfield site to Primegate which dissecting the site are likely to not available to accommodate the Wiltshire LPA expires in April 2023. act as constraint to Proposed Development.  Not subject to any site development of scale  Existing option agreement on the site specific allocations in proposed. doesn’t expire until 2023, so site will adopted Wiltshire Local  Site unlikely to be suitable. not be available within the required Plan. timescales in any event.  Several landowners all  Site is not available with the seeking residential uses timescales required. on the site.  Oil pipeline running through part of the site.

Copyright of Turley This drawing is for illustrative purposes only and should not be used for any construction or estimation purposes. To be scaled for planning application purposes only. No liability or responsibility is accepted 2 arising from reliance upon the information contained within this drawing. Plans reproduced by permission of Ordnance Survey on behalf of The Controller of Her Majesty’s Stationery Office. © Crown Copyright and 3 database right [2021]. Ordnance Survey Licence number [0100031673].

KEY

1 Hawksworth Industrial Estate

2 Lower Widhill Farm, Blunsdon

3 Land north of Blunsdon

4 Kingsdown

4 5 Greenbridge Retail Park 6 WHSmith Greenbridge

7 Land adjacent to Wichelstowe immediately south of M4 J16 off Mill Road, Lower Bassett Down 8 Wichelstowe (remainder), north of M4

12 9 Land south of M4 10 New Eastern Villages

11 Land at South Marston and Rowborough 11 12 Honda

13 Spittleborough Farm

10 14 Land adjacent to Hook Street

6 1 5

CLIENT: Wasdell Properties Ltd

PROJECT: Swindon Science Park 14

DRAWING: Alternative Sites Location Plan

PROJECT NUMBER: 13 WASS3001 DRAWING NUMBER: CHECKED BY: 8 20_ CW

REVISION: STATUS: 7 00 Final

DATE: SCALE: 9 February 2021 1:40,000 @ A3

0 metres 2,000

(1:40,000)