An Outline Planning Application for a Hotel Resort

On the Longleat Estate, at land to the South and South-East of Tascroft Court and North of Cannimore Track, near

Design & Access Statement

Longleat Enterprises Limited February 2017

1 2 THIS DOCUMENT USING THIS DOCUMENT

This Design & Access Statement (DAS) has been prepared by Longleat This statement sets out how through a combination of detailed assessment Enterprises Limited (LEL) with Savills and Forrec. and consultation and engagement with the local authority and other key stakeholders, the design for the site has evolved. The document is divided The requirement for the preparation and content of Design and Access into the following sections: Statements is set out in The Town and County Planning (Development Management Procedure) (England) Order 2015. Legislation requires that a Section 1. Introduction Design and Access Statement must: Outlines the purpose of the document and background to LEL and the project rationale. • Explain the design principles and concepts that have been applied to the development; Section 2. Site Context and Analysis Provides a detailed assessment, including physical, social and economic • Demonstrate the steps taken to appraise the context of the development characteristics of the site and surroundings. It explores the relationship and how the design of the development takes that context into account; between the site, Warminster and surrounding area. It also provides a brief summary of the relevant planning policy framework for the site. • Explain the policy adopted for the access, and how policies relating to this access in relevant local development documents have been taken Section 3. Developing the Concept and Principles into account; Demonstrates how the site and the proposal has been informed through the assessment process. It provides details on the issues and opportunities this • State what, if any, consultation has been undertaken on issues relating unique site offers and the overarching vision and LEL’s key design objectives to access to the development and what account has been taken of the for creating a successful and distinctive place. It goes on to present the key outcome of any such consultation; and principles for the design solution including the Parameter Plans. It also provides • Explain how any specific issues which might affect access to the a summary of the approach to consultation undertaken and the comments development have been addressed. received. Further consultation details are also provided in the Statement of Community Involvement that forms part of the planning application.

This statement explains the design rationale for the scheme and how LEL Section 4. Illustrating the Masterplan has fully considered the proposals and understands what is appropriate and Contains the illustrative masterplan for the proposed development and presents feasible within the context of the site and its surroundings. the key design principles including landscape and appearance. The design principles are demonstrated through a combination of indicative drawings, The statement uses a combination of drawings, illustrations and photographs illustrations and photographs. This section explains how environmental and to illustrate how the site might be developed. It also demonstrates how the technical constraints can be responded to as part of the future detailed proposals accord with the principles of good design and placemaking. design of the proposed development, and sets out potential environmental sustainability measures which the development may promote.

Section 5. Conclusion Provides a final summary and overview of the proposals. 3 1 INTRODUCTION

2 SITE CONTEXT & ANALYSIS

3 DEVELOPING THE CONCEPT & PRINCIPLES

4 ILLUSTRATING THE MASTER PLAN

5 CONCLUSION

4 1 INTRODUCTION

5 This Design & Access Statement (DAS) has been prepared on behalf of Longleat Enterprises Ltd (LEL) in support of an outline planning application for a new Longleat Hotel Resort, at land to the South and East of Tascroft Court and North of Cannimore Track, near Warminster.

1.1 THE APPLICANT & BACKGROUND TO THE APPLICATION

Longleat Enterprises Limited (LEL) is the commercial arm of the 475-year- old Longleat Estate, near Warminster in . LEL is responsible for the management of its Estate and the two tourist attractions at Cheddar Gorge and its world-famous Longleat Safari Park, which in 2016 celebrated its 50th anniversary.

At the heart of the 10,000 acre Longleat Estate is the internationally recognised Grade I listed stately home, widely regarded as one of the finest examples of Elizabethan architecture in Britain; a 1,000-acre and Heritage Park, 10 farms, 223 homes, 51 acres of waterways, 3,500 acres of sustainably managed woodlands and the 37 acre ornamental lake at Shearwater, built between 1791 and 1796, making Longleat one of the best-loved tourist destinations in the UK.

Longleat has been home to the Thynn family since its purchase in 1541. Ceawlin Thynn (Viscount Weymouth) became Chair of LEL in 2009 and Bob Montgomery was appointed Chief Executive in 2014. Longleat House, 2016.

16 Jan Siberechts view of Longleat House c. 1700. The Great Hall, Longleat. , the Builder. An Internationally Recognised Attraction

Longleat regularly attracts circa 1 million visitors annually. Just over 40% of its visitors drive for more than two hours to reach Longleat. Only one other attraction in the UK has more than this number of visitors prepared to travel this distance.

When at Longleat, visitors spend on average 7 hours going to the Safari Park, visiting the House, seeing the small animals, or going to one of the many events staged throughout the year. In 2016 this included its nationally acclaimed Festival of Light, the Balloon Festival, Lionheart Cyclosportive, and an Elton John Concert.

Longleat is now established as an all year round tourist destination, where the summer period of July & August accounted for 29% of its visitors in 2015 (against 49% in 2004) and November & December accounted for 20% (reflecting the breadth of new events now provided in the winter months) when in 2004 there were no visitors at all to Longleat over these two months. Longleat’s Sky Safari Night Glow, September 2016.

Longleat’s Festival of Light celebrating Beatrix Potter’s 150th anniversary, Dec 2016. Longleat’s 50th Anniversary Elton John Concert, June 2016. Lionheart Cyclosportive, hosted at Longleat, March 2015. 1 7 A Wiltshire Tourism Asset

Longleat anticipates growing visitor numbers from 1 million at present to 1.2 million by 2023. The new Hotel Resort will help Longleat achieve its goal with less impact on the Heritage Park.

It is a business that can build upon Wiltshire’s recognised tourism strengths and on its own current success as the 2nd busiest visitor attraction (by number of visitors) in Wiltshire, closely behind the World Heritage Site at Stonehenge. Longleat is arguably the most valuable single attraction in the south-west of England because of its influence over jobs in the region and the expenditure that is attributed to the presence of the Estate and its visitors who come to the County solely to visit Longleat.

This makes Longleat a major driver of tourism nationally and a key driver for the region and demonstrates its ability to extend “staying-nights” and to attract visitors in the off-peak season.

The first drive-through Safari Park outside of Africa opened in 1966, where the lions were the Longleat’s giraffe breeding programme is so successful, there is at Longleat’s Nico the silver-backed gorilla is one of the oldest 18 stars. Today, there are two prides of lions to be seen. least a birth of a baby giraffe every year. male gorillas in the world. Longleat - A business whose overriding goal is described as:

To establish a viable and sustainable visitor economy which continues to make an important contribution to the Estate and the surrounding area; enhances Wiltshire’s image and standing; is in harmony “with its unique natural and built environment; respects the landscape, while adding to the quality of the life for its residents and the wider Wiltshire community and minimising the need to travel outside the county. 1 “ 9 Longleat – a local employer with a substantial economic impact

In 2015 LEL employed approximately 1200 staff during the year, which is the equivalent to 600 Full Time Equivalent (FTE) jobs. Its employees are drawn from 124 postal codes in the region; with 34% living in Warminster, 19% in ; 12% in Westbury and 7% in Trowbridge and Bradford on Avon.

The Estate also creates a further 166 FTE jobs where Longleat either supports or has a direct influence over the businesses who employ these individuals through the supply chain.

The development of the new Hotel Resort on the land to the south and east of Tascroft Court will provide a significant number of new jobs during the two-year construction period and an additional 300 FTE jobs when the new Hotel Resort and its related facilities opens. A further 256 FTE jobs will also be supported through indirect and induced expenditure created by the enhanced Estate.

Across the County the impact attributed to the Estate being present is estimated to influence 1,700 FTE jobs in the region, while expenditure of the Estate and its visitors in the local communities is £115m.

The proposed new Hotel Resort will materially impact on the local employment market when it opens, while the increase in the visitor economy is estimated to double the expenditure associated with the Estate and its visitors in the region by its fifth year of operation.

A mix of skills needed to run the South West’s most valuable attraction. 110 1.2 PROJECT TEAM

LEL recognises the importance of delivering an attractive, sustainable and environmentally aware development, which responds to and integrates well with its natural setting and the local community.

Longleat is a globally renowned business, based in the heart of Wiltshire, which already works with market leading businesses in their respective fields. It has the resources and vision that is perfectly aligned with the view of Wiltshire being the pivotal place for growth in southern England.

LEL has assembled a highly experienced and professional international team Leisure Development Partners Planning Consultants Master Planning to assist them in first determining the viability of the proposition and its Business Feasibility & Design business case and then, the preparation of this concept and outline planning proposal, to ensure this proposed Hotel Resort both meets its own high expectations and is of the quality that is expected of one of the UK’s leading tourist attractions. The team comprises best in class professionals drawn from local, national and international organisations.

Key Transport Consultants Ecology LEL Project & Consultation Lead Transport & Access

Economic Impact Analysis Drainage, Air Quality & Noise Archaeology 1 11 1.3 SITE LOCATION & DESCRIPTION

This document has been prepared in support of an outline planning application for a new Hotel Resort development at land to the south and south-east of Tascroft Court and to the north of the Cannimore bridleway, near Warminster. The site is bordered by the A36 to its north and the A362 to its west.

The site is ideally located near the main transport routes and to the Longleat attractions. It will be immediately seen as a regional destination - where one location becomes an integral part of the other.

The application is focused on a greenfield site on the western edge of Warminster. It is located just under 3km, or a ten minute drive via road and the main drive of Longleat House and its Safari Park. This site is outside of the 1,000-acre Heritage Park and the Cranbourne Chase and Downs Area of Outstanding Natural Beauty (AONB) and lies outside of any statutory landscape and environmental designated areas. Folly Lane sign, junction to the A362. A362 looking north to Cley Hill Roundabout with Folly Lane entrance The description of development, as stated on the Planning Application Forms on the right. and described in detail in this document, is for:

Outline planning application (with all matters reserved except for access) for a new hotel resort (comprising Class C1, D1 and D2 uses) and to “include a water park, business conference facility and an immersive animal experience; landscaping; highways infrastructure including car parking, new pedestrian and vehicular access and servicing arrangements; plant; associated development; and requiring: the stopping up, creation and improvement of footpaths, the improvement of bridleways; site clearance works, the installation of new services and infrastructure, earthworks and engineering works, and other ancillary works and activities.“

Folly Lane (A362) going due east with house numbers 125 and 127 on Folly Lane (A362) at the point of the proposed entrance straight ahead 112 the right. before turning right due west towards Pine Lawns Cemetery. The application site is accessed from the A362, via Folly Lane which is referred to as “Folly Lane (A362)”. This is to avoid any confusion with the Folly Lane to the north-east of the A36, that is accessed from Thornhill Road, Warminster. It is a single carriageway that runs from the A362 eastwards parallel to the A36 before turning back westwards towards the Pine Lawns Cemetery, at which point on the corner it becomes the single track running alongside the west boundary of the Cemetery and right to the Longleat residential tenanted properties at Tascroft Court.

The application site adjoins Tascroft Court which is located to the north and comprises 12 Longleat tenanted residential houses and flats and some agricultural buildings, used as a horse livery, as well as significant areas of hard standing for vehicle parking. The conversion into several residential houses took place in the 1950s, following the closure of the Wiltshire Reformatory School for Boys in 1924, for which the buildings were originally built. The land adjoining Tascroft Court has been managed at different stages, under different Tascroft Court - looking south-west across the field from Public Right Of Way 1 (PROW1). ownership, prior to the Estate buying back most of the land in October 1970.

The application site excludes the Pine Lawns Cemetery immediately to the east of Tascroft Court and its associated land, currently used as paddocks, to the south of the Cemetery. The Cemetery and its additional parcel of land was sold to Warminster Council in 1968.

The Entrance to Pine Lawns Cemetery on Tascroft before turning left due south and towards Tascroft Court. 1 13 The application site is predominantly argicultural land, with a special topographical advantage for a development of this type. It is land that is in total just over 55 hectares (or just under 136 acres). Within this wider area the red line application boundary comprises 36 hectares which comprises the access route via Folly Lane (A362), new build and parking, plus retained green space/grassland and the new and enhanced strategic planting. The red line area accounts for 68.8% of the land bordered by the A362 and A36 to its west and north and to Cannimore Track and the Nutball and Nursery forestry compartments of Longleat’s woodland to its south.

It’s also worth noting that this new enhanced strategic planting will represent the largest new woodland creation on the Estate for two decades and that the grassland and new and enhanced strategic planting when combined represents 50.5% of this red line area. Combined with the area outside of the red line, this means that over 77% of the total land will remain landscape/open space or be part of the new and enhanced strategic landscaping.

3-D topographical map of the site with the application area shown within the red line. 114 The application site is bordered by a large area of internationally renowned continuous cover forestry, that is owned and commercially managed by the Longleat Estate, using the Silvicultural System. It is located within 3km by road via the main drive of Longleat House and its Safari Park, offering the proximity to each other that will enable a more sustainable management of the area and its Public Rights of Way. As referred to earlier, the site lies outside the AONB and has no statutory environmental designations.

The Hotel Resort, which is being designed to take advantage of the unique 125 & 127 topography that the site offers, will sit comfortably within its landscape, resting Folly Lane on the ridge of the valley to the south-west of the site. It is intended to be a significant addition to Wiltshire’s tourism ambitions and will by its nature and Pine Lawn Cemetery unique location, have a proposition and positioning that will be distinct from anything else in the UK. Tascroft Court Cannimore Farm

k ac Tr e or im n n a C

1 15 1.4 The Proposed Development

The new Hotel Resort will have a design that embodies the internationally conference delegates are limited in their opportunity to extend their “staying regonised brand and builds on Longleat’s unique standing as an innovator and visits” whether it is to see Longleat Safari Park, seasonal events such at the as a leading UK tourist destination. The intention is that the Hotel Resort will, Festival of Light or other local tourist destinations. through its authentic architecture, be viewed as always having been in the landscape. The new development will include a 240 room Hotel, a fully integrated In addition to which, Business Conference organisers do not currently have Hotel Water Park, a Business Conference Facility for up to 200 delegates and the venue in Wiltshire able to host multi-day conferences with adequate a wholly unique and immersive animal experience that is an amenity for hotel accommodation for delegates outside of the County. One of the growth areas guests and is intended, to complement the Longleat Safari Park. seen internationally, is where conference delegates are able to bring their family with them and extend their stay beyond the designated conference timetable. A hotel water park and business conference facility of this scale does not exist It is envisaged that the Longleat based Hotel Resort will be ideally positioned in the County, but with the Longleat brand and reputation this Hotel Resort to appeal to both UK and international delegates looking for a viable reason to will quickly gain the profile to become a major tourism “hub” and a regional extend their stay in the County. economic asset for the South West of England. As a regional tourist “hub” and business destination with day ticket services and The Hotel Resort will provide much needed family orientated accommodation facilities, such as its Water Park, available to the public, the Hotel Resort will also in the region, and as a sustainable commercial entity in its own right, will help be easily able to market the “off-peak” periods. safeguard the long-term viability of Longleat’s 10,000-acre Estate; the village of , its 10 farms, 223 properties, the primary school it supports and This will, in turn, generate additional expenditure and employment that will the communities and local businesses it works with in the surrounding area. meet the Swindon & Wiltshire Local Enterprise Partnership (SWLEP) key strategic objectives in generating inward investment in the County; of creating jobs, The local market has no comparable attractions to Longleat and its Safari Park. improving skills development and service leaver/ military spouse employment There doesn’t exist the type and style of family orientated accommodation opportunities, while stimulating growth and maximising the benefit of the being proposed in the County and as a result of which day visitors or business improved local economic infrastructure.

Initial artist impression of the Hotel and Water Park looking north/north-east. 116 David Andrews, Chief Executive of VisitWiltshire, said:

With the value of Wiltshire tourism up year on year, this is exactly the type of “accommodation the region needs. Longleat is also extremely well placed to be the “hub” for those wishing to visit the historic cities, towns and many attractions Wiltshire has to offer. It will be a huge boost to the local economy and to the job market to have a Hotel Resort of this size and style on our doorstep.

At this outline stage there is no final concept or architectural drawings“ of the Hotel Resort. What is known is that the buildings will need to have the architectural authenticity that will be expected of the Longleat brand.

The intention is that the buildings will sit comfortably within their landscape, with roof lines similar to the ones shown on the right, so as to ensure that the Hotel Resort is seen to be an immediate asset within its natural environment.

Artist impression of terrace at the back of the hotel. Type/style of roof line anticipated. 1 17 This plan shows the total area of each element, but does not indicate the extent of parkland and landscaping that will be included within the multi-purpose entertainment 118 area and in front of the hotel, which will sit comfortably within its landscape on the ridge and immediately south along the slope towards the valley. This plan utilises the topographical advantage whilst ensuring the visual aspect of the residents on Folly Lane (A362), Cannimore Farm and those visiting the Cemetery is maintained. This is achieved through the retention of over 50% of grassland or strategic landscaping and the new planting of woodland. Within the new planted landscape 1 is illustrated potential paths for guests whilst also encouraging walking via access to Cannimore Track and the new footpath extention to WARM1 to the west. 19 20 2 SITE CONTEXT & ANALYSIS

21 2.1 REGIONAL CONTEXT

The site is located to the west of the market town of Warminster within the administrative area of the County of Wiltshire, in the south west of England.

Warminster is identified as a ‘Market Town’ within Wiltshire’s Core Strategy (2015), highlighting Warminster’s strategic location in the settlement hierarchy and recognising the range of services available.

Warminster benefits from its location adjacent to the A36 and connections to the wider road network. The Hotel Resort has a wide range of public transport options available (i.e. trains to Bath, Bristol, Southampton, London, the south west and south Wales; international airports at Bristol, Southampton and London Heathrow), and is well located to easily reach upwards of 90% of any of the local/regional attractions within a 40 minute drive time.

222 Heathrow

Stonehenge

Stourhead

An example of the advantage the Hotel Resort has in its proposed location. 2 23 2.2 LOCAL CONTEXT

The western edge of the town of Warminster is approximately 150m north- N east of the eastern edge of the site (on the other side of the A36). Whilst the bulk of the town of Warminster is currently further north-east of the A36, the W E allocation of land to the west of Warminster for an urban extension will result Cley Hill in the expansion westwards of Warminster up to the boundary of the A36. S

Longleat’s Heaven’s Gate and Shearwater, currently offering free public access to adjoining woodland paths for local communities, are 2.5km and 5km respectively by car, from the site’s western edge. Both these locations can also be reached through Longleat woodland from the Hotel Resort. A362 The entrance to “Center Parcs” is approximately 700m west of the site’s Tascroft western edge, whilst the entrance to Longleat is 180m off the Picket Post Court Roundabout. The Safari Park, if arrived at by road and not through the parkland, is 4.5km to the west.

Cannimore Track

Centre Parcs

Heaven’s Shearwater Gate

Ideal location by the main A36 Trunk Road to Bath or east to Salisbury and the A303.

224 2.3 LAND OWNERSHIP

Aside from the highways land at Folly Lane (A362), the land included within N the red line for the application site is owned by LEL. LEL’s land ownership also extends beyond the western and southern boundaries of the site. W E

The Pine Lawns Cemetery is owned by Wiltshire Council, and there are two S residential properties adjacent to the site boundary on Folly Lane (A362) at nos. 125 & 127 Folly Lane which are also outside of LEL’s ownership.

To the south of the site with its border being Cannimore Track, lies the now 125 & 127 residential (owner-occupied) Cannimore Farm. Folly Lane

Pine lawn Cemetery Tascroft Court

Cannimore Farm

Cannimore Track

All of the woodland to the south of Cannimore Track is part of Longleat forest and the land to the south/south-west of the A362 at Picket Post roundabout is Longleat’s Longcombe Drive.

2 25 2.4 SITE LOCATION

The site (as shown on the following page) is bound to the north by the Cley Hill Roundabout; to the north-west by the A362 and to the north-east by the A36. To the south-east the site is bordered by agricultural land and to the south-west by woodland, which is owned by Longleat to the left of the blue line and Cannimore Farm to its right.

Folly Lane, which runs from the A362 to Pine Lawns Cemetery is included within the site boundary, but Tascroft Road, which connects Folly Lane to Tascroft Court and runs along the western edge of the Cemetery, is excluded from the site boundary along with the existing Tascroft Court tenancy buildings.

The site excludes the Pine Lawns Cemetery, which is within the ownership of Wiltshire Council. Other properties excluded are discussed later in this section.

226 N

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S

2 27 2.5 SITE & SURROUNDINGS: KEY FEATURES

The ‘Existing Land Use & Reference Plan’ indicates the key site features in the vicinity of the site. The following site influences can be identified:

• Cley Hill - Scheduled Ancient Monument and Site of Special Scientific Interest (SSSI) located 800m north-west of the site’s northwestern boundary.

• Cranborne Chase and West Wiltshire AONB - The site is bordered partly to the south by the AONB. The field to the west of Tascroft Court (outside of the application site) is also bordered to the west by the AONB.

• A36 Trunk Road - The north-eastern boundary of the site is bordered by the A36 Trunk Road which runs northwards towards Bath and Westbury and south-eastwards towards Salisbury.

• Pine Lawns Cemetery - This is under the ownership of Wiltshire Council with additional land immediately to the south of the Cemetery, currently used as paddocks, also under Wiltshire Council’s ownership.

• Grade II Listed Milestone - This lies close to the site’s north-western boundary on the southern side of the A362.

• Public Rights of Way - Footpath WARM91 runs along the site’s north- eastern boundary and a footpath WARM1 runs westwards towards the A362, ending at the A362. Another footpath WARM66 runs southwards along the western boundary of Pine Lawns Cemetery, through the middle of the site and beyond the site’s southern boundary before connecting to another footpath CORY48 that runs down to a bridleway CORY49 that runs along part of the site’s south-eastern boundary towards Warminster. 228 N

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2 29 Folly Lane accessed via the A362

The application site is accessed off the A362 via Folly Lane near to the Cley Hill Roundabout. It is single carriageway that runs from the A362 eastwards parallel to the A36 before joining Tascroft which runs westwards along the north boundary toward the Pine Lawns Cemetery and southwards along the Cemetery’s western boundary.

Folly Lane (A362) also serves three residential properties. All are outside of the site boundary. Numbers 125 and 127 are under separate land ownerships, with number 101 being Longleat owned.

Folly Lane (A362) before turning right towards the proposed entrance to the Hotel Resort. Number 101 which is owned by the Longleat Estate is on the right.

Looking towards Cley Hill from the entrance to Folly Lane and the A362. 1st avenue of Beech Trees looking west along Tascroft towards Pine Lawns Cemetery entrance, with the garden fence of 101 Folly Lane on the right. 230 Pine Lawns Cemetery

The Cemetery is owned and managed by Wiltshire Council. It is open to the public from 9am – 4pm in winter months (October – March) and from 9am – 7pm in summer months (April – September). It is accessed from Folly Lane (A362). The Cemetery benefits from being well screened from surrounding land by boundary trees and hedges. Part of the new and enhanced strategic landscaping will be planted specifically to maintain the current tranquil nature of the Cemetery and to better enable, in time, the Cemetery to expand into the land owned by the Council.

The land having originally been sold as part of the Estate sales in July 1947, was then sold by a farmer, William Fear, to Warminster U.D.C. for the creation of a cemetery in March 1968. The land to the east and south-east of the Cemetery was sold back to the Estate in October 1970.

Looking north-east to Pine Lawns Cemetery across the field owned by Wiltshire Council. Entrance to Pine Lawns Cemetery. 2 31 Tascroft Court

The application site is bordered to the west by a number of Longleat tenanted flats and houses known as Tascroft Court and agricultural buildings, used for horse livery, which are accessed from the A362 from Folly Lane. The buildings include a series of terrace houses built around a central courtyard, a number of barns and storage buildings and significant areas of hardstanding used for vehicle parking, all under the ownership of LEL and occupied by its tenants. These buildings are outside of but adjacent to the application site’s boundary.

Tascroft Court was converted into several residential houses in the 1950s following the closure of the Wiltshire Reformatory School for Boys in 1924, for which the buildings were originally built. The land surrounding Tascroft Court has been managed at different stages, under different ownership, prior to the Estate buying back most of the land in October 1970.

Looking south-west from the public footpath WARM1 towards Tascroft Court. The two pictures above being of the courtyard at Tascroft Court. 232 Cannimore Farm

To the south-east of the site lies Cannimore Farm, set within what is known locally as Cannimore Bottom, adjacent to Cannimore Track. The farm is accessed from the east via Cannimore Track. The farm and the field to the farm’s south (on the opposite side of Cannimore Track to Cannimore Farm) lie outside of LEL’s land ownership.

This field directly to the west of the farm on the other side of the A36 is a designated County Wildlife Site.

Cannimore Farm was listed as Lot 131 in the Longleat Estate sales of July 1947. The buyer was recorded as Langport Trust Ltd, who then sold the farm to Kenneth Smith in May 1950. It was then sold to William Fear in September 1959, who released the parcel of land now known as Pine Lawns Cemetery, before selling to Longleat Estate in October 1970. The farmhouse and two parcels of land were then sold by the Estate in March 1971.

Cannimore Track underpass looking east by Cannimore Farm. Cannimore Farm with Cannimore Track, to its left, heading west. 2 33 2.6 TOPOGRAPHY

The western part of the site slopes gently and uniformly from south to north (187 metres Above Ordnance Datum (mAOD) down to 173m to the south of Tascroft Court). The lowest part of Folly Lane (west of the A362) is approximately 147m AOD. The arable field in the north-eastern part of the site slopes gently from the south-west (169m AOD) to the north-east (151m AOD). The south-eastern part of the site is an enclosed valley, with an east facing aspect. The lowest part of the site on the bridleway is 135m AOD; to the north of Cannimore Farm.

View from the edge of woodland looking west towards the main Hotel Resort site. View to Tascroft Court and the fields to the south-west of the site with the second avenue of beech trees on the left. 234 N

Cley Hill Roundabout W E

S Warminster Folly Lane

Cley Hill A36

Pine Lawn A362 Cemetery Gentle rising

Tascroft Cannimore Picket Post Court Farm Roundabout Sharp down

Gentle rising Valley Floor

Longleat

Cannimore Track

2 35 2.6 TOPOGRAPHY

Looking north-east over the south-western part of the site, taken from its corner on Cannimore Track. Cannimore Track looking west. Glimpse of site on the right.

View over the south-east corner of the site looking north from Cannimore Track at the point of a five bar farm gate. Area to be planted and to be left as green fields, west of the site. Main elements of the development being to the left of the track from the ridge line. 236 Area to be planted and to be left as green fields, west of the site. Picture taken from the ridge, looking east towards Cannimore Farm. Main site in the valley, with Cannimore Track behind the tree line. 2 37 2.7 LANDSCAPE CONTEXT

The site is well contained by the natural topography and existing vegetation, with limited visibility to and from surrounding areas. Its character is largely Proposed Site agricultural with mature trees and hedgerows defining the field boundaries.

The site is located outside of the eastern boundary of the Cranborne Chase Area of Outstanding Natural Beauty (AONB). However, as shown on the adjacent plan, the AONB directly adjoins the site on a small section of its southern boundary.

The Cranborne Chase AONB covers a total of 981km2 and cuts across the boundaries of Wiltshire, Dorset, Hampshire and Somerset. The AONB is diverse and is characterised by grassland, woodlands, chalk escarpments, hillsides, and river valleys. The site lies within Landscape Character Area (LCA) 7B Penselwood – Longleat of the AONB. The Landscape and Visual Impact Assessment (LVIA) provides a detailed description of the characteristics of this LCA, and the wider AONB designation as relevant to the parts of the application site and its surrounding area.

The woodland in the adjacent AONB, to the south of the application site, is largely a coniferous plantation of internationally renowned continuous cover forestry, that is owned and commercially managed by the Longleat Estate, using the Silvicultural System. This area of forestry acts to separate the site from the AONB to the west. Extensive areas of plantation of this type are a typical landscape feature in the area.

The eastern part of the site directly adjoins the A36 Trunk road. Beyond the A36 lies the edge of the urban area of Warminster.

238 Nutball D is one of the woodland compartments that exists to the south of the site. In this instant, this is the compartment Raising the canopy allows more light onto the woodland floor, to encourage natural regeneration under the that CORY48 winds its way through. The compartment having been last replanted in 1962. Silvicultural System that is used by the Estate to manage the woodland to the south of the site. 2 39 2.8 HISTORICAL CONTEXT

The development site is not located within a Conservation Area nor World Heritage Site. There are no Listed Buildings nor Scheduled Ancient Monuments on the site itself, but a Grade II Listed milestone lies close to the site’s north- western boundary on the southern side of the A362. The area surrounding the milestone is overgrown.

Cley Hill Fort Scheduled Monument lies approximately 1km from the site on its western boundary, and accordingly the site can be said to form part of the setting of this monument. Cley Hill is intervisable with parts of the proposed development site and therefore the views to and from it have been part of the design evolution considerations and a key reason for the proposed location of the main elements of the Hotel Resort to the south-east of the site.

View from the application site along WARM1 towards Cley Hill. 1887 map showing Tascroft Court, to the west and south-west of the site, when the Wiltshire Reformatory School for Boys that opened in 1884 and closed in 1924. 240 2.9 ECOLOGICAL CONTEXT

The site is not subject to any statutory or non-statutory ecological designations, although it is noted that the Salisbury Plain Special Protection Area (SPA) and River Avon Special Area of Conservation (SAC), and the Cold Harbour Meadows Local Wildlife Site are nearby.

The nearest statutory designation is the Cley Hill SSSI which is located 1km to the north west of the site, whilst the Smallbook Meadows Local Nature Reserve is located within 1.8km of the site. There is a non-statutory designated site adjacent to the site, the Cannimore Farm Meadow, which consists of lowland meadow and valley fen habitat, as well as a flowing brook and species rich hedgerows with mature trees.

The proposed development site has been subject to detailed ecological surveys, including a habitat survey and a range of specific protected species surveys by LEL’s ecology consultant, Ecosulis.

An Ecological Impact Assessment has been prepared by Ecosulis and is Cannimore brook runs alongside Cannimore Track. submitted with this application. This concludes that the site comprises species-poor improved grassland fields which provide limited opportunities for wildlife. However, there are hedgerows on the site which provided suitable opportunities for bats and dormice as well as other wildlife, particularly in conjunction with adjacent woodland to the south of the site. A number of the hedgerows are native species-rich and considered to be UK BAP habitats. Low levels of bats were recorded throughout site with bat activity along the southern boundary of the site in the woodland, the site’s north-eastern corner and along some of the hedgerows on the site. No dormice or evidence of dormice were recorded on the site.

Dormouse survey on Cannimore Track. 2 41 2.10 SITE ACCESS AND PUBLIC RIGHTS OF WAY

Local Highway Network Public Rights of Way The A36(T) Warminster Bypass is a single carriageway road subject to the One Public Right of Way (PROW) runs across the application site (reference national speed limit that has alternating lane gains and drops in both directions WARM66). Several others pass close to the site. providing dualled sections in places. As shown on the following page, WARM1 runs from the western boundary with The A36(T) / 362 Cley Hill Roundabout is located to the north of the site. the A362 to the north of the buildings to the Cemetery entrance and WARM66 The A362 is a single carriageway road that runs westbound from the Cley Hill runs from the Cemetery entrance due south to the southern boundary of the Roundabout and is subject to the national speed limit. site, into the woodland. This PROW joins a third PROW which leads to the southern boundary of the site, into the woodland. These PROW are classified The A36(T) runs along the east of the application site a trunk road which as footpaths. runs northwards towards Bath and Westbury and south-eastwards towards Salisbury. Cannimore Track (CORY49), is to the south of the site and is a designated bridleway. Accessibility A Transport Assessment and Travel Plan prepared by Key Transport Consultants Ltd provides a comprehensive review of the site’s accessibility.

Access to the site is from Folly Lane (from the A362), a single two-lane carriageway that runs south-eastwards from the A362 into the main site. The A362, which runs along the site’s western and northern boundary runs eastwards into Warminster itself and westwards past the entrances to the Longleat Estate, and Center Parcs to Frome.

Public Transport Warminster benefits from a range of public transport options, with the train station providing links to Bristol, Bath, Southampton, Yeovil and London and regular bus services connecting Warminster to other towns within Wiltshire.

Bus stops are located on the A362 in both directions near to the junction with Folly Lane. Bus service 53 operates between Frome and Warminster with services running approximately hourly.

Warminster Railway Station is located approximately 4km east of the proposed development. Direct services to Southampton Central, Portsmouth Harbour, Brighton (East Sussex), Bristol Temple Mead, Bristol Parkway, Great Malvern, Looking north-east along Cannimore Track having used the A36 underpass with PROW63, a designated bridleway, to the left. 242 Cardiff Central and London are available. Warminster Parish

Corsley Parish

Red line denotes Parish boundaries Green line denotes bridleway Black dashed line denotes footpaths

2 43 Start of the proposed new permissible footpath from CORY48.

Example of the natural regenoration as result of the Silvicultural System. View down CORY48 towards Cannimore Track. First planted in 1962 and managed under the sustainable continuous cover, Silvicultural System that allows light through the canopy for natural regeneration. 244 2.11 FLOODING AND DRAINAGE

With reference to the Environment Agency’s Flood Map, the site falls within Flood Zone 1. Flood Zone 1 has less than 1 in 1000 annual probability of flooding by river or sea. Flood Zone 1 is therefore defined as being appropriate for all land uses, including residential development. The risk of surface water flooding is also considered to be low. A Flood Risk Assessment and Drainage Strategy, prepared by Buro Happold, are both submitted within this application.

125 & 127 Folly Lane

Pine lawn Cemetery Tascroft Court

Cannimore Farm

Cannimore Track

2 45 2.12 PLANNING POLICY CONTEXT

As noted by Section 38(6) of the Planning and Compulsory Purchase Act rural tourism and leisure developments that benefit businesses in rural areas, 2004 that applications be determined in accordance with the development communities and visitors and which respect the character of the countryside. plan unless material considerations indicate otherwise. The NPPF explicitly states that this should include supporting the provision and expansion of tourist and visitor facilities in appropriate locations where National Planning Policy identified needs are not met by existing facilities in rural service centres.

At a national level, the National Planning Policy Framework (NPFF) was The NPPF describes the importance of high quality and inclusive design for published in March 2012 and sets out the Government’s planning policies for all development and identifies a series of criteria that developments will be England and how these are expected to be applied. expected to meet, including the requirement to establish a strong sense of place, optimising the potential of the site to accommodate development, At the heart of the NPPF is a ‘presumption in favour of sustainable development’, sustain an appropriate mix of uses, respond to local character and history which should be seen as a ‘golden thread’ running through both plan-making (while not preventing or discouraging appropriate innovation) and are visually and decision-taking. For decision-taking, this means approving development attractive. Planning decisions should ‘not attempt to impose architectural proposals that accord with the development plan without delay, and where styles or particular tastes and they should not stifle innovation, originality or the development plan is absent, silent or relevant policies are out of date, initiative’, albeit it is proper to seek to promote or reinforce local distinctiveness. permission should be granted unless any adverse impacts of doing so would The NPPF requires local planning authorities to take into account the economic significantly and demonstrably outweigh the benefits, or if there is a specific and other benefits of the best and most versatile agricultural land. Where policy in the NPPF which indicates that development should be restricted. significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in The NPPF emphasises the role of the planning system in supporting sustainable preference to that of a high quality. economic growth and as such states ‘significant weight should be placed on the need to support economic growth through the planning system’. The NPPF, as supplemented by National Planning Policy Guidance (NPPG) This means that local planning authorities should plan proactively to meet includes guidance on a series of technical and environmental considerations, the development needs of business and support an economy fit for the 21st including transport, climate change and flooding, landscape, ecology and century. pollution and the historic environment.

The NPPF recognises the need for the planning system to support economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development. For example, the NPPF states that a strong rural economy should be promoted by supporting sustainable

246 Tourism is extremely diverse and covers all activities of visitors . Local planning Warminster is identified in the WCS as a ‘Market Town’ in its settlement “authorities, where appropriate, should articulate a vision for tourism in the hierarchy and therefore is acknowledged to have the potential for significant Local Plan, including identifying optimal locations for tourism. When planning development that will increase jobs and homes in order to sustain and where for tourism, local planning authorities should: necessary enhance their services and facilities and promote better levels of • consider the specific needs of the tourist industry, including particular self containment and viable sustainable communities. locational or operational requirements; • engage with representatives of the tourism industry; • examine the broader social, economic, and environmental impacts of tourism; • analyse the opportunities for tourism to support local services, vibrancy and enhance the built environment; and • have regard to non-planning guidance produced by other Government Departments. (National Planning Policy Guidance, Paragraph 007, Reference ID: 2b-007- 20140306) “

Local Planning Policy

The statutory development plan covering the site comprises two documents, namely: (i) the Wiltshire Core Strategy (WCS) Development Plan Document which was adopted in 2015 and seeks to guide development to 2026 and (ii) the Saved Policies of the West Wiltshire District Plan 1st Alteration (2004). This development plan is supplemented by planning guidance, including the West Wiltshire Leisure and Recreation DPD up to 2016 (2009).

Wiltshire Core Strategy

The Wiltshire Core Strategy (WCS) Development Plan Document (2015) is currently under Partial Review to introduce further detailed development management policies, in effect removing the saved District Local Plan policies and to address any gaps in conformity with the NPPF and the supporting The Wiltshire Core Strategy Development Plan Document (2015). Planning Practice Guidance (PPG). 2 47 The Policies Map shows that the site lies outside of, but in close proximity to, Policy 39 of the WCS allows for, in exceptional cases, tourist development outside the Warminster Settlement Boundary. The site is located within the Warminster of the settlement boundary to be supported where it can be demonstrated that Strategy Area of the WCS. all the following criteria are met:

The Policies Map (to the right) shows that: i. There is evidence that the facilities are in conjunction with a particular countryside attraction. • Land directly to the north east of the site (the east side of the A36 highlighted with purple shading) is allocated as a Mixed Use allocation in the Core Strategy, ii. No suitable alternative existing buildings or sites exist which are available for known as the West Warminster Urban Extension (WWUE) strategic site. This reuse. site is expected to deliver 1,550 homes and 6ha of new employment land. iii. The scale, design and use of the proposal is compatible with its wider • The site lies outside of the Cranborne Chase and West Wiltshire Downs Area landscape setting and would not detract from the character or appearance of of Outstanding Natural Beauty (AONB) (light green block shading). the landscape or settlement and would not be detrimental to the amenities of residential areas. • The red and black dotted line represents a Strategic Lorry Route, a route designated higher in Wiltshire Strategic Transport Network hierarchy than iv. The building is served by adequate access and infrastructure. other roads (including the primary route network and non-strategic A –roads). v. The site has reasonable access to local services and a local employment base. • The blue dotted designation to the north of the site is a ‘Source Protection Zone’. These areas have been identified by the Environment Agency as having significant groundwater resources for an adequate supply of fresh, clean drinking water and therefore the potential impacts of development upon this ground water should be avoided or mitigated.

• The green line horizontal shading to the north of the site shows the Cley Hill Site of Special Scientific Interest (SSSI). Cley Hill is also a Scheduled Ancient Monument. This land is managed by the National Trust.

The WCS recognises that carefully managed development outside of settlement boundaries in specific cases may be allowed and that new tourism accommodation could be an exception to the general presumption against development in the countryside. 248 The adopted WCS Policies Map is shown above, with the site identified in red 2 49 Policy 40 of the WCS provides guidance for new hotels, bed and breakfasts, Warminster Neighbourhood Plan guest houses and conference facilities. For such development, it must be demonstrated that the proposals will not have a detrimental impact on the The site is also located within Warminster Neighbourhood Area and therefore, vitality of the town centre and will avoid unacceptable traffic generation. once adopted, the Warminster Neighbourhood Plan (WNP) will form part of the development plan. Public consultation on the WNP ended in March 2016 There are a number of other WCS policies which have been considered and the Plan has been submitted for Examination. throughout the design and assessment process in relation to: Later sections of this Statement will explore how the application proposals • high quality design and place shaping (Policy 57), have had regard to the planning policy context and the compliance of the • sustainability (Policy 41) proposals with both national and local planning policy is reviewed in detail in the Planning Statement supporting the application. • biodiversity (Policy 50) • landscape and green infrastructure (Policies 51 and 52), • air quality (Policy 55), • conservation of the historic environment (Policy 58), • transport (Policies 60, 61 and 62), and • flood risk and water resources(Policies 76 and 78)

Wiltshire District Plan 1st Alteration (2004) Saved Policies

None of the West Wiltshire District Plan 1st Alteration (2004) Saved Policies are relevant to the site and proposed development as they have been replaced by policies in the WCS or saved polices in the West Wiltshire Leisure and Recreation DPD (2009). The DPD is of minimal relevance to the site and development, with the exception of its policy relating to footpaths and rights of way. This policy seeks to protect the public rights of way network from development for other land uses and that extensions and improvements to them will be sought, where appropriate, as part of the development proposals. Warminster Neighbourhood Plan (emerging) 250 3 DEVELOPING THE CONCEPT & PRINCIPLES

51 3.1 INTRODUCTION

The following section sets out Longleat’s design philosophy, concept and principles for the site. This has incorporated the community event consultation, which took place on 20th December 2016, that has taken place before the submission of the application and was framed around a series of Parameter Plans that have developed and evolved and show the core principles of the proposed development.

3.2 THE NEED FOR THE HOTEL RESORT

The type and size of the Hotel Resort has been informed by a comprehensive feasibility assessment undertaken by hotel and leisure specialists, Leisure Development Partners (LDP) on behalf of LEL, plus extensive local consultation to address the market needs.

At a County level the need for new visitor accommodation is highlighted, and in particular, the Wiltshire and Swindon Visitor Accommodation Futures Report (2014) by The Hotel Development Consultancy for VisitWiltshire and the Swindon & Wiltshire LEP identified a ‘gap’ in the current hotel and visitor accommodation market, and explicitly refers to the possible development of a hotel at Longleat. Unless additional accommodation supply is delivered, this report emphasises that there is significant and real risk that tourism growth will be constrained.

There is clearly an immediate need for new tourism accommodation in Wiltshire. As indicated in section 1.4 of this Statement, there is not currently a hotel, water park and business conference facility of the scale proposed in Wiltshire or the south and south-west of England, and therefore there is an exciting opportunity for LEL to deliver accommodation in a Hotel Resort which will not only allow visitors to Longleat and the County to extend their ‘staying visits’ to the area, but bring significant social and economic benefits to the wider community and the County.

LEL has both a unique and highly recognisable brand, as well as significant experience managing tourism facilities of this scale and accordingly will deliver a Hotel Resort that is high quality as well as being truly one of a kind. Longleat attracts 40% from outside of the two hour drive time. Visitors on average spend 7 hours at Longleat. 352 3.3 MASTERPLAN OBJECTIVES

The principles that follow result from the careful consideration of the site’s constraints and opportunities.

The objectives are:

• Create a quality place to stay and visit – whilst in outline format the indicative ideas suggest a character of built form that responds to locally distinctive heritage and vernacular to deliver a unique new Hotel Resort.

• Creating a high quality and responsive landscape – the design has been led by an assessment of the unique landscape qualities of the site, including local topography, hedgerows and field patterns.

• Economic vitality – economic sustainability is critically important to ensure the long term future of the Longleat Estate. The Hotel Resort will create significant new opportunities for business and employment creation. The development will enhance the economic viability of Warminster, creating a tourism “hub” that will have significant benefits.

• Sustainability and energy efficiency – sustainability has three integral components of environment, economy and society that are addressed in the previous objectives. In addition, the development should seek to improve biodiversity on the site where appropriate and practicable. Energy efficiency is a key part of environmental sustainability.

• Good neighbour - to minimise the impacts upon existing occupiers in the locality through sensitive design, operational controls and close liaison has been and will continue to be a key concern to LEL.

The illustrative masterplan for the proposed Hotel Resort shows how a high quality scheme will deliver an exemplary place for people to stay and enjoy. To get to this position and before realising the topographical advantage that was available on the site, a number of options were explored which are illustrated within the design evolution that follows. 3 53 3.4 DESIGN EVOLUTION

The design evolved reflecting a business need for a Hotel Resort and balancing Maximum Floorspace the objectives of quality place-making and commercial requirements. Use Maximum Floorspace (sqm) The design has also evolved in response to the context of the site’s influences Hotel (use class C1) 34,500 and the extensive local consultation process. Since the inception of the project in late 2015 the proposition has been tested against the environmental, Water park (use class D1) 6,490 technical, social and economic considerations identified in section 2 of this Multipurpose entertainment facilities 11,000 Statement. The proposals have been refined to accommodate mitigation for (within development area A) (use landscape, ecology, drainage, noise and viability/operational requirements for class D1/D2) the Pine Lawns Cemetery and local residents. Total Floorspace 51,990

A summary of how the key design issues have been resolved during the The size of the hotel and water park is informed by specific market needs and iterative process is provided here. The evaluation has in turn informed the operational requirements. design principles and parameters and illustrative material set out below and in the following section. Location of the Hotel and Water Park Building

Scale of Development To ensure the best position was being presented for the location of the hotel and water park building, within the site, detailed analysis was undertaken with The proposed development is for a: particular reference to the site’s unique topography, visibility from Cley Hill to the west, the location of Pine Lawns Cemetery and the AONB which lies to • 240 bedroom hotel the immediate south of the application site. • Up to 6,490 sqm water park The hotel and water park buildings are now sited on the south east facing valley • Up to 650 sqm of new business conferencing facilities as part of the hotel side; this ensures that they sit comfortably and low within the landscape. The facilities proposed tree planting will result in the largest new planting for two decades • New landscaped areas, incorporating animal encounter spaces and will ensure the buildings are anchored sensitively and sympathetically within the landscape. • Multi-purpose entertainment and ancillary buildings • Structured landscaping and strategic plantings across the site Visibility to and from the site is largely restricted by existing vegetation, including the planting along the A36 and A362. However, there are views into the site from both near and more distant public vantage points which the Landscape and Visual Impact Assessment by Askew Nelson Limited addresses in detail. 354 Option A. Incorporated Tascroft Court and the land to its south, and included an exit onto the A36. This option was dismissed however, because of its immediate and visual impact on Pine Lawns Cemetery and the houses on Folly Lane due to the amount of parking and hard standing that would be required. While landscaping to the south-west would have been an option, this option was also deemed to be inappropriate with regard to the sight line from Cley Hill. 3 55 Option B. Started to work, as it incorporated the unique topography to the south-east of the site and was less intrusive. This option also found the solution for the entertainment element of the Hotel Resort with low density buildings to the south of Tascroft Court, therefore mitigating the sight line impact from Cley Hill. It did however, rely on an access and exit via the A36 which LEL were soon advised would be impossible to achieve. A further refinement of this option was therefore needed. 356 The Master Plan captures all of the learning of Options A and B. It utilises the topographical advantage whilst ensuring the visual aspect of the residents on Folly Lane and at Cannimore Farm and those visiting the Cemetery is maintained. This is achieved through the retention of over 50% of the site as grassland or strategic landscaping and the new planting of woodland. The lines within the new planted landscape are to illustrate potential paths for guests whilst also encouraging walking via access to Cannimore 3 Track and the new footpath-extention to WARM1. 57 3.5 GUIDING DEVELOPMENT

This section of the Statement will consider the core aspects of the proposals Substantial new landscaping buffers at the following locations: as well as considering the ‘Parameter Plans’ that have been developed to create the indicative masterplan. All plans have been prepared by Forrec with • The southern boundary with Cannimore Track input from members of the project team and LEL as well as reflecting feelings • Between the proposed development and car parking and the Cemetery. from the community event consultation. • Around the land owned by Wiltshire Council • Along the northern edge of the site adjoining the A36. The outline illustrative masterplan, as described below, has informed a number • In the site’s south-eastern corner on land adjacent to Cannimore Farm. of indicative guiding strategies and key ‘parameters’. These strategies include land use (including landscape), scale and massing, and access. These plans The amount of landscaping proposed, and shown on the Land Use Plan and will provide the framework and principal point of reference for the future Masterplan, was increased as part of the design process. This has ensured detailed design process. that, not only are the buildings positioned in an improved location within the landscape, but to include substantially more tree and woodland planting. Land Use Parameter Plan The Land Use Plan includes substantial planting on the site’s boundaries A Land Use Plan has been prepared, to show the types of uses proposed at the with the Cemetery that is intended to act as a screen and also enhance its site and to set the maximum development area for each land use. In general tranquility. The Cemetery is a self-contained site which is already surrounded terms, the majority of proposed built development (i.e. the hotel and water by mature planting with minimal inter-relationship with the surrounding park building) is to be located in the south-eastern part of the site (shown area. The paddock to its south is currently open land, owned by the Council shaded pink and blue on the Land-Use Plan). that may be used for future expansion of the Cemetery. The proposed tree planting will ensure the site is well contained by vegetation when that time A small amount of built development is proposed on the western part of the site comes. As well as buffer planting around the site there is substantial new (the purple shaded area) to provide associated multi-purpose entertainment tree planting proposed in and amongst the buildings, access infrastructure and leisure uses, and required ancillary development, which will be incidental and parking areas. This will ensure an appropriate integration of the proposed and associated with the main Hotel Resort use of the site. development into the surrounding landscape. The planting scheme will, in time, create a natural boundary that would be more in keeping with the The Land Use Plan, and description of proposed development, also allows landscape and the tranquility of the cemetery. for the site to be used for creating “an immersive animal experience”. These animals will be part of the wider Hotel Resort experience. In essence, these Indeed, the proposed landscape buffer, and site design, seeks to ensure that areas will bring animals and guests together in a re-created habitat or any effects of the development on the visitors to the Cemetery (in terms of landscape. Whist animals and guests are separated by hidden barriers, the visual impact) are minimised. detailed landscape immersion design ought to take the position ‘nature is the best model’. As shown on the Land Use Plan, car parking is proposed to be provided in the northern part of the site. This will serve the Hotel Resort and itself will have The scheme includes a significant element of new and enhanced strategic landscaping to soften its impact. landscaping which will act to buffer the development from the site’s boundaries. In addition, as shown on the north eastern and north western part of the site, a significant proportion of the site is to be retained as a grassed area. 358 This plan shows the total area of each element, but does not indicate the extent of parkland and landscaping that will be included within the multi-purpose entertainment 3 area and in front of the hotel, which will sit comfortably within its landscape on the ridge and immediately south along the slope towards the valley. 59 Scale and Massing Parameter Plan Whilst the proposed hotel and water park building is a large structure, its site location ensures the off-site views will be mitigated. As concluded The form and scale of development will need to be responsive to the site in the Landscape and Visual Impact Assessment (LVIA) which supports this context, land use and the landscape (Including heritage statutory designations) application, it will be visible from the north but only from a considerable of the development. distance away such is the effectiveness of the local landscape screening. It will also be visible from the east and Cannimore Track to the south. It will The Scale and Massing Plan shows the indicative heights of the buildings on also be visible from the site entrance at Folly Lane (A362) before tree planting site and their massing (in terms of building footprint and dimensions). Two has matured. Indeed, the LVIA states that, over time, the proposed woodland ‘building zones’ are identified – zone A to the west and zone B to the south- planting will obscure the hotel building and notes that the views into the east. site from the north will be enhanced with the introduction of much native broadleaf woodland. Building Heights and Roof Lines Building Footprints The height of the buildings in metres Above Ordnance Datum (mAOD) has been developed and defined taking into account their context, notably the The dimensions and footprint of the proposed buildings reflect the operational height of the existing buildings at Tascroft Court, which have a maximum roof requirements of a hotel and water park use and a desire to create an attractive height of 178m mAOD, and the interaction with statutory designations and building along and within the ridge that runs across the south-eastern part public vantage points. of the site. The hard landscaping from the car parks with the footprint of the hotel and water park, account for approx 10% of the red line site and 6% of The proposed maximum height in Building Zone A is 8m (from existing ground the total area. level), meaning that buildings in Zone A will not exceed 188m AOD in height. This reflects site topography and is in sympathy with the height of existing The Scale and Massing Plan shows that the maximum dimension of buildings buildings at Tascroft Court. within Zone B will be no more than 90m in length and 52m in width.

The roof height of the hotel building is 22m above ground level, meaning that Smaller buildings are also proposed within Building Zone A for leisure uses Building Zone B will not exceed 184m AOD in height. The AOD height shows and development ancillary to the hotel. The maximum footprint of buildings the Zone B buildings are consistent with those in Zone A, and thus reflect within this zone will be no larger than 71m by 52m in dimension. the existing Tascroft Court development. This is achieved through building into the slope and lower ground, making the south-east part of the site the obvious location to accommodate the higher structures. 360 3 61 Sections

As can be seen on the adjacent plan the land to the south-east of Tascroft Court slopes dramatically down from a ridge and into the valley. On the following pages are illustrations of sections across the site that demonstrate the location of the main development on the slope and lower land in the south-eastern corner, which significantly reduces the visual impact of the development.

362 Section 1 is from a position adjacent to the A362 but outside the site and across the south-eastern corner. This shows the Tascroft Court buildings at 179m AOD and the consistency of this height guide with the hotel building at a maximum of 184m AOD.

Section 2 is again from the A362 boundary but this time into Building Zone A. This shows the change in topography across the site and how this has been utilised to screen the taller buildings in Zone B.

3 63 Access and Movement Plan - Vehicle and Service Plan

The key objective of the movement framework is to create a clear pattern of roads within the development and ensure that the area and its surroundings are easily accessed by foot and cycle. In addition it is important to provide clear separation with existing uses accessed from Folly Lane (A362), including houses, Tascroft Court and Pine Lawns Cemetery.

The Access and Movement Plan - Vehicle and Service shows the hierarchy of the development and that the primary vehicular route will run from Folly Lane (A362) into the site before splitting into two forks, the eastern fork leading to the water park and the western fork running southwards to the hotel entrance before turning westwards to the multi-purpose entertainment development.

A secondary vehicular access will branch off Folly Lane (A362), running along the northern and western boundaries of Pine Lawns Cemetery before connecting to the primary vehicular road. Service roads will run to the rear of the water park, between the water park and hotel and to the rear of the multi- purpose entertainment development.

Turning circles are strategically located at the entrance at each building.

364 3 65 Access and Movement Plan - Footpaths and Public Rights of Way Plan

The Footpaths and Public Rights of Way Plan shows the location of existing PROWs and the inclusion of an additional 480m permissible right of way that will create a circular network of footpaths and bridleways around the site.

PROWs currently run along the site’s eastern boundaries as well as from the A362 across to the north-western tip of the Pine Lawns Cemetery and southwards beyond the site’s southern boundary.

The proposals include the ‘stopping up’ of part of PROW WARM66 that currently runs through the site where animals and the Hotel Resort traffic will be active. It is proposed to add a new permissible route that will extend PROW WARM1 (currently not used as it ends at the A362) to loop round land to the west, before turning eastwards and joining the existing PROW CORY 48 at the site’s southern boundary – as shown on the adjacent plan.

This additional permissible footpath will be provided to the required specification, and will be maintained by the Estate. It will be approx 300m longer than the existing route and will be an attractive walk alongside the ancient Hollow way with views to the west and Cley Hill, to arch around and along the ridge line within the Nutball woodland compartments back to pick up the top of CORY48 that leads down to the bridleway CORY49. This creates for the first time, an official circular footpath route that materially enhances the public’s experience of the area with its focus on the Cannimore Track bridleway.

Overall, this addition will still allow the public to enjoy a walk across the site and it creates a second access to the land owned by Wiltshire Council that will, in time, be used by the extended cemetery.

366 3 67 3.6 COMMUNITY CONSULTATION

Increased community involvement in the planning system is one of the key Consultation with consultees has included: components of the Planning and Compulsory Purchase Act 2004. This means that carrying out pre-application consultation publicising the proposals • Local Members of Parliament and consulting with residents in the vicinity of the application site and key • Wiltshire Council – as Local Planning Authority, Highways Authority, stakeholders is encouraged. This provides local people with a chance to Archaeology and Ecology Officers comment whilst there is a genuine scope to influence the proposals. • Highways England, Historic England, Natural England & Environment Agency • Wessex Water The National Planning Policy Framework (NPPF) advocates the importance of • Warminster Town Council, Horningsham Parish Council, Maiden Bradley early engagement with the public and local authorities to improve efficiency Parish Council, Parish Council, Chapmanslade Parish and effectiveness, ensure the right outcomes for local communities and Council and Parish Council to deliver sustainable development. The NPPF highlights that good quality • Cranborne Chase and West Wiltshire Area of Outstanding Natural Beauty pre-application discussion enables better co-ordination between public and • Military at Division and Regimental/local Warminster barracks private resources and improved outcomes for the community. The more • Adjoining landowners and Center Parcs issues that can be resolved at pre-application stage, the greater the benefits. The review of the site master plan and the subsequent re-location of the Hotel LEL appointed, as part of its ongoing strategic development, The IPCounsel Water Park to the valley north of Cannimore Track (south-east of Tascroft (IPC) as an independent business consultant to lead the concept realisation Court and the Pine Lawns Cemetery) was a direct result of consultations and and application process and to develop a programme of re-engagement with the feedback received, as to the Hotel’s immediate proximity (Option A in the the key stakeholders and communities in the region. From this, the local and Design Access Statement) to Pine Lawns Cemetery, Tascroft Court and with public contact strategy naturally developed during which the preparation of parking located in option A to the north between Tascroft Court and Folly a planning application followed. The aim being to ensure that there was a Lane, to the houses on Folly Lane. consistency in the approach from the concept development to its realisation and to planning. For the stakeholders and local communities the intention The extent of new planting and enhanced and strategic landscaping across was to enable a focus and dedicated LEL contact to be established with the site (representing 50.5% of the development area/red line) was a direct individuals, groups and organisations who either live or work nearby or who result of LEL acknowledging a desire to retain as much of the natural and have a direct interest in the site. visual aspect of the landscape, while being sensitive to the visitors of Pine Lawns Cemetery. The aim of the consultation process has been to ensure that LEL and the design team obtain a good understanding of the stakeholders’ views and In all, over 77% of the whole area will either remain as existing grassland, or knowledge so that, where appropriate, these would be evaluated and could be a part of the new planting and enhanced strategic landscaping. This is be integrated into the project decision making process. Stakeholders are, by intended to enhance the immersive nature of the development, to mitigate definition, individuals or groups who may be affected by the proposals being sight lines from Folly Lane and is in direct response to consultations with assessed. Consultation has therefore been focussed upon those who have Warminster Councillors who raised the need, in time, of Pine Lawns Cemetery an interest in engaging in the assessment of the proposal’s effects. This not to be expanded into the parcel of land owned by Warminster Council and only includes the local community, but also the Council officers, Members immediately south of the Cemetery. This new planting will, when mature, be of Parliment and local Council elected Members, local interest bodies, Parish an effective screen to allow this goal to be achieved with ease. The Statement Councils and statutory consultees. of Community Involvement (SCI) expands on the feedback. 368 Public Exhibition

The local community and key stakeholders were informed of the proposals by way of a senior LEL staffed community consultation event held in Warminster Rugby Club on 20 December 2016. The event was widely advertised by way of emails and in local newspapers. The aim of the public exhibition was to allow local members, stakeholders, residents and interested parties to view the development proposals and to ask questions of the project team. Attendees were encouraged to submit feedback forms at the exhibition, which focused on the development and more broadly, on current use of Longleat Estate woodland assets.

Over 70 people attended the Public Exhibition. In total 44 responses were received by way of written feedback with the majority being in favour of the Hotel Resort.

A separate Statement of Community Involvement has been produced and demonstrates the extensive consultation process that has taken place during the masterplanning and planning process prior to the submission of the planning application.

Roger Key of Key Transport Consultants discussing the proposed access off the A362. Horningsham Parish announcement of the Public Consultation on their popular Facebook page. 3 69 Of the 44 responses who provided a written feedback, 63% were in favour of the Hotel Resort and 22% were undecided (primarily as a result of the lack of “detailed Hotel Resort design” evident in the Outline Planning application). Other concerns expressed and discussed with the LEL management and specialist consultants present were:

• A362 Traffic (this was with a particular reference to Center Parcs arrival and departure days of Monday and Friday).

• The clarification of what green space would be lost (which in effect, is just under 25% of the total area (when the retained grassland to the west and north of Tascroft Court is added to the new planting and enhanced strategic landscaping areas within the red line of the development site).

• Concern over sight lines from Cley Hill (which with the proposed new planting – the largest new planting for over two decades - and enhanced landscaping will embed the new buildings comfortably within their landscape and mitigate the sight lines to the front (west) of the site. The main Hotel Water Park site north of Cannimore Track is not currently visible from Cley Hill and will be further mitigated by use of the unique topography. The tallest section of the Hotel will be just over 22m above ground and the proposed height lines will visually be comparable to Tascroft Court, 5m higher, but over 300m further east).

• Concern over the water parks use of water locally and its impact on Cannimore Stream (the Water Park does not draw water from local streams but from the Mains Water supply and it is a filtrated, self-contained unit with limited loss daily requiring top-up. Surface water being contained and treated before being allowed to be put back into the natural water courses).

• The loss of Livery in the area (where currently there are 20 horses are in Livery) is in the domain of Longleat’s tenant, as is the timing of this loss of facility.

• The ease of walking to work at Center Parcs (there is only one footpath WARM 1 in that direction but this ends at the A362. There isn’t a footpath One of the 5 display panels that were available to review in addition to historic maps and the availability of the senior management team at LEL, alongside the A362 to Picket’s Post roundabout). together with planning consultants from Savills, Askew Nelson Landscape Architects and Key Transport Consultants. 370 4 ILLUSTRATING THE MASTERPLAN

71 72 4.1 INTRODUCTION

This section explains and illustrates the principles contained within the At this time there is no final concept or architectual drawings of the Hotel Parameter Plans in the previous section, with regard to indicative building Resort. What is known is that the buildings will need to have the architectual design and appearance and a series of design strategies relating to access and authenticity that will be expected of the Longleat brand. movement, landscape and ecology, drainage and environmental sustainability. The intention is that the buildings will sit comfortably within their landscape, All the following information contained within this section is illustrative, with roof lines similar to the ones shown on the right, so as to ensure that the showing the indicative masterplan and considering the masterplan’s key Hotel Resort is seen to be an immediate asset within its natural environment. features.

4.2 APPEARANCE & CHARACTER

The largely “hidden” nature of the development from most viewpoints outside the site will provide an interesting design opportunity.

The detailed design will emerge at the Reserved Matters stage and clearly the design approach and choice of materials will be carefully considered.

The masterplanners have indicated the site could accommodate a modern design, or it could reference the classic architecture of the Longleat Estate and include Georgian or Elizabethan character. The sketches and images shown on the following pages reflect some of the approaches, which are currently viewed as representing a sympathetic approach that will allow the Hotel and Water Park to sit comfortably along the ridge of the main site, within its landscape.

The choice of materials will be based upon their relationship with the site’s character and context, their suitability for the use, and their energy efficient principles. The main contractor will operate responsible sourcing policies in respect of materials used for construction and temporary works. All materials will be specified to be responsibly sourced where possible and from legal and sustainable sources.

The site’s location, Longleat’s standing and quality brand association, its innovative approach to its portfolio and the range of uses, provide an exciting design opportunity. Type/style of roof line that is currently anticipated to reflect the authentic architectural style of the Hotel. 4 73 Initial sketches illustrating how this style of roof line might work with the entrance. Concept illustration of the building silhouette and how the main hotel building may work when viewed north-east.

Sections in draft showing how the buildings may sit in their landscape, to illustrate the unique topographical advantage the site offers. 474 Artist’s impression of an authentic style of architecture that LEL believes would sit comfortably within its landscape and being no more than 22m above ground, at the main entrance, will be grounded in a period suitable for its location. The water park entrance will in itself be unique yet absolutely appropriate. 4 75 4.3 ACCESS & MOVEMENT

A Transport Assessment (TA) and Travel Plan prepared by Key Transport Consultants accompanies this application. The TA sets out an appraisal of the accessibility of the site by means of travel other than the private car and also assesses the traffic impact of the proposed operation of the development.

Transport and Strategic Movement

The application is submitted in outline with all matters reserved except for access. After an assessment of a range of options during the development of the masterplan layout, access to the proposed development will be from Folly Lane (A362) via the A362/Folly Lane (A362) junction, as shown in drawing 0745-010C (See Transport Assessment).

Access to the Hotel Resort will be from the A362 and the existing length of Folly Lane (A362) located to the west of the A36(T) Warminster Bypass.

The drawing on the subsequent page shows an improvement of the existing simple priority junction (shown at top left of the drawing) to a single lane dualled layout. As at the existing junction, this layout will not interrupt through traffic movements on the A362 but will afford good protection of right turns in and out of Folly Lane (A362) in the centre of the carriageway, in particular enabling right turns out to be made as two separate movements, one across each main road traffic stream.

New footways and crossing points are proposed to link from Folly Lane (A362) and across the A362 to the eastbound bus stop. The revised junction layout is located on land either within the existing public highway, or on Tascroft land owned by LEL.

476 4 77

Transport and Strategic Movement (continued)

Entrance to the development is from Folly Lane (A362). It is proposed, as shown on the subsequent page, that the entrance to the development would accommodate through traffic while the single-track road named Tascroft would become a side road, giving way to development traffic passing between Folly Lane (A362) and the development entrance, as the latter would have the higher traffic flows. Access to the Pine Lawns Cemetery would not be compromised. The proposed layout is shown on drawing 0745-009A (See Transport Assessment).

Two new pedestrian crossing points are proposed with dropped kerbs and tactile paving, one to cater for the east-west movement between Tascroft Court and the existing footpath to the east (WARM91), and the second to cater for pedestrians walking from the existing footway on Folly Lane (A362) into the development.

478 4 79 Development Network & Hierarchy

Within the site the internal road layout has yet to be determined, and will be considered at the Reserved Matters stage.

However, the internal roads will connect to create a legible and permeable network and the identity of the street scene will help develop a sense of place, whilst meeting the needs of all users. The primary vehicular route will run from Folly Lane (A362) into the site before splitting into two forks. The eastern fork leading to the water park and the western fork running southwards to the hotel entrance, before turning westwards to the multi-purpose entertainment area. A secondary vehicular access will branch off Folly Lane (A362), running along the northern and western boundaries of Pine Lawns Cemetery before connecting to the primary vehicular road.

Service roads will run to the rear of the water park, between the water park and hotel and to the rear of the multi-purpose entertainment development. Turning circles are strategically located at the entrance at each building.

480 4 81 Walking and Cycling relocated as part of the revised layout of the A362/Folly Lane (A362) junction. The proposals include a new footway route connecting Folly Lane (A362) to There are footpaths in the vicinity and across the site. The proposed stopping the eastbound layby, and a paved waiting area. up of part of WARM66 and extending WARM1 to the west of the application site will provide an equally convenient route, and Longleat will ensure this is Mobility & Inclusive Access provided to the relevant standards and is appropriately managed. The detailed design approach will ensure that all interior and exterior spaces The proposals incorporate the provision of a hardened surface on the unmade are as comfortable and enjoyable as they can be for all building and site users, section of Cannimore Track as far as a secure staff entrance to the application regardless of their particular needs. For example, the use of the development site. Respecting the rural character of the area, the surface could be hardened for wheelchair users will be considered as part of the Reserved Matters stage. without use of bituminous bound materials. The detailed design will include The building design will be required to meet the current statutory requirements safe, attractive routes to the surrounding footpath network. of Building Regulations Part M and will reflect good practice guidance within the limits of the site and design brief. Bridleway WARM63 to the east of the site provides a paved route from Folly Lane to the underpass beneath the A36(T) on bridleway CORY49, the Parking Cannimore Track. The underpass provides the only segregated crossing point for pedestrians and cyclists to cross the A36(T) between the Cley Hill The details of the parking will be determined by future Reserved Matters Roundabout, where there is no specific pedestrian or cycle facilities, and applications. It will have due regard to the Council’s Parking Standards. The the Bradley Road bridge crossing some 500m to the south. The underpass masterplan and Parameter Plans show a car parking area on the northern provides a safe location and is the best option for pedestrians and cyclists to part of the site. The area will measure a maximum of 2.1ha of surface parking cross the A36(T) on the route between Warminster and the development site. which could accommodate up to 575 standard car parking spaces and 40 A secure entrance gate to the development is proposed on the site frontage disabled spaces if required (and as determined as part of the detailed design to the Cannimore Track, CORY49, to enable employees to enter and leave process). This will include an appropriate number of disabled parking bays. the site. Cycle parking will be provided in line with the parking standards set out in the Public Transport Wiltshire Local Transport Plan 2011 – 2026 Cycling Strategy.

The site is accessible via the 53 bus service, which has stops on the A362 adjacent to the Folly Lane (A362) junction and provides hourly services to Frome and Warminster, including stops serving both railway stations. Therefore, public transport services provide options for travel to work by bus from both Warminster and Frome, with connections to towns beyond by train. It is proposed that the existing westbound bus stop on the A362 will be 482 4.4 LANDSCAPE & ECOLOGY STRATEGY

Landscape Design

Askew Nelson has provided specialist landscape impact input throughout the design process. This has ensured that the positioning of the buildings will have the least impact on the landscape, that existing vegetation and landscape character is retained as far as practicable and that an appropriate amount of new tree and woodland planting is shown on the Parameter Plans and indicative masterplan.

The following key design principles for the landscape have been adopted at the outline planning and design stage, and will be taken forward through the detailed design stages:

• retain and enhance existing landscape features and landscape character in accordance with planning guidance and local landscape character assessments; • retain existing vegetation where possible, especially the older trees and mature hedgerows; • create high quality green infrastructure by introducing attractive new green spaces which all connect to the existing green infrastructure, including public rights of way; • provide native species broadleaf woodland cover within and around the site to enhance the quality of the landscape and the setting of the AONB, and to mitigate any adverse landscape and visual effects; • enhance habitat diversity through high quality landscape design.

The LVIA, undertaken by Askew Nelson, concludes that the site is capable of accommodating the proposed development without significant adverse landscape and visual effects in the long term.

View of Tascroft Court and the south western part of the site, as seen from Cley Hill. 4 83 Sustainably-managed woodland under a continuous cover Silvicultural System. Mature hedgerow alongside PROW WARM1 that runs diagonally across the site from the Cemetery to the A362.

The fields behind Nos 125 and 127 Folly Lane to the north of Tascroft Court and the Pine Lawns Cemetery that are to remain grassland as part of the overall plan. Over 80% of the total area is to be grassland, structural landscaping or new planting and together, will substantially enhance the landscape, while further ensuring that the impact of the Hotel Resort will be materially reduced. 484

Responding to the Site’s Ecology

The development proposes that, where possible, the hedgerows will be retained and developed as wildlife corridors across the site.

Significant areas of the site will be devoted grassed and landscaped areas, in which a variety of habitats could be created, including woodland strips, new Sustainable Urban Drainage Solutions (SUDS) ponds and grassland. There will be extensive new planting to create a connected web of greenspace. This should compensate for any loss of trees or hedgerows.

The Ecological Impact Assessment prepared by Ecosulis undertaken for the site and proposals makes the following recommendations:

• The southern and northern hedgerows are retained, with a 5m buffer and maintained as a dark corridor for light-sensitive species. • Where possible the hedgerows within the site should be retained to allow bats to commute through the site. • A buffer of at least 15m in width will be retained along the woodland edge habitat to maintain foraging and commuting opportunities for wildlife, including bats. • A lighting scheme will be required with measures to maintain dark corridors along the south and northern boundaries and to reduce light spill on to adjacent and retained habitats. This should be provided at detailed design stage. • The detailed landscaping scheme provided at the detailed design stage should include native planting which is beneficial to wildlife. This should include night scented species and fruit and nut bearing species. • The detailed proposals should provide additional nesting and roosting opportunities on the site through including built-in bat roosts (bat bricks) on buildings and nesting features for birds on buildings and retained trees. Cannimore Track at the southern boundary of the site, looking due east, with mature mixed broad-leaf and hazel hedgerows. 4 85 4.5 DRAINAGE STRATEGY

The proposals incorporate a Drainage Strategy for both surface and foul water that reflects both onsite and offsite management. On-site proposals include the use of a main sewer running along the access road with the animal encounter event space, down to the west of the hotel and water park and along the southern boundary of the complex. Foul water from the animal encounter event space will run to a main sewer along the access road. Foul water from the water park, hotel and buildings south of the road will drain towards the main sewer by gravity, foul water from buildings north of the road will be pumped to an agreed network and then to a sewer treatment plant. Off-site it is proposed to discharge into the existing sewers at Bradley Road, 600m south-east of the site.

486 Surface water strategy illustrating the detention tanks that will filtrate and treat surface water before releasing it into the natural water courses. 4 87 Existing foul water network. 488 On site foul water strategy 4 89 Off site drainage options 490 4.6 ENVIRONMENTAL SUSTAINABILITY

Site Location It is noted that Core Policy 41 of Wiltshire’s Core Strategy requires that proposals for major developments should be supported by a ‘Sustainable In terms of the site’s inherent sustainability it is important to consider that Energy Strategy’ alongside the planning application outlining the low-carbon the application site is a fundamentally sustainable location that is adjacent to strategy for the proposal.’ This section of the Design and Access Statement the western edge of Warminster, is bordered by roads that provide linkages has therefore been prepared in accordance with Wiltshire Council’s guidelines to other towns in Wiltshire and the wider highways network, and is served on the preparation of Sustainable Energy Statements. This application is by public transport. Furthermore, no significant ecological, biodiversity or submitted in outline form with a Reserved Matters (except access) to follow heritage resource on the site will be lost as a result of the development. There after. As such, this section of the Statement, rather than providing detailed is proposed an active management of the site and significant areas of new advice on the specific sustainable construction techniques will identify the planting. broad techniques that could be used to maximise environmental sustainability.

Energy Efficiency The Council’s guidance requires the Sustainable Energy Statement to consider the following considerations. In relation to energy efficiency, the most essential ingredient for any major new development is to achieve low energy buildings and low energy layout. Technical Proposal The Hotel Report will incorporate energy technologies which are effective, The application has been submitted in outline form and therefore the final economically viable and practically suitable for the development. The sustainable energy strategies to be used have not yet been confirmed. development will therefore include energy efficient buildings, with good Nevertheless, the development will seek to follow the energy hierarchy, insulation and energy efficiency, encouraging energy monitoring systems so encouraging energy efficiency, the on-site measures, and the off-site that future users are acutely aware of and able to control energy use. measures.

Renewable Energy Generation Technical Feasibility Preliminary studies have been completed, however whilst there is sufficient Subject to viability, there may be opportunities for the onsite generation space and flexibility on the site to accommodate sustainable energy of renewable energy. However, the inclusion of such techniques will be mechanisms to be considered through the submission of a Reserved Matters considered at Reserved Matters stage. application, the feasibility of possible renewable energy generation will depend on what the detailed design may require and therefore cannot be Sustainable Energy Strategy considered at this stage.

It is recognised that the built environment is responsible for a substantial Financial Viability and Impact on Overall Viability proportion of the UK’s greenhouse gas emissions with a consequent impact These criteria relate to the financial viability of delivering sustainable energy on climate change. strategies as part of the scheme. As above, because the detailed design of the development is not yet known, it is not possible to consider, at this stage, 4 91 the impact of potential renewable energy strategies on the viability of the context, their suitability for the use, and their energy efficient principles. development as a whole. The main contractor will operate responsible sourcing policies in respect of materials used for construction and temporary works. All materials will Deliverability be specified to be responsibly sourced where possible and form legal and sustainable sources. The application is in outline form and thus the exact sustainable energy strategies to be used have not yet been identified. Waste

Water Efficiency The principle of the waste management hierarchy will be central to the development’s waste management strategy which includes the prioritisation Planning Permission is sought for a hotel, water park and supporting of the prevention and re-use of waste over disposal to land fill sites. For waste entertainment facilities that is required to be disposed of, where possible, it will be sent to facilities that allow for energy recovery. Water level usage in the hotel can be minimised through the use of: Customer litter and recycling bins will be provided across the site, whilst • AA rated white goods larger bins and bin storage areas will be provided to allow the collation of • Low water use sanitary appliances waste prior to being sent off site for either recycling or disposal. Where waste • Rainwater harvesting systems. is required to be taken from site, private contractors will be used. • Low volume taps, nozzles and showers • Sub metering systems A site waste management plan will be prepared detailing the strategy for minimising or avoiding the use of landfill and maximising opportunities for In terms of the water park, the process of cleaning the water within swimming recycling by sorting waste streams. pools and water parks involves the pumping out of a certain amount of dirty water and replacement with treated and clean water. The system is therefore, Construction Management on a day to day basis, a closed system with no new water needing to be added with the exception of irregular full capacity replacement. Water loss from the A condition requiring the submission and approval of a construction closed system comes from splash out and the water replacement process. method statement prior to the commencement of development would Whilst splash out is inevitable, the use of an efficient ‘back of house’ water be an appropriate mechanism to manage construction. Nevertheless, it is replacement process can be considered. anticipated that construction access will be from Folly Lane and that wheel washing facilities, contractor parking, contractor facilities and a compound Sustainable Materials will be provided during construction.

The building materials to be used have not yet been identified. The choice of materials will be based upon their relationship with the site’s character and 492 4.6 MAXIMISING ECONOMIC BENEFITS

The Hotel Resort will provide a significant number of jobs during the two-year build and an additional 300 Full Time Equivalent (FTE) jobs will be created by the enhanced business once the Hotel Resort is open. A further 256 FTE jobs will also be supported across the County through indirect and induced expenditure created by the Estate.

Across the County, the impact attributed to the Estate being present is estimated to rise from its current influence of 1,700 FTE jobs to 2,200 FTE jobs on the year of opening, rising to 2,600 FTE jobs by the Hotel Resort’s fifth year.

Expenditure within the County attributable to Longleat and its visitors is estimated to rise to £214.4m.

LEL employed approximately 1,200 people in 2015. This equated to approximately 600 full time equivalent (FTE) jobs, making the Estate a major employer in the local area. The map to the right displays the distribution of Estate employees living across 124 postal codes and nearly all of which, fall within a 50 mile radius.

Approximately 57% of Estate employees were from Wiltshire, with 33% living in Warminster. A further 22% are from Mendip local authority area, accounting for approximately four fifths of all estate employees.

An assessment of the economic and social effects of the development is provided in the Planning Statement which accompanies this application.

4 93 94 5 CONCLUSION

95 A globally renowned business, based in Wiltshire, with people at its heart; one that has the vision, is assured, confident and is looking to the future. 596 5.0 CONCLUSION

This Design and Access Statement is part of a series of documents that • The principle of such a development on this site is planning policy support an outline application, with all matters reserved except for access, for compliant, whilst a package of technical reports demonstrate the a Hotel Resort at land South and South East of Tascroft Court and North of fundamental technical acceptability of the scheme. Cannimore Track, near Warminster. • A Hotel Resort will provide much needed family orientated accommodation It has been prepared in accordance with national guidance, and carefully in a region where there is a current shortfall and recognised need. explains the proposed development to the detail required at this outline stage. • Currently 57% of Longleat’s employees live in Wiltshire with 33% of its The proposals have evolved to take account of the topographical advantage employees living in Warminster. It is anticipated that this impact will rise as the site has to offer and following discussions between LEL, the wider project a result of the location of the Hotel Resort. team and stakeholders leading to a scheme for which this application seeks Planning Permission. • The development will help to safeguard the long-term viability of Longleat’s 10,000-acre Estate, and will provide an additional 300 FTE jobs Fundamental to the assessment of this application are the following: when it opens and will support a further 256 FTE jobs through indirect and induced expenditure. • It is based upon a series of Parameter Plans, the application is submitted in outline with all matters, except for access, reserved. Nevertheless, the • The impact attributed to the Estate being present will, by the Hotel Resort’s development will incorporate design that reflects the context, constraints fifth year of operation, be 2,600 FTE jobs and the expenditure within the and opportunities. County attributed to Longleat and its visitors is estimated to rise to £214.4m.

• The application is submitted on behalf of Longleat Enterprises Ltd, the • The proposed development is deliverable and LEL would look to progress commercial arm of the 475-year-old Longleat Estate. Longleat is a major and submit Reserved Matters applications promptly when Planning local and regional employer and operates one of the UK’s most popular Permission is granted. and prestigious tourism facilities.

• A Hotel Resort that includes a water park and business conference facility of the scale is presently absent in the County but with the Longleat brand and reputation it will have a profile and opportunity to become a major tourism asset.

• The site is sustainably located within close proximity to the town of Warminster as well as the remainder of Longleat’s existing estate. 5 97