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Officers Recommend Refusal of Inlands Farm Application

Damning report highlights to Councillors 20 reasons to refuse the application

  • 18 August 2020
  • Author: John Warr
  • Number of views: 307
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Officers Recommend Refusal of Inlands Farm Application

The followiung is an extract from the Planning Officers Commitee report re application S/Out/18/19403 covering the conculsion and reasons to refuse the application at Inlands Farm.

the full report can be seen at http://ww5.swindon.gov.uk/moderngov/documents/s114528/A%20Inlands%20Farm%20-%20S%20OUT%2018%201943.pdf 

Thei exreact begins on page 71 and covers the Conclusion and Reasons for refusal section of the report.

Recommendation

12.1 That full planning permission for 33,507 sqm (GIA) of Use Class B1c (light industrial), with associated access, parking, landscaping and drainage be REFUSED for the reasons set out at the end of this report.

12.2 That outline permission for up to 32,281 sqm (GIA) of Use Class B1b (research and development) and up to 16,400 sqm (GIA) B1c (light industrial), with associated access, parking, landscaping and drainage (all matter reserved) be REFUSED for the reasons set out at the end of this report.
 

Full Application (Phase 1) - Refusal Reasons


1. Principle of development
The proposed development represents an unsustainable form of development on a greenfield site located within the countryside and would compromise the principle of the non-coalescence area which seeks to protect the character and identity of Wanborough, Bishopstone and Bourton. The proposed development would be outside the defined settlement boundary of Swindon and has not been allocated or put forward for development in the adopted Swindon Borough Local Plan 2026. The proposed development is unsuitable for the proposed development and therefore fails to comply with Policies SD2 and NC3 of the adopted Swindon Borough Local Plan 2026 and National Planning Policy Framework (NPPF).


2. Heritage
The proposed development as a result of its scale, form, design, siting and location on an open parcel of land within the open countryside would result in an incongruous, prominent form of new development that would have an unacceptable urbanising effect by way of visual intrusion and unacceptable encroachment into the rural landscape setting which results in harm to the setting and context of surrounding designated and non-designated heritage assets. The proposal is therefore, contrary to the duties under S66 and S72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, Swindon Borough Local Plan 2026 Policies EN5 and EN10 and the National Planning Policy Framework (NPPF).


3. Landscape
The proposed development by virtue of its scale, form, design, siting and location would result in the introduction of substantial incongruous built form into the rural countryside. The proposal would be excessively prominent, resulting in the loss of open, rural countryside and harm to the visual amenity of the area. The proposal would therefore fail to provide a scheme which protects, conserves or enhances the character, diversity and local distinctiveness of the existing landscape setting, including the North Wessex Downs AONB. The mitigation proposed would fail to overcome this harm. For these reasons, the development would fail to preserve or enhance the local character of the area and would have an unacceptable adverse impact on the countryside, landscape character and North Wessex Downs Area of Outstanding Natural Beauty (AONB). The development is therefore contrary to Policy EN5 of the Swindon Borough Local Plan 2026 and the National Planning Policy Framework (NPPF).


4. Design
The proposed development by virtue of its location, design, scale and form would fail to provide a high standard of design, particularly with respect to the addressing the principles of context and character, would have negative impact on the character of Upper Wanborough and would fail to integrate itself with the wider strategic and comprehensive masterplanning of the New Eastern Villages, contrary to Policies DE1 and NC3 of the Swindon Borough Local Plan 2026 and National Planning Policy Framework (NPPF).


5. Use Class
The submitted application fails to demonstrate that the proposed development, by virtue of its location, siting, scale, details and potential impact on neighbouring amenity, would fall within the Use Class B1c in accord with The Town and Country Planning (Use Class) Order 1987.


6. Canal
The proposed development by way of its siting, design and layout would prejudice the delivery of the canal, contrary to Policy EN11 of the Swindon Borough Local Plan 2026.


7. Environment Agency
The application fails to demonstrate that the risks of pollution posed by water quality can be safely managed by the proposed development. The application is therefore contrary to Policy EN6 of the Swindon Borough Local Plan 2026 and Paragraph 170 of the National Planning Policy Framework (NPPF).

8. Infrastructure
In the absence of a completed Section 106 Legal Agreement, the application fails to secure the delivery of, or financial contributions towards, the necessary infrastructure required to enable sustainable development and mitigate the direct impact of the proposed development. In addition, the application fails to provide a strategy for the long term sustainable management and maintenance of the green infrastructure provided on site. The application is therefore contrary to Policies IN1, EN1 and EN2 of the adopted Swindon Borough Local Plan 2026 and the National Planning Policy Framework (NPPF).


Outline Application (Phase 2) – Refusal Reasons

1. Principle of development
The proposed development represents an unsustainable form of development on a greenfield site located within the countryside and would compromise the principle of the non-coalescence area which seeks to protect the character and identity of Wanborough, Bishopstone and Bourton. The proposed development would be outside the defined settlement boundary of Swindon and has not been allocated or put forward for development in the adopted Swindon Borough Local Plan 2026. The proposed development is unsuitable for the proposed development and therefore fails to comply with Policies SD2 and NC3 of the adopted Swindon Borough Local Plan 2026 and National Planning Policy Framework (NPPF).


2. Heritage
The proposed development as a result of its scale, form, siting and location on an open parcel of land within the open countryside would result in an incongruous, prominent form of new development that would have an unacceptable urbanising effect by way of visual intrusion and unacceptable encroachment into the rural landscape setting which results in harm to the setting and context of surrounding designated and non-designated heritage assets. The proposal is therefore, contrary to the duties under S66 and S72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, Swindon Borough Local Plan 2026 Policies EN5 and EN10 and the National Planning Policy Framework (NPPF).


3. Landscape
The proposed development by virtue of its scale, form, siting and location would result in the introduction of substantial incongruous built form into the rural countryside. The proposal would be excessively prominent, resulting in the loss of open, rural countryside and harm to the visual amenity of the area. The proposal would therefore fail to provide a scheme which protects, conserves or enhances the character, diversity and local distinctiveness of the existing landscape setting, including the North Wessex Downs AONB. The mitigation proposed would fail to overcome this harm. For these reasons, the development would fail to preserve or enhance the local character of the area and would have an unacceptable adverse impact on the countryside, landscape character and North Wessex Downs Area of Outstanding Natural Beauty (AONB). The development is therefore contrary to Policy EN5 of the Swindon Borough Local Plan 2026 and the National Planning Policy Framework (NPPF).


4. Design
The proposed development by virtue of its location, siting, scale and form would fail to provide a high standard of design, particularly with respect to the addressing the principles of context and character, would have negative impact on the character of Upper Wanborough and would fail to integrate itself with the wider strategic and comprehensive masterplanning of the New Eastern Villages, contrary to Policies DE1 and NC3 of the Swindon Borough Local Plan 2026 and National Planning Policy Framework (NPPF).


5. Archaeology
The application fails to demonstrate that the archaeological remains will be preserved and conserved. This application is therefore contrary to Policy EN10 of the Swindon Borough Local Plan 2026 and National Planning Policy Framework (NPPF).


6. Canal
The proposed development by way of its siting, design and layout would prejudice the delivery of the canal, contrary to Policy EN11 of the Swindon Borough Local Plan 2026.


7. Use Class
The submitted application fails to demonstrate that the proposed development, by virtue of its location, siting, scale and potential impact on neighbouring amenity, would fall within the Use Classes B1b and B1c in accord with The Town and Country Planning (Use Class) Order 1987.


8. Environment Agency
The application fails to demonstrate that the risks of pollution posed by water quality can be safely managed by the proposed development. The application is therefore contrary to Policy EN6 of the Swindon Borough Local Plan 2026 and Paragraph 170 of the National Planning Policy Framework (NPPF).


9. Transport
The submitted application fails to provide sufficient information to adequately assess the impact of Phase 2 of the proposals on the operational capacity and condition of safety of the local highway network and adjoining strategic road network. This application is therefore contrary to Policy TR2 of the Swindon Borough Local Plan 2026 and the National Planning Policy Framework (NPPF).


10. Environmental Health
The submitted application has failed to provide sufficient information to demonstrate that there will not be an adverse impact on the amenity levels, particularly in terms of air quality, noise and vibration, of the adjacent property (Applegate House). The application is therefore contrary to Policies DE1 and EN7 of the Swindon Borough Local Plan 2026 and the National Planning Policy Framework (NPPF).


11. Infrastructure Delivery
In the absence of a completed Section 106 Legal Agreement, the application fails to secure the delivery of, or financial contributions towards, the necessary infrastructure required to enable sustainable development and mitigate the direct impact of the proposed development. In addition, the application fails to provide a strategy for the long term sustainable management and maintenance of the green infrastructure provided on site. The application is therefore contrary to Policies IN1, EN1 and EN2 of the Swindon Borough Local Plan 2026 and the National Planning Policy Framework (NPPF).

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