STRATEGIC PLANNING COMMITTEE Date of Meeting 13 th April 2016 Application Number 15/05540/FUL Site Address Land North of The Packway and East of Larkhill Larkhill SP4 8PY Proposal Erection of 444 no. dwellings to provide Service Families Accommodation (SFA), land for a new primary school and community facility, public open space, play areas, landscaping, internal roads and all associated infrastructure works Applicant Defence Infrastructure Organisation Town/Parish Council LARKHILL Electoral Division DURRINGTON AND LARKHILL Grid Ref 413023 144296 Type of application Full Planning Case Officer Simon Smith Reason for the application being considered by Committee In March 2013, the Secretary of State for Defence announced the Regular Army Basing Plan which is set to deliver the expected restructuring under “Army 2020”. In particular, this set out the future structure of Army units as they move back to the UK from Germany as the British Army’s presence in continental Europe is reduced. Under the Basing Plan, the necessary optimisation of the UK training estate will result in a greater concentration of the Army on Salisbury Plain Training Area (SPTA), where three high readiness Reaction Force Brigades will be based. Unit moves in Wiltshire commenced in 2014, with the final moves planned for 2019. This reorganisation of the Army will involve significant new development in the locality to accommodate the additional activity, personnel and their families as well as the infrastructure to support them. Much of this development requires planning permission. The planning application before the Strategic Planning Committee is one of three large-scale major applications for new Service Family Accommodation (SFA) houses. Since it is part of a wider programme of Army related development across the Salisbury Plain, the application intrinsically possesses wider strategic implications and raise issues of more than local importance. 1. Purpose of Report 1.1 To consider the application and to recommend to Members of the Strategic Planning Committee that the application should be APPROVED, subject to all parties entering into a legal agreement under s106 of The Act and subject to appropriately worded planning conditions. 1.2 Durrington Town Council Support this application subject to the following conditions included in any planning permission :-
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STRATEGIC PLANNING COMMITTEE
Date of Meeting 13th April 2016
Application Number 15/05540/FUL
Site Address Land North of The Packway and East of Larkhill
Larkhill
SP4 8PY
Proposal Erection of 444 no. dwellings to provide Service Families Accommodation (SFA), land for a new primary school and community facility, public open space, play areas, landscaping, internal roads and all associated infrastructure works
Applicant Defence Infrastructure Organisation
Town/Parish Council LARKHILL
Electoral Division DURRINGTON AND LARKHILL
Grid Ref 413023 144296
Type of application Full Planning
Case Officer Simon Smith
Reason for the application being considered by Committee
In March 2013, the Secretary of State for Defence announced the Regular Army Basing Plan which is set to deliver the expected restructuring under “Army 2020”. In particular, this set out the future structure of Army units as they move back to the UK from Germany as the British Army’s presence in continental Europe is reduced.
Under the Basing Plan, the necessary optimisation of the UK training estate will result in a greater concentration of the Army on Salisbury Plain Training Area (SPTA), where three high readiness Reaction Force Brigades will be based. Unit moves in Wiltshire commenced in 2014, with the final moves planned for 2019.
This reorganisation of the Army will involve significant new development in the locality to accommodate the additional activity, personnel and their families as well as the infrastructure to support them. Much of this development requires planning permission.
The planning application before the Strategic Planning Committee is one of three large-scale major applications for new Service Family Accommodation (SFA) houses. Since it is part of a wider programme of Army related development across the Salisbury Plain, the application intrinsically possesses wider strategic implications and raise issues of more than local importance.
1. Purpose of Report
1.1 To consider the application and to recommend to Members of the Strategic Planning Committee that the application should be APPROVED, subject to all parties entering into a legal agreement under s106 of The Act and subject to appropriately worded planning conditions.
1.2 Durrington Town Council Support this application subject to the following conditions included in any planning permission :-
As no retail outlets are planned on site could an agreement be made with the MOD that if its considered necessary in the future the MOD would allow the purchase or rent of a plot on site to allow a private retail shop to be constructed.
Durrington Town Council strongly object to the proposed closure of Tombs Road, and Wood Road.
With the access road from the development site meeting The Packway at a sharp incline visibility is restricted for drivers as they reach the proposed roundabout. Therefore the design and construction of the roundabout needs to take this into consideration.
Durrington Town Council support the other items of concern raised by the chair at the public meeting.
2. Report Summary
Consideration of this planning application reveals the following to be the main issues:
Principle of development
Means of access, layout, design, open spaces, landscaping, parking
Impact upon neighbour amenity
Cultural heritage
Highway issues
Roundabout accessSpeed limits on The PackwayCycleway/pedestrian path between site, Larkhill and Stonehenge Inn roundaboutMartin Bushes Lane
Infrastructure and its delivery via s106 agreement
3. Site Description
3.1 Relating to some 23.84 hectares, the application site consists of an irregularly shaped piece of undeveloped arable farmland, located to the East of Larkhill village’ immediately adjoining a golf driving range/course and existing Service Family Accommodation (SFA) housing. The Packway forms the Southern boundary of the site and would provide for the main access. Public Rights of Way run through the centre of the site, including the Larkhill Camp perimeter track running Westward. To immediate North is the Army’s Salisbury Plain Training Estate.
3.2 From a high point where the site meets The Packway, the site slopes gently Northwards and Eastwards. The site it part of a gently rolling landscape, part of the Larkhill Chalk Downland Character Area.
4. Planning History
14/10626/SCR Request for screening opinion for proposed service family accommodation comprising up to 444 homes, provision of new vehicular access, primary school, public open space, landscaping, internal road and ancillary works.
5. The Proposal
5.1 The application site is one of three proposed for Service Families Accommodation (SFA) across Salisbury Plain. On the substantive part of the site, the application seeks permission for 444 SFA houses, 94 of which are intended for officers, the balance for other ranks. The application also seeks permission for a 2FE primary school on a 1.8Ha portion of the site, together with 0.30Ha piece of land for community use.
5.2 The application is submitted in a hybrid format, meaning that detailed permission is sought for part of the development, and outline permission for the balance. Accordingly, it simultaneously seeks:
Full and detailed planning permission for the first 89 SFA houses. Detailed drawings of house types (floor plans and elevations) as well as details of highways, street scenes and public open space have been provided.
Outline permission for the remaining 355 SFA houses as well as the primary school and community use. In this regard, approval is sought for layout, means of access, landscaping and scale, but reserves details of appearance to be approved at a later stage. Such applications are known as Reserved Matters applications.
5.3 The application has previously been ‘Screened’ under the Town and Country Planning (Environmental Impact Assessment) Regulations 2011. The opinion that EIA was not required for this development was adopted on 04/02/15.
6. Local Planning Policy
Wiltshire Core Strategy
6.1 Section 70(2) of the Town and Country Planning Act 1990 and section 38(6) of the Planning and Compulsory Purchase Act 2004 require that the determination of planning applications must be made in accordance with the Development Plan, unless material considerations indicate otherwise.
6.2 The Wiltshire Core Strategy (WCS) was adopted by the Council in January 2015. For the purposes of s38(6) of the Planning and Compulsory Purchase Act 2004 and Annexe1 of the NPPF, the WCS is now the statutory development plan.
6.3 Policy CP4 of the Wiltshire Core Strategy sets out the spatial strategy for the Community Area of Amesbury, with Larkhill and Durrington being considered part of Amesbury as the market town. Paragraph 5.19 of the WCS notes that “The MoD is one of the most significant employers in Wiltshire and makes an important contribution to its economy and to many communities across the county. The development of Britain’s first ‘Super Garrison’ around the Salisbury Plain area is having far reaching implications for local communities and is attracting multi-million pound investment into the county. Although the Super-Garrison project will be supported overall, specific proposal sites will be assessed through a subsequent planning document.
6.4 Policy CP37 of the WCS acknowledges that the provision of new housing on MOD land for military personnel and other operational facilities will be required as a result of the ABP across the SPTA. At a macro level, CP37 envisages that a single master plan should be developed, which, inter alia, would ensure that the infrastructure needs arising from the Army Basing Programme is established and delivered as well as enabling the cumulative impact of development arising from the programme to be addressed. That Masterplan was completed 20th June 2014 and was recognised by the Council’s Strategic Planning Committee 22nd October 2014.
6.5 Larkhill does not benefit from a Housing Policy Boundary (as defined by the Salisbury District Local Plan (2011) and the South Wiltshire Core Strategy), although the site is positioned immediately adjacent to the Eastern edge of the village, predominantly defined by an existing military SFA housing estate.
6.6 Previously saved policies within the Salisbury District Local Plan 2011 relating to design and townscape (particularly G1, G2 and D1 relating to general townscape) have been replaced by CP57 of the WCS. In this regard, whilst Policy CP 37 positively frames proposals for new development at operational military facilities, it requires, inter alia, that such new development should enhance the overall character of the site. CP 57 (design and place shaping) and 61 (transport) of the WCS is applicable to all forms of new development. In particular criterion ix to CP 57 requires new development which has an effect upon the public realm to create places of character.
Saved policies with Salisbury District Local Plan (2011)
6.8 Appendix D of the adopted Wiltshire Core Strategy sets out saved policies from the Salisbury District Local Plan (2011), which continue to be relevant to the determination of planning applications.
6.9 Saved Policy R2 and Appendix IV set out the requirements for open space provision in new residential developments. The application proposals incorporate provision of children’s play space, youth play space and amenity green space in accordance with the Wiltshire Open Space Standards 2012 contained within the Open Space Typologies Report.
6.10 Saved Policy R4 deals with Indoor Community and Leisure provision. It advises that where proposed development, either individually or cumulatively with other developments within the settlement, is of a sufficient size to generate an identifiable need for indoor community or leisure facilities, developers will be expected to provide a suitable facility within the site or make a contribution towards improving facilities within the settlement.
Wiltshire Local Transport Plan 2011- 2026 - Car Parking Strategy
6.11 The parking on site will be required to meet the standards embraced in the Council’s LTP3Car Parking Strategy. That being: 1 bedroom = 1 space; 2 to 3 bedrooms = 2 spaces; 4+ bedrooms = 3 spaces; visitor parking 0.2 spaces per dwelling (unallocated).
7. Summary of consultation responses
Durrington Town Council – Support the application subject to conditions.
As no retail outlets are planned on site could an agreement be made with the MOD that if its considered necessary in the future the MOD would allow the purchase or rent of a plot on site to allow a private retail shop to be constructed.
Durrington Town Council strongly object to the proposed closure of Tombs Road, and Wood Road.
With the access road from the development site meeting The Packway at a sharp incline visibility is restricted for drivers as they reach the proposed roundabout. Therefore the design and construction of the roundabout needs to take this into consideration.
Durrington Town Council support the other items of concern raised by the chair at the public meeting.
Council Highway Officer – No objections, subject to imposition of planning conditions (see “Highway Issues” within considerations section).
Council Ecologist – No objections, subject to conditions.
The site is a former artillery range, supporting calcareous and poor semi-improved grassland which is being re-colonised by scrub. The River Avon SAC lies 1 km to the South East. Salisbury Plain SSSI/SPA/SAC lies 17 km to the North West.
Habitats Regulations Assessment:
Salisbury Plain SAC – no likely significant effects. Located outside the SAC. While recreational pressure could conceivably lead to indirect impacts on grassland within the SAC, impacts have not been identified from current levels of use and Natural England has not identified a risk. The grassland is relatively robust to walkers due to the scale of the site, free draining nature of the land and low intensity of recreational pressure. Recreational pressure was not considered as being likely to lead to significant effects in the HRA for the Wiltshire Core Strategy
Salisbury Plain SPA – No likely significant effects. Site is within the 4km zone within which residents may be expected to visit the SPA for recreation potentially leading to an increased risk of disturbance to breeding stone curlew. The Masterplan HRA calculates that the increased numbers of visitors from the Army Basing Programme would contributes 20% of expected additional visits to the plain. MoD has worked with Natural England to conserve stone curlews since the SSSI was designated in 1993 and has played an important role in the recovery of this species with the number of pairs doubling between 1993 and 2014. An updated SPTA Stone Curlew Management Plan identifies new measures: (i) Improving existing rights of way and creating new linkages from SFA sites to existing accessible areas off the SPA via the Recreational Access and Action Plan (Feb.16); (ii) information in Welcome Packs to inform new residents of SFA development of the sensitivities of the SPA and the recreational alternatives available; (iii) stone curlew monitoring and discussion at the existing Environmental Steering Group.
River Avon SAC – No likely significant effects. The River Avon has European protection as a Special Area of Conservation (SAC). At present the river is failing its conservation targets, in part due to urban development – (i) greater volume of sewage will increase the amount of phosphate discharged into the river; (ii) reduced river flows due to increased groundwater abstraction for water supply. Since MoD’s boreholes and sewage works currently operate under a Crown exemption from environmental permits/licences (to be withdrawn in 5 years) their impacts have not previously been reviewed under the Habitats Regulations. In the meantime, the Council is therefore responsible for considering the effects of ABP development on the River Avon SAC when determining planning applications. Accordingly, the LPA is applying a condition on all relevant ABP planning applications for MoD to prepare and implement a Water Management Strategy. This document will take a holistic and sustainable approach to managing the MoD’s water resources and will demonstrate compliance with the Habitats Regulations in order to support MoD’s future licence applications. That WMS is currently in preparation.
The overall approach for water supply and sewage treatment of Garrison and SFA developments at Larkhill and Bulford will be as follows: (i) Most of the increased water requirements will be supplied by Wessex Water from their licensed boreholes rather than MoD boreholes. There is already a direct connection from Wessex Water’s supply to Larkhill but a new pipeline will need to be constructed from Allington to feed Bulford, possibly with a back-up supply from Canadian Estate; (ii) Sewage treatment at MoD’s Larkhill sewage works will cease and all existing foul flow from Larkhill Garrison and the proposed Larkhill SFA will go to Wessex Water’s Ratfyn Sewage Works via a new pipeline; (iii) Foul water from Bulford Garrison will continue to be treated at Ratfyn Sewage Works. All additional flows arising from ABP at Bulford will also go to Ratfyn.
In particular, increased sewage from ABP will elevate phosphate levels which are already affecting the SAC. The River Avon SAC currently exceeds its conservation target for phosphorus, prompting the EA, Natural England and Wiltshire Council to prepare a Nutrient Management Plan (NMP) to address the in-combination effects of phosphate inputs from diffuse and point sources. Ratfyn sewage Works will take all sewage from new and existing SFA and Garrison development at Larkhill and Bulford. While Wessex Water’s permit for Ratfyn has capacity to take these additional flows, modelling has shown this will push the upper Avon into a “high risk” category. Further development in
high risk sub-catchments is the most likely to compromise delivery of the NMP. The NMP recommends that “where allocation of permit headroom is considered to compromise delivery of the NMP, phosphorus removal or offsetting will be required.” DIO estimates that ABP will lead to an additional 686g of phosphorous being discharged into the River Avon every day from the latter part of 2017 onwards. Accordingly, it has prepared a Phosphorus Offsetting Plan to offset this as far as reasonably practical. The basic element of the 6 point plan is funding for a Catchment-Sensitive Farming Officer to work with farmers in the River Avon catchment to identify potential improvements to farming practices and assist in obtaining funding to achieve them. The MoD will also contribute funding for capital works. Council’s Ecologist considers the MoD to have done as much as can reasonably be expected to offset phosphate impacts in the short to medium term and the Council can therefore conclude that there will be no significant effect from ABP generated phosphates on the River Avon SAC either alone or in combination with other plans and projects.
The Larkhill SFA Ground Conditions Desk Study Report (DIO April 2015) identifies contamination risks associated with tanks, sewage pits, rifle ranges, an artillery range, asbestos and a former garage. Further investigation is recommended and there is no indication that these issues will be difficult to overcome. It can be assumed therefore that any contamination which is identified and judged to present unacceptable risks to future site users will be removed and that risks to ground water and the River Avon SAC will be negligible. Recommends use of condition to secure the necessary investigations and remedial measures.
Protected species issues:
Bat survey - identified key habitats included tree planting around the Stonehenge golf driving range and the central track through the site. Species which occurred in high numbers included common and soprano pipistrelle and serotine. All three are tolerant of road lighting. Species recorded in moderate numbers included brown long-eared bats and Myotis species which are generally intolerant. The golf driving range is lit at night, explaining the abundance of pipistrelles and serotine. Development will exacerbate lighting and species using the central track in particular will experience much higher light levels. A 10m wide buffer zone has been incorporated into the design around the south east and south west of the site to restrict lighting and a condition should be applied to ensure that lighting is minimised as far as possible and allows continuity of bat flight lines. In addition the landscape proposals include a new hedgerow on the boundary with the community area and school to replace that used as a key route by commuting bats.
Badger sett - found on site, to be closed under licence from Natural England in order to allow the development to proceed. There is no need for the Council to secure mitigation to meet its duty towards conservation of this species as will be addressed through the licencing system.
Breeding farmland birds -recorded across the site including 4 species on the Red list of Birds of Conservation Concern and 3 species on the Amber list. These species will be lost from the development site but populations across the plain are unlikely to be significantly affected. To some extent proposals for meadow and wildflower planting will provide compensation and the landscape plans should therefore be conditioned. A much greater level of mitigation could be achieved by following the Ecological Mitigation Strategy to apply a DTE SP Farm Management Plan to the land North of site. This matter should be pursued as part of the submission to finalise the Biodiversity Offsetting Report . The Ecological Mitigation Strategy identifies the measures that will be taken to ensure no direct harm is caused to nesting birds during vegetation clearance. These should be included in the CEMP with a timescale for implementation.
Reptiles - appears to be low with only a single common lizard recorded. The Ecological Mitigation Strategy identifies appropriate precautions for this group. Measures to remove giant hogweed prior to construction are identified. Both of these protocols should be included in the CEMP with a timescale for implementation.
Calcareous grassland:
A large amount of calcareous grassland will be lost as a result of development. Although none is located in the Salisbury Plain SSSI, a considerable proportion qualifies as habitat of principal
importance. Government organisations have a duty to have regard for the conservation of such habitat under section 40 of the NERC Act 2006 and DIO is committed to offsetting all calcareous grassland lost to development. The Biodiversity offsetting report (WYG, July 2015) identified that the loss of lowland calcareous grassland resulting from Larkhill SFA will be 9.68 ha. Loss of semi-improved grassland will be 5.19 ha. Using the Defra Biodiversity Offsetting Metric the report calculates total number of biodiversity units that will be lost at Larkhill SFA will be 104.2. The report identifies areas of degraded land across Salisbury Plain to be enhanced to create an equivalent number of biodiversity units over a ten year period. Follow up management will be undertaken through DIO conservation Stewardship funding and in future may be incorporated into tenants farm plans, scrub plans and agri-environment agreements. As a result the development can demonstrate no net loss of calcareous grassland from ABP developments. This report has yet to be finalised and this should be secured by condition and s106.
Council Landscape Architect – No objection subject to carrying out of submitted landscaping scheme.
Council Education Officer – No objection subject to land and contributions towards provision of early years, primary and secondary education places being delivered via s106.
Council Environmental Health Officer – No objections subject to conditions.
Raises no objection subject to conditions in relation to noise, lighting, demolition and construction, contaminated land and air quality impacts on nearby residential properties and future occupants of the proposed properties. The Council’s EHO does, however, specifically consider the impact of the adjoining Stonehenge Golf Club upon the new housing:
The applicant has recently submitted a lighting assessment for the proposed development north of the Packway, Larkhill, following concerns that light spill from the Stonehenge Golf Course may have an adverse impact on future residents at the proposed properties.
In accordance with the Guidance Notes for the Reduction of Obtrusive Light, The Institution of Lighting Professionals 2011 the applicant has demonstrated that for zone E2 (rural) the light spill for pre curfew (daytime) can be met. However, they have carried out the assessment based on a worst case scenario of lighting being active after 23.00 and identified that where the light spill from the golf course was above 1 lux further mitigation will be required.
Given that the applicant has demonstrated that the light spill at various locations will not be above the 5 lux pre curfew criteria for E2 and the 1 lux post curfew we cannot support an objection. However, we would recommend the applicant implements the mitigation measures proposed in their application, these include;
- Planting a minimum 5m vegetation buffer set back from the boundary to the new property boundary with an additional 5m strategic landscape. (Page 38 of the Design and Access statement) As previously mentioned it is strongly recommended that the trees planted are evergreen and mature. This is purely because if young trees are planted they will not be high enough to deflect any light spill and take years to reach maturity, also if they are deciduous they will drop their leaves during the autumn/winter.
- The houses nearest the golf course (Locations L5, L6 and L7 on figure 2 of the light assessment) are to be orientated with gable walls facing the floodlights to reduce the potential adverse impact from any light spill.
The Council’s EHO also confirms that the additional buffer of trees suggested would also have the effect of protecting the new properties from stray golf balls, even if they were to reach that far. Reserved Matters submissions can ensure that the nearest properties are designed so as to avoid windows directly facing the course/range.
Council Drainage Engineer – No objections subject to planning conditions.
Application form states foul drainage disposal will be via pumping station and pumping main. The submitted FRA states that the pumping main will discharge to the Wessex Water STW at Raftyn – although it also confirms that Ratfyn operates at capacity, therefore requiring upgrading.
Details will need to be provided as to the proposed pumping station layout and surface finishes, fencing details/type/height etc., turning areas and details of above ground items including any temporary items. This can be achieved through planning conditions.
Application form states storm drainage disposal will be to soakaway. Site is in FRZ 1 - small areas affected by surface water flooding off the site but none within site itself. Soakaway testing information within FRA indicates that ground is acceptable for appropriately designed, located, sized soakaways.
Recommends that planning conditions be imposed to confirm the following details:
- Peak Flow - Green field sites - discharge calculations for existing and proposed site arrangement for 1 in 1 and 1 in 100 rainfall events.
- Volume Control - Green field sites - Supply proposed runoff volume in a 6 hour period for 1 in 100 year storm event (not exceeding the green field volume for same event).
- Flood Risk within Development – Details of drainage system design showing designated holding areas and conveying routes based on no flooding on site for a 1 in 30 year rainfall event. Calculations and drawings submitted for the drainage system design showing designated holding areas and conveying routes based on no flooding on site for a 1 in 100 year rainfall event in respect to a building or utility plant susceptible to water within development. Details of conveyance routes for flows exceeding the 1 in 100 year rainfall event to minimise risk to people and property.
- Structural Integrity - Details showing the integrity of the drainage system components and infrastructure under anticipated loading conditions over design life of the development taking into account of reasonable levels of maintenance.
- Designing for maintenance considerations - List the different attenuation/disposal units for the site. Confirm proposed ownership details of the individual attenuation/ disposal units. Confirm the required maintenance regime for each individual attenuation/ disposal units.
Council Conservation Officer – No objections.
The Conservation Officer accepts the findings of the submitted Cultural Heritage chapter from the Over-arching Environmental Appraisal (in relation to the wider Army Basing programme) as well as the Archaeological Evaluation of the site.
The current site has remained undeveloped in terms of built structures throughout the modern period, being situated to the east of the main camp. Although there may be other below grounds remains associated with C20 military activity, no built heritage assets will be directly affected.
Designated built assets within the wider vicinity include listed buildings within Durrington itself and the Conservation Area which covers the historic core of the village. However, it is not considered that there will be any additional impact on the settings of these assets due to the separating distance and intervening development and landscape features.
The proposals will have a neutral impact on the built historic environment and it is therefore considered that the scheme is compliant with legislation and policy applicable to the historic environment.
Council Archaeologist – No objections subject to conditions. This site has had geophysical and trenched evaluation undertaken across the majority of the area. The geophysical survey could not be undertaken in some areas due to scrub and another area could not be evaluated due to the presence of badgers. The evaluations demonstrated that parts of the site have very significant archaeological remains, including a probable barrow, a prehistoric burial and enclosure and extensive military remains.
It is therefore recommended that a phased programme of archaeological works is conditioned on any planning permission. As there are some areas that have not been fully evaluated, it is likely that this programme will include some further evaluation, strip map and record areas and areas of excavation. It is also likely that any proposed mitigation that forms part of the conditioned works will include some elements of public presentation, such as information panels, as part of the post-excavation and publication works.
Council Technical Officer (Public Open Space) – No objections subject to conditions and provisions within s106 in respect of youth and adult sports provision. Note: the application proposes that existing sports and community facilities owned and run by the MoD are to be promoted and opened up for use by the local community. Such facilities are to be controlled via a “Sports and Community Access Scheme” embedded and enforced through the s106. The Council’s Technical Officer is satisfied with the proposal since it would deliver facilities far in excess of what would ordinarily be expected from new development of this size, in accordance with saved policies R2 and R4 of the Salisbury District Local Plan 2011.
Council New Housing Officer – No objection subject to appropriate provisions with s106. There is no requirement for an affordable housing contribution while the homes are used as Service Families Accommodation. However the Section 106 Agreement should ensure that, should the units ever be sold on the open market, an affordable housing contribution would be made.
Spatial Planning Officer – No objections. Wiltshire Council has worked in partnership with the DIO in preparing the Army Basing Programme Salisbury Plain Master Plan which has resulted in enhanced public engagement and consultation as well as Joint Officer and Councillor working and steering groups which have informed the Plan. This Master Plan is a material planning consideration in determining planning applications. Provided the case officer is satisfied that he proposal meets the requirements of CP37 and all other relevant policies of the statutory development plan, and takes account of the Salisbury Plain Master Plan, there are no planning policy objection to the Army Basing related planning applications.
Council Sustainable Energy Officer – No objections subject to conditions. CP41 requires a Sustainable Energy Strategy (SES) and a minimum standard of Code for Sustainable Homes (CfSH) Level 4 and BREEAM Very Good. The submitted planning statement commits to this in para 15.24. In addition an SES was submitted, which explored options for compliance with the code requirement and suggested discrete 2kWp solar arrays (followed by micro wind turbines or ASHP). Improved fabric efficiency was rejected as non-compliant. No accredited Code assessor has been named in the SES. The relatively low output of PV per unit is worth 1 CfSH point but is costed at £10,000 pro rata. A further 9% emissions improvement could be sought, attained using improved air tightness and glazing if explored further. Gas boilers have been assumed here but mechanically ventilated heat recovery is an alternative option. The Energy Officer concludes with no objections, subject to the imposition of suitably worded planning condition requiring CfSH4 certification has been provided and approved in writing by the local authority. (Note: following the governments ministerial statement in March 2015
withdrawing CfSH, legal advice confirms that it is now not possible to impose planning conditions requiring CfSH standards to be met).
Council Waste Officer – No objection subject to s106 delivering contributions for bin storage/collection.
Environment Agency – No objection subject to conditions.
Groundwater protection and contaminated land - Support the recommendations for a geo-environmental intrusive investigation made within the Defence Infrastructure Organisation (DIO) report "Salisbury Plain Training Area Army Basing Programme - Larkhill SFA Ground Conditions Desk Study Report" dated April 2015. This investigation and assessment should be secured through a ground contamination condition.
Water supply - DIO has also agreed that they will mitigate any water abstraction impacts of supplying both the existing MoD network and the proposed Army Basing Project developments. However, as the detail of this mitigation has not yet been agreed for individual sites, the EA recommend that suitable worded planning conditions be imposed (Water management Strategy).
Foul drainage – Foul sewage would be served by a mains foul sewer and connected into an existing drainage system. Foul drainage is discussed in the Flood Risk Assessment and Drainage Strategy document for this development. The EA confirm their support the proposed connection to mains foul sewer, however, it must be ensured that there would be sufficient capacity within the foul drainage system to take the foul water from this development. The EA recommend that a separate planning condition should be included that requires a foul drainage scheme to be submitted and agreed.
Flood risk and surface water - Wiltshire Council is now the lead local flood authority for this site under The Town and Country Planning Development Management Procedure (Development Management Procedure) (England) Order 2015, which came into force on the 15 April 2015. See Council Drainage Engineer commentary.
Foul drainage – Development is to be served by a gravity system and pumping station, which is believed to be Ratfyn Sewage Treatment Works. Support the proposed development being connected to a mains foul sewer, but must ensure that there would be sufficient capacity within the foul drainage system. Details of the foul drainage proposals should be included as part of the Water Management Strategy. However, recommend that a separate planning condition requiring a foul drainage scheme to be submitted and agreed.
Construction Environmental Management Plan – Recommend that the submitted Construction Management Plan is secured as a planning condition in any planning permission that may be granted.
Green Infrastructure - Areas of green space are to be incorporated into the design of the development. It must be ensured that the green space adequately serves all its requirements, including providing habitat to improve the nature conservation of the area. This should include providing green corridors for biodiversity species.
Highways England – No objections, subject to imposition of conditions.
Further information was required in respect of the A303 Countess roundabout LinSig model in order to understand the impact of the proposed development on the SRN in this location. The applicant has subsequently submitted further information relating to the base model validation and this is now agreed. The modelling assessment confirms that the impact of the proposed development on the safety and operation of the A303 is not severe.
Natural England – No objection subject to conditions.
Water supply - This application raises issues on water supply and wastewater disposal that affect the River Avon SAC, especially in combination with other elements to the Army basing programme and other planned development growth. Permission should be compliant with the Habitats Regulations in respect of this SAC. The MoD embarked on a consultation process with NE on the preparation of a Water Management Strategy for the basing programme. There is a timetable for its completion and then approval by Wiltshire Council by mid December 2015. The MoD, as a competent authority, has also engaged NE on their preparation of a Habitats Regulations Assessment for the basing programme related to potential impacts on the River Avon SAC and other European sites. The water strategy, along with the recently completed River Avon SAC Nutrient Management Plan (NMP), will be key documents informing this HRA.
More recently and since completion of assessment work on the River Avon NMP, the MoD has identified its preferred option for development and waste water disposal at Larkhill and Bulford. The option involves a substantially greater volume of waste water discharge to the River Avon SAC than the ‘plan or project’ for development growth considered and assessed by the River Avon NMP. Therefore this proposal, in combination with other MoD Army 2020 applications for development at Bulford and Larkhill which involve waste water disposal, cannot rely on the current NMP alone in a Habitats Regulations Assessment. The preferred option may also affect flow in the River Avon SAC, notably modelling suggests there would be a reduction in flow on the River Till. Further assessment is required on the implications of the waste water increase beyond the NMP plan or project development growth and on river flow to determine whether the MoDs preferred option can be shown not to impact on the integrity of the River Avon SAC. This work is being progressed by MoD in discussion with the Environment Agency, Natural England and the Council.
NE suggest that it would be premature to speculate on the outcome of this work and what measures may be required beyond those in the NMP to enable this proposed development and the wider re-basing programme at Bulford and Larkhill while showing that there would be no impact on the integrity of the River Avon SAC. We expect these measures and their detail to be developed through the Water Management Strategy and their adequacy demonstrated by the HRA.
NE advise that to achieve compliance with the Habitats Regulations any permission should be subject to conditions or other arrangements that will require amendment and/or mitigation of the preferred Army rebasing option at Bulford and Larkhill to demonstrate that an impact on the integrity of the River Avon SAC would be avoided.
The proposal raises the same considerations on water supply and wastewater in relation to the River Avon System SSSI and River Till SSSI. The measures required to avoid an impact on the integrity of the River Avon SAC will also support the conservation and enhancement of these SSSIs. We therefore consider that no additional planning measures are required for the protection of these SSSIs in relation to this application.
Stone curlew - the site’s proximity to the Salisbury Plain SPA results in advice that an appropriate contribution is made to the stone curlew mitigation scheme.
Landscape - NE disagree with some aspects of the LVIA, especially that impact from view point 1 in operational phase is classed as medium-small (para 658). We note that the tree planting to the south of the site appears to provide a weak landscape framework. The landscape impact on the public right of way running through the site does not appear to have been considered, and options for mitigating are fully considered.
Green infrastructure - NE note that the quality of the public right of way that runs through the edge of the site is likely to be degraded through urbanisation. Whilst green infrastructure is being provided in the development, question whether existing residents have equal or better green infrastructure provision than exists now.
Historic England – No objections subject to conditions. Confirms that the new housing is not likely to cause harm to the setting of the Stonehenge World Heritage Site (WHS). However, does also identify the potential for the new access roundabout (and especially the lighting) to connect the proposed housing to The Packway road to interfere with or compromise the midsummer solstice sunrise skyline and astronomical alignment with Stonehenge. A detailed assessment of the potential impacts upon
the Outstanding Universal Value of the WHS arising from the development of the proposed roundabout is required.
Wessex Water – No objection subject to conditions and/or provisions within s106. There is an existing 8” water main which crosses the application site. Subject to application and agreement the main will be diverted to achieve appropriate easements through the development site. Diversion costs will be met by the applicant. The applicant has indicated on the planning application form that surface water from the development will drain via soakaway arrangements which will require the approval of the LLFA. The DIO and their partners have been working with Wessex Water to consider foul drainage, treatment and water supply arrangements for army rebasing proposals in the Larkhill and Bulford areas. Strategic solution considers environmental and capacity issues with the rebuilding of the existing terminal foul pumping station and network reinforcement of the existing water supply network. Improvements will be undertaken on a phased basis to match the rate of development.
RSPB – No objection subject to conditions.
8. Publicity
The application was advertised by site notice, press advert and neighbour consultation.
Eight (8) letters in total received in response to publicity. Summary of concerns raised:
Closure of Tombs Road at new roundabout access – Wood Road/Tombs Road used as short-cut to A345 Countess Road.
Closure of byway 31 at northern boundary of application site. Precise alignment of footpath/cycleway between Stonehenge Inn roundabout and the main
camp access at Ross Road (particularly across the site frontage and across “Stonehaven” and the Larkhill garage).
Need for pedestrian refuge or safety signage at the Stonehenge Inn roundabout (across A345).
A potential increase in use by military vehicles of Martin Bushes Road resulting in noise and disturbance to residents along that route.
Potential noise and disturbance to existing residents from new school, especially drop-off /pick-up arrangements.
Potential for new dwellings to impact upon the operation of the existing Stonehenge Golf Club.
Sewerage capacity of locality. Light pollution from new development and potential for new roundabout access to impact
upon rural landscape.
Arranged by the Wiltshire Councillor Graham Wright (Durrington and Larkhill), a specific public meeting was held with the local community (14/07/15) to discuss the Army Basing proposals at Larkhill. The meeting was well attended with a wide range of issues discussed. The opportunity to make representations was taken by several, the results of which are incorporated into the above summary of concerns raised.
It should be noted that extensive local consultation was undertaken by the applicant during the preparation of the Masterplan and prior to the submission of the respective planning applications.
9. Planning Considerations
Principle of development
9.1 Section 70(2) of the Town and Country Planning Act 1990 and section 38(6) of the Planning and Compulsory Purchase Act 2004 require that the determination of planning applications must be made in accordance with the Development Plan, unless material considerations indicate otherwise.
9.2 The Wiltshire Core Strategy (WCS) was adopted by the Council in January 2015. For the purposes of s38(6) of The Act 2004 and Annexe1 of the NPPF, the WCS is now the statutory development plan.
9.3 Policy CP37 of the WCS acknowledges that the provision of new housing on MOD land for military personnel and other operational facilities will be required as a result of the ABP across the SPTA. At a macro level, CP37 envisages that a single master plan should be prepared in a manner which “frontloads” consultation and partnership working with the local community and other stakeholders. In addition to identifying preferred sites for new military housing, it should also ensure that the infrastructure needs arising from the Army Basing Programme is clearly established and delivered as well as enabling the cumulative impact of development arising from the programme to be addressed. The Masterplan envisaged by CP37 was indeed completed 20th June 2014 and was recognised by the Council’s Strategic Planning Committee 22nd October 2014.
9.4 The finalised Masterplan can be regarded as an important and critical background document informing the assessment of the planning applications submitted in respect of Army Basing Programme. Indeed, the Master Plan has been embedded within each of those planning applications by defining the wider context and assessing the cumulative impacts and thereby demonstrating, in the broadest terms, how and where development can, and cannot, take place. It follows that the Master Plan is a material consideration in the determination of this application, providing contextual understanding, consistency for decision-making and providing confidence that the Army Basing Programme has been planned in a comprehensive manner and will deliver the necessary infrastructure.
9.5 The new housing being brought forward as result of the Army Basing Programme sits outside of the Council’s housing requirements and land supply. The site itself is, however, outside of any Housing Policy Boundary as established and carried forward by the Salisbury District Local Plan 2011 and the Wiltshire Core Strategy (policy CP1) respectively.
Means of access, layout, design, open spaces, landscaping, parking
9.6 Previously saved policies within the Salisbury District Local Plan 2011 relating to design and townscape (particularly G1 and G2) have been replaced by CP57 of the WCS.
9.7 Whilst Policy CP 37 positively frames proposals for new development at operational military facilities, it nevertheless requires, inter alia, that such new development should enhance the overall character of the site. CP 57 (design and place shaping) and 61 (transport) of the WCS is applicable to all forms of new development. In particular criterion ix to CP 57 requires new development which has an effect upon the public realm to create places of character.
9.8 The application specifically identifies a portion of the site for which full planning permission is sought. Across the remaining part of the site the application also seeks detailed permission for the means of access, layout, landscaping and scale of the development. Across that part, however, the application does reserve details of appearance of the remaining development to be approved at a later stage (known as Reserved Matters applications).
Means of access
9.9 Vehicular access to the site is proposed via a new roundabout junction onto The Packway at a point approximately where the existing Public Right of Way (Durrington 31) meets The Packway, heads North and provides access to the adjoining Stonehenge Golf Club. The new roundabout would also result in the closure of Tombs Road on the South side of The Packway (considered specifically within the highways section to this report).
9.10 Currently unmade, the principle access road running N/S through the development is to be upgraded to a 7.3m wide Distributor Road standard with a 3.0m shared cycle footway on one side and a 2.0m wide footway on the other. As the upgraded road reaches the Northern edge of the development site, measures are to be taken so as to prohibit its routine use for Army
vehicles. It is suggested that a planning condition should be imposed so as to agree what such measures would be, which would also ensure that the rights associated with the Byway are not affected.
9.11 The northern site boundary is defined by byway 6 (Martinbushes Road), while the western boundary is largely defined by byway Durrington 29, which also serves as the Larkhill Camp perimeter track. To the east of the site near the junction with The Packway, public footpath 15 connects byway 31 with Netheravon Road to the east. In addition to the public byways within the site; a wider network of public byways provide connections into the wider landscape, heading north from the site towards Netheravon Down, and from the south of Larkhill garrison towards Stonehenge. With the exception of Durrington 29, which does need to be diverted so as to accommodate the new school site, none of the Rights of Way are affected. Durrington 29 would also be provided with an improved cycleway. It is understood that an application to divert the footway has been submitted and that, following publicity, no local objection has been received.
9.12 Although a detailed matter for consideration, it is nevertheless possible for appropriately worded planning conditions, as suggested by the Council’s Highway Engineer, to be imposed that would compel the submission and approval of the detailed design of such new vehicular access points as well as their creation prior to the commencement of any other part of the development.
Layout
9.13 In a similar manner to the other SFA applications, the proposal makes use of a hierarchical approach to internal roads with the primary access road running centrally, but also allowing for an early branching and thus framing more private areas of the housing estate (defined by private drives and shared surfaces). The Design and Access Statement confirms that priority will be given to pedestrian and cyclists where appropriate with all streets and shared surfaces having a maximum design speed of 20mph. The Council’s Highway Engineer does note, however, the likely need for aggressive traffic calming along the primary access road (due to the downhill gradient from The Packway) and the possible impact upon living conditions of those nearest properties fronting the road. Such impacts are considered to be acceptable given the nature of the housing and the possibility of controlling final design via Reserved Matters submissions and planning conditions.
9.14 In addition to several smaller more incidental areas, three reasonably sized areas of public open space/play (0.605Ha, 0.832Ha and 0.385Ha respectively) are proposed within the main part of the site. They are to include several areas of equipped play. The quantum of public open space and casual play on the site is policy compliant and the Council’s Open Space Officer confirms the acceptability of such. Provision and future maintenance of the areas would remain the responsibility of the applicant, secured through provisions within the associated agreement under s106 of The Act. Sports and leisure provision is to be secured off-site within the extensive military facilities across the Ludgershall, Tidworth, Bulford, Larkhill area, reference to which can be found within the s106 section below.
9.15 The application specifies an overall density to be 19 dwellings to the gross hectare, which in practical terms would be similar to those existing SFA properties to the immediate South East. 19dph is certainly a density that is lower than the average contemporary housing scheme sold to market. The Eastern part of the site, to the rear of the Stonehenge Golf Club, is largely dedicated to the 94 no. Officer houses, being characterised by larger properties, gardens and separation by large areas of POS. Although the Council’s usual policy would be to mix house types within new development so as to create balanced communities, given the nature of this development to meet an identified housing need of a significant part of Wiltshire’s population (ie. service families), the distinction is considered to be acceptable.
Landscaping and impact on landscape
9.16 The proposed landscape strategy for the site is intended to reflect the character of the land in the surrounding area and to create an appropriate edge to the enlarged settlement of Larkhill.
In common with the other SFA development sites, the landscape strategy comprises the following elements:
Additional tree planting is expected across the site, providing height, form and interest to the shrub planting - a mixture of Standard, Heavy Standards and Extra Heavy Standard trees.
Ornamental shrubs are to be planted to highlight and soften street features and along the primary roads within the site and more enclosed spaces, parking courts etc.
Provision of landscape “structure” along the northern boundary of the site. Blocks of planting are proposed to break up and soften views of the development from the open Salisbury Plain to the North and Durrington to the East. New properties along the northern boundary of the development would face out onto the Plain, creating a positive edge.
Public rights of way within the development (byway 31 which passes through the centre of the site and byway 29 which defines the Eastern boundary) have been embraced within the development, intended as an amenity resource for future residents of the site. Byway 31 will become the primary route through the site, with feature tree planting to highlight. The existing hedge following byway 29 which is in poor condition is to be replanted and supplemented to improve the amenity.
Three formal areas of open space are proposed. The largest of which is located roughly central to the site, accommodating a Local Area for Play, with specimen trees framing edges. The other areas of open space are to be similarly treated, albeit with wildflowers to add seasonal colour.
Further to the initial landscaping submission, confirmation was received from the applicant that a 5.0m buffer strip of planting is to be provided some 5.0m from the boundary fence (for maintenance purposes) of the common boundary of the site with the Stonehenge Golf Club – thereby confirming a 10.0m standoff for the new development. Confirmation has also been received that the buffer planting should include an element of evergreen, which whilst not native, would improve its screening effects of the Golf Club’s floodlighting. The Council’s EHO has raised no objection to this element of the scheme, but still should be the subject of a specific planning condition, given the site’s sensitive location close to the Stonehenge WHS.
9.17 In terms of the development’s likely impact upon the wider landscape, the submitted Landscape and Visual Impact Appraisal broadly concludes that visual impacts deriving from the new housing are likely to be extremely limited due to the surrounding topography and well vegetated nature of the area. Where there are visual impacts, these are due to the close proximity of the view and scale of the changes proposed (particularly when passing the site along The Packway, the A345 and public rights of way). It is inevitable that such impacts will occur with development of this scale occurring on a greenfield site, but they are considered localised with a diminishing impact over time as new planting matures.
9.18 At the time of establishing the site as the most appropriate for new SFA at Larkhill, care was taken to avoid imposing adverse views upon or indivisibility with the Stonehenge World Heritage Site, including those particularly important ones around the time of the Solstice. However, Historic England have requested further assessment of the potential impacts associated with the new access roundabout and lighting. This matter is dealt with separately under the Cultural Heritage section.
Design of dwellings and boundaries
9.19 In common with the detailed elements of the other SFA applications, a mixture of house types is proposed, including terraced, semi-detached and detached properties. Although the application seeks permission for a total of 444 units, the Army does distinguish between ranks and their housing entitlement, meaning 94 of the total being made available to only Officers,
the remaining 350 intended for other ranks. The officer SFA units are clustered in the Eastern portion of the site (within the outline component of the hybrid application) and are, as would perhaps be expected, likely to be larger properties. However, since design is a reserved matter, no details of those properties have been provided at this time, although as previously mentioned, the distinction between the house size entitlements is not thought to cause a planning issue in this particular instance.
9.20 The detailed element of the application suggests only two house types, but a variation in terrace/semi/detached configuration, material finish and roof profile would, when combined with site topography, likely afford a degree of visual interest across the development. Being reasonably reflective of the locality, materials are to be a mix of render, brick and flint with brick quoins; roofs being a suitable alternation of slate and red roman style tiles. As would be expected on a modern housing estate, all doors are specified as timber, with windows white PVCu.
9.21 All properties are of conventional two storey design pitched roof design, without rooms in the roof space. Height to eaves and ridge is in the region of 5.0m and 9.0m respectively. Garages are of mixed detached, semi and terraced form, but do not exceed 5.5m in overall height.
9.22 The applicant confirms that military accommodation build standards compare favourably with civilian equivalents (Code for Sustainable Homes, Lifetime Homes, for instance). Accordingly, each house features a utility room with separate entrance, allowing users to remove/store kit before progressing through the rest of the dwelling. In common with the Council’s own requirements, new housing for soldiers is required to have a garage that incorporates cycle storage and as additional storage space.
9.23 The submitted masterplan shows boundary walls to be used in a number of locations to help distinguish between public and private space and create a high quality edge to the public realm. Brick has been selected for walls that will be visible from roads and public spaces, with some flint being employed at prominent positions.
Parking
9.24 Parking provision across the detailed component of the application site will be required to meet the standards embraced in the Council’s LTP3 Car Parking Strategy. This results in parking spaces at the following rate:
• House type C - 2 spaces (including one garage)• House type D - 3 spaces (including one garage)• Visitor parking - 1 space per 5 dwellings
9.25 Nevertheless, and in light of the outline nature of large parts of the masterplan, the Council’s Highway Engineer rightly confirms the need to impose a planning condition that would compel a full schedule for car parking to be provided, including plot number, bedroom provision, and car parking spaces provided, together with a sum of visitor parking spaces.
9.26 Not always being the case with conventional market housing, in this particular instance, all households will have access to a garage. The submitted plans demonstrate a combination of single, double, triple and quadruple unit garages. All garages will be constructed of brick with roof finishes to suit the adjacent proposed properties.
9.27 Car and bicycle parking will be provided in accordance with the Wiltshire Local Transport Plan 2011-2016, Car Parking Strategy and the Code for Sustainable Homes (CfSH). The proposed development will incorporate sufficient storage space to enable all residents to store a minimum of one bicycle securely on their own property. In all instances this is to be achieved on plot through the use of cycle racks located in the rear of each garage.
The school and community use site
9.28 The application merely seeks outline consent for the 2FE primary school and community land. The final layout, design, external appearance, landscaping and indeed the specific use of the land allotted for community purposes, will be considered as part of a separate Reserved Matters application. In this way, determination of this hybrid application will only establish the principle of such development. The associated s106 agreement will deliver to the Council the necessary funding for construction of the school together with the land upon which it is to be built, with the Council likely to be the future applicant. The s106 will also deliver the community land, together with flexibility of final use.
9.29 It is understood that the large telecommunications mast sited in the rear garden area of the adjoining residential property “Stonehaven” is not on the land of, or otherwise under the control of, the MoD. Whilst not an optimal situation, being so close to a prospective school site, it is not thought to be a reason to refuse planning permission in this instance.
9.30 The proposed school and community facility will be required to provide car parking spaces in accordance with the maximum parking standards contained in Wiltshire’s Car Parking Strategy document. The Council’s Highway Engineer confirms that whilst it might be anticipated that some morning peak hour disruption will arise as a result of the school proposal, which, along with most primary schools, is likely to attract a material amount of car traffic at start and end of the school day. Main access to the school should be from the side road, and thought will needs to be given to traffic circulation associated with the school, and the opportunities available with the adjacent community facility. Circulation is achievable by way of the access roads to the first phase of the development, when completed.
Future Reserved Matters submissions
9.31 Despite its brevity, the NPPF (Section 7) continues to attach great importance to the design of the built environment. The importance is reinforced in the more recently issued NPPG. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people. The guidance also states that permission should be refused for development of poor quality that fails to take into account the opportunities available for improving the character and quality of an area and the way it functions. All subsequent reserved matters applications submitted in respect of this site will be considered in this context and final agreement of the detail for detailed plot and building layout; design quality including materials and finishes can all be assessed at that stage
Impact upon neighbour amenity
9.32 Existing residents at the adjoining SFA housing estate, as well as the few properties fronting The Packway will, to varying degrees, experience an abrupt change to their view – from open fields to a housing estate. However, a change to an existing outlook is simply that, and does not necessarily result in an unacceptably oppressive form of development, loss of amenity or, therefore, a reason to refuse planning permission under CP57 of the WCS.
9.33 Despite the change, it is clear that existing and proposed planting will do much to screen views of the site. In any event, the masterplan provided does demonstrate that it will be possible to avoid adverse overlooking or other similarly un-neighbourly form of development. The amenities of existing and also future residents are certainly able to be protected by reasonable rear gardens and intervening landscaped space, out-buildings and boundary treatments, whilst simultaneously delivering an attractive development. In particular and unlike many modern housing scheme to be sold to the market, the development consists of properties that do not have habitable rooms in the roofspace.
9.34 In particular, the school site does immediately adjoin properties at Northern Terrace and Biddulph Road (existing SFA) as well as “Stonehaven”, a bungalow at the Southern tip of the school site. In respect of the latter, the common boundary is well landscaped but can be further strengthened and due to the fall of the land (from a high point closest to “Stonehaven”) will mean that the school building itself and parking/drop-off arrangements will be located at
the Northern end of the site, well away from “Stonehaven”, thereby limiting impacts. In any event, both the school and whatever community use is proposed must be the subject of a separate Reserved Matters application before any development can take place.
9.35 With regard to the potential nuisance and disruption caused to local residents during the construction phase, although unreasonable nuisance is covered by a separate legislative regime, on a site of this scale it is considered entirely reasonably to compel the submission of a construction management plan (via imposed planning condition), which would ensure good practice is utilised: unreasonable hours of working, delivery times, wheel washing and the like.
9.36 Impact upon “Stonehaven” from the new access arrangements are considered separately below within the “Highway Issues” section.
Cultural heritage
9.37 The application site itself has been subject to archaeological desk-based assessment, geophysical survey and archaeological evaluation excavation (ie. trial trenching). The evaluations demonstrated that parts of the site have very significant archaeological remains, including a probable barrow, a prehistoric burial and enclosure and extensive military remains. The Council’s Archaeologist therefore recommends that a phased programme of archaeological works is conditioned on any planning permission so as to comply with CP58 of the WCS.
9.38 The site is positioned close to the Northern extent of the Stonehenge World Heritage Site (WHS) – the boundary being The Packway. The applicant has engaged in extensive pre-application discussions with Historic England to ensure that the development does not cause harm to the WHS and the designated heritage assets within and around it. As a result of this constructive engagement the new SFA housing is not likely to cause harm to the setting of the WHS, as required by CP59 of the WCS.
9.39 Notwithstanding this general observation, Historic England have identified one element of the proposals which does have the potential to cause harm to the Outstanding Universal Value (OUV). The design of the new access roundabout to connect the proposed housing to The Packway must be such so as to ensure the road works and associated lighting do not interfere with or compromise the midsummer solstice sunrise skyline as viewed from Stonehenge itself and its astronomical significance. A detailed assessment of the potential impacts upon the OUV of the WHS arising from the new roundabout and lighting has therefore been requested by Historic England – to especially include a “Dark Skies assessment”. That information is substantially completed and is to be submitted for consideration shortly.
9.40 It is anticipated that the matters raised by Historic England will be satisfactorily resolved. However, it is not thought reasonable to issue a planning permission with conditions in advance of knowing the precise reaction of Historic England to the expected package of information or the required mitigation and necessary planning conditions. For this reason, it is recommended that the matter be resolved prior to the grant of planning permission.
Highway issues
Roundabout access
9.41 The new roundabout is of a substantial size, being some 40m in diameter if the surrounding 3.0m footway/cycleway is included and would deflect the current alignment of The Packway Northwards into the application site. Roughly approximating the position of the existing junction between The Packway and the DURR31 byway, the proposed design of the roundabout will result in the closure of Tombs Road to vehicular traffic on the South side of The Packway. The parallel Wood Road would remain open, continuing to join The Packway at a point some 60m West of the new roundabout. The closure of Tombs is a concern locally
and there is a wish for the new roundabout to be 4-legged (thereby allowing Tombs Road to join the roundabout) rather than the 3-legged design proposed that would force right turning traffic to join The Packway at a point so close to the roundabout, a situation that those concerned suggest could cause a highway safety issue on what is regarded a stretch of road where the speed limit is often not obeyed. The reasons for not choosing a 4-legged design has been set out within the applicant’s “Planning Statement Update”, such a solution requiring greater land take, movement of earth, retaining structures, lighting and expence, all within or close to the Stonehenge WHS.
9.42 Notwithstanding the raised concerns or indeed, the reasons for not making use of the 4 legged design, the Council’s Highway engineer has confirmed that the proposed 3-legged roundabout would be an acceptable technical solution to the new access and would not result in a highway safety or traffic flow issue that should result in the refusal of planning permission. There is no reason or evidence beyond the anecdotal to disagree with that conclusion and it is considered that the proposal would meet the requirements of CP61 of the WCS.
9.43 The closure of Tombs Road would of course also result in those residents living on Pownell Road/Wells Road (which connect to Tombs Road) having to make use of the parallel running Wood Road to gain direct access to The Packway, which to some may be an inconvenience, but not a reason to refuse planning permission. For the same reasons, it is reasonable to assume a greater number of cars to egress Wood Road onto The Packway immediately opposite the existing property “Stonehaven”. This additional noise and perhaps disturbance from car headlights in the evening is of concern to the owner, especially as the property is positioned close to the road frontage, with the nearest facing window serving a bedroom. Nevertheless, such impacts are existing and it would be exceedingly difficult to establish to what degree that increase in traffic could be attributed to the proposed development and the impact associated with it. In such a context, and whilst the concerns raised are entirely understood, it is unfortunately not a reason to refuse planning permission.
9.44 As previously described, a single point of vehicular access to the site is proposed from The Packway. The Council’s Highway Engineer notes that a substantial residential development of this size accessed from a single point of access would normally attract a requirement for a second or emergency point of access in the event the principal access were to be blocked at a time when emergency service attendance was required. In this particular instance, however, the site would be linked to a significant network of military tracks and transit routes that would provide a secondary access in the event of an emergency.
Off site junction improvements
9.45 As would be expected of a development of this scale (and as required CP61 of the WCS), this application has been submitted complete with a Transport Assessment (TA). This TA follows on from the Outline Transport Assessment (OTA) that was prepared in support of the Salisbury Plain Masterplan. The OTA examined the cumulative transport effects of all the Army rebasing proposals across Salisbury Plain (including all of the SFA and all development to take place “Behind the Wire”) and identified the off-site highway mitigation required to address cumulative traffic impacts.
9.46 The TA assumes that the three proposed SFA developments (444 SFA at Larkhill, 227 SFA at Bulford and 246 SFA at Ludgershall - 917 in total) are delivered simultaneously together with the proposed personnel increases at Larkhill, Bulford, Tidworth and Perham Down Camps. Further, no traffic flow reductions have been applied in the TA to take into account sustainable travel strategies and the assessments can (in many ways) be considered to represent a ‘worst case’.
9.47 In addition to other sustainable transport measures, the following off site junction improvements have been identified as needing to be undertaken s a result of the Army Basing Programme taking place. Those works will be secured through an associated agreement between parties under s106 of The Act, which will allow for the appropriate “triggers” to be set for each of the improvements.
Junction 13D - Porton Road/Solstice Park Ave/London Road - localised widening on the Solstice Park Avenue and Porton Rd (south) arms of the roundabout providing wider entries and flare lengths.
Junction 15 - A3028 High Street/Orchard End - Existing T junction to be replaced with mini roundabout. Requires localised carriageway widening to the north of the junction which may require land in third-party ownership to provided a retaining structure to support the existing bank.
Junction 16 - A3028 High Street/Salisbury Road/Double Hedges - Replace existing priority staggered crossroads junction with a double mini-roundabout. Minor kerb realignment required.
Junction 19A - A303 (T) (Slip Rd)/A338 - localised widening of the A303 (T) slip road where it joins the A338 at a priority T junction. Improvement provides two lanes on the approach to the A338 to allow left and right turning traffic to approach the give way in separate lanes. Highways England have requested a Grampian type condition to be imposed in this respect, which has now been agreed with the applicant.
Junction 20 - A338 Park Road/Station Road - localised widening of A338 to south of the signalised junction to enable a separate right turn lane and an ahead and left turn lane to be provided on the A338 northbound and two ahead lanes (with associated shared turning movements) on the A338 southbound.
Junction 21 - A338 Pennings Road/Meerut Road - replace the existing priority T junction with a signal controlled junction.
Junction 22 - A338 Pennings Road/A3026 Ludgershall Road - localised widening of the A3026 Ludgershall Rd arm to provide longer flare length.
Junctions 36 & 37 - New roundabout to replace the existing mini-roundabouts at the junction of the A338/St Andrew's Road and A338/Ordnance Road - Works comprise removal of the existing mini-roundabouts and replacing with a single enlarged roundabout. Provision of new signal controlled pedestrian crossing. These works constitute development requiring a separate planning permission. The applicant has entered into detailed pre-application discussions over the form of that necessary planning application.
Junction 28 - A3026 Tidworth Rd/A342 High St/A342 Andover Rd WC Ludgershall. Understood that some S106 money has already been secured towards improvements to this junction. The Army Basing Programme may not be required to contribute towards necessary improvements since they are already scheduled.
Cycleway/pedestrian path between Larkhill, site and Stonehenge Inn roundabout
9.48 A new 3.0m wide shared use cycletrack/pedestrian footway is to be provided on the north side of the Packway, linking Whinyates Road (enabling access to the main VCP to the redeveloped part of the camp), the site access and the A345 at the Stonehenge Inn roundabout - a distance of around 1.5km. It is understood that the new cycletrack/footpath cannot be extended to reach the VCP to be improved at the far Western end of the camp (next to the old Police Station) under 15/06682/FUL because of the intervening Scheduled Ancient Monument (long barrow) on the same side of the road, positioned just outside the perimeter fence.
9.49 Additional signage to improve the safety of pedestrians crossing the A345 at the Stonehenge Inn roundabout has been requested by the local Wiltshire Councillor and the Council’s Highway Engineer. These now form part of the proposals.
9.50 The development would also deliver a new cycletrack will be provided between the site access and the Larkhill Camp along DURR29 as well as an improved pedestrian access point
into the camp so as to provide the most convenient pedestrian access from the SFA to their place of work within the camp. In totality, such measures are welcomed and likely to reduce the amount of vehicular traffic that would be otherwise expected from the development. All are to be controlled through planning conditions and/or s106.
9.51 Looking further afield, the DIO has previously confirmed its intention to undertake improvements to the Somme Road (South West of the site, leading to Perham Camp) to enable its use as a cycleway. Currently under construction and due for completion July 2016, it is envisaged as a pilot project, potentially leading to a wider network of cycleways connecting military establishments and town s across the SPTA. As an existing private way that is part of the Ministry of Defence’s operational land, such works to Somme Road would be regarded as permitted development and do not form part of this or any other planning application. Equally, the wider cycle network referenced within the Army Basing Masterplan is not a firm commitment within any of the Army Basing applications. Consequently, none of the modelling works within the associated Traffic Assessment has accounted for it. For this reason, it is not considered reasonable or necessary to compel such a network to be brought forward as part of this planning application.
9.52 As part of the submitted Recreational Access Action Plan (Feb 2016), so as to manage the recreational pressure of rebasing on Salisbury Plain Special Protection Area and avoid impacts upon the Stone Curlew, MOD will provide a network of permissive access routes to the south of the SFA site to create new circular walking/ running routes.
Speed limits on The Packway
9.53 Associated with the new roundabout access from The Packway, the current 60mph speed limit is to be reduced to 40mph at the east side of the new junction. As part of the proposal, additional speed control measures are to be installed on The Packway in central Larkhill. The Council’s Highway Engineer confirms that the 40mph speed limit would be appropriate for the technical specification of new roundabout.
9.54 The local Wiltshire Councillor rightly raises concerns about the speed of vehicles along The Packway when approaching Larkhill from the Durrington direction. For this reason, and whilst not part of the application process, it is understood that separate moves will be made to alter the speed limit prior to the development taking place.
Martinbushes Road
9.55 Concerns have been raised in relation to the potential increase in military vehicles being driven North on A345, gaining access to Salisbury Plain via Martinbushes Road (Byway 6, which runs West from A345 and forms the Northern boundary of the application site), with consequential impact upon the living conditions and amenities of those residents that front the A345 and those close to the Martinbushes Road junction.
9.56 Notwithstanding the closure of byway 31 to military vehicles as it would run through the centre of the new SFA, which may at first glance suggest an increase in traffic being diverted North on the A345, the development proposals will still afford greater direct access to the SPTA from each of the military camps (Perham, Tidworth, Bulford and Larkhill) without the need to use the public highway. To this end, the applicant has confirmed the following:
“...A new access point is being designed for heavy vehicles at the western end of the Garrison site, off the Packway. This is intended to separate heavy vehicle access from normal daily traffic.
At Larkhill there is an existing access route from the Packway northwards to the training area across the area to be developed for SFA. It is proposed to provide new signs prohibiting access to military convoys along that route to the North and South of the new Larkhill SFA development. This route is not currently frequently used by heavy military traffic, but is used by some lighter military vehicles. Both heavy and now lighter military traffic will be instructed to access the Larkhill Garrison from the Plain via the alternative existing access gates on the
Northern and Western side. Together the new heavy vehicle access and the new instructions to lighter military vehicles are expected to significantly mitigate any increase in traffic on the A345 resulting from the closure of the existing access route across the Larkhill SFA site.
Both heavy and lighter military vehicle traffic approaching from the south (A303) that need to access the range transit routes will continue to use the A345 north of Durrington to access the range transit routes. Martin Bushes Road is not used to access the Larkhill Garrison by military traffic.”
9.57 In addition to the above, Martinbushes Road is currently in a poor condition and without significant improvement works, it is unlikely that it could be used to any degree in any event. For the above reasons, there is not thought to be a connection between the development and any potential increase in the use of Martinbushes Road and therefore there is no reason to object to the proposal in this regard.
10. Infrastructure and its delivery via S106 agreement.
10.1 As required by CP3 of the WCS, the Local Planning Authority expect contributions toward infrastructure arising from new development via a combination of planning obligations and the Community Infrastructure Levy (CIL). On 23 June 2014, Wiltshire Council submitted a Community Infrastructure Levy (CIL) Draft Charging Schedule for independent examination (the examination taking place on 27th and 28th January 2015). At that examination, a Statement of Common Ground (SoCG) was prepared and agreed between The Council and the DIO which agrees a zero rate of CIL for SFA development in Wiltshire. It is understood that such a rating reflects the general position elsewhere in the country.
10.2 Effectually, the SoCG also commits the MOD to delivering the infrastructure required as part of the Army Basing Masterplan. It also confirms that a single Infrastructure Delivery Plan document will be submitted contemporaneously with the three SFA planning applications (Ludgershall, Bulford and Larkhill). That IDP document has indeed been submitted as an integral document to all of the SFA planning applications. It identifies and commits to delivery of the needed infrastructure at the appropriate points within the development process across the entire Army Basing masterplan area. Further, in the event that the houses becoming surplus to MOD requirements in the future (ie. their release onto the open market), the SoCG also commits the DIO to provide affordable housing in line with prevailing policies at the time.
10.3 Along with any future affordable housing provision and where not possible to be secured through the imposition of planning conditions, all infrastructure will instead be secured and delivered via the principle parties entering into a single legal agreement under s106 of The Act. Such an agreement must comply with the tests set out within Regulation 122 of the 2010 CIL Regulations.
10.4 In particular, the Larkhill SFA development will deliver a 200m2 extension to a proposed new Army medical/dental facility to be made available for use by a NHS GP. The new medical/dental facility is to be located on the Southern side of The Packway, immediately adjacent to the existing health centre and is to be the subject of a separate planning application (although the s106 associated with the SFA application will compel the delivery of the NHS floorspace).
10.5 Although the subject of ongoing negotiations, based upon the most up to date demographic/statistical data of returning Army units to the SPTA set out within the submitted “Planning Update Statement”, a schedule of all the substantive infrastructure to be delivered across the entire masterplan area by a Regulation 122 compliant s106 is reproduced as an appendix to this report.
11. Conclusion
10.1 The development is necessary for the purposes of national defence. This is a material consideration.
10.2 In complete accordance with the requirements of Wiltshire Core Strategy Policy CP37, the proposed development is part of the wider Army Basing Programme, itself has been prepared in light of a single masterplan covering the entire Programme, which inter alia, identifies all necessary supporting infrastructure. Such infrastructure can and will be securely delivered via a combination of s106 agreement and planning condition.
10.3 Whilst taking place on greenfield land, the application site is sustainably located in relation to where a large proportion of the occupants will be working. Equally, whilst located outside the limits of development, as defined by the Salisbury District Local Plan and the Wiltshire Core Strategy, it is placed immediately adjacent to a built up area and is a site nonetheless optimally chosen to offer a high level of landscaping and integration into the locality, as has been envisaged by CP37.
10.4 Subject to the imposition of suitably worded planning conditions, the form of development
would achieve high quality buildings and spaces that reinforce a sense of identity as is required by Policy CP57 of the Wiltshire Core Strategy and the PPG. Further, the layout and design of the development would avoid unacceptable impacts upon the amenities of existing residents will be avoided.
10.5 The design and location of the roundabout access is considered to be acceptable and would not cause harm to the setting of the Stonehenge WHS as required by CP61 and 59 respectively. Further, proposed cycle/pedestrian links to the Larkhill Camp and Durrington have been enhanced so as to minimise reliance upon the private car, as required by CP60.
10.6 It is concluded that the development should be granted planning permission, subject to planning obligations and appropriate worded planning conditions.
RECOMMENDATION:
SUBJECT TO THE RECEIPT OF THE COMMENTS OF NATURAL ENGLAND IN RESPECT OF THE (TO BE SUBMITTED) ASSESSMENT OF VISUAL IMPACTS ASSOCIATED WITH THE NEW ROUNDABOUT ACCESS, INCLUDING NIGHT SKIES ASSESSMENT, TO DEMONSTRATE THE OUTSTANDING UNIVERSAL VALUE OF THE STONEHENGE WHS IS PROTECTED, INCLUDING ANY NECESSARY MITIGATION AND IMPOSITION OF NECESSARY PLANNING CONDITIONS;
AND
SUBJECT TO ALL PARTIES ENTERING INTO A LEGAL AGREEMENT UNDER S106 OF THE ACT, TO INCLUDE THE FOLLOWING:
Off site road junction improvements Provision of sustainable transport measures Land and contributions for education provision Delivery of community facilities at Ludgershall and Larkhill Access to MoD sports and community facilities Provision and maintenance of on-site public open space and play facilities Contributions towards collection of waste Delivery of the Larkhill medical facility to be made available for NHS GP Ecology provisions – including: terms of reference for the Salisbury Plain
Environmental Steering Group and Hydrology Steering Group, provision of recreation pressure mitigation in respect of breeding Stone Curlew, detail and implementation of the Recreational Access Action Plan. (Note: the resolution requested seeks flexibility so as to make use of planning conditions in addition to, or instead of s106, so as to secure the ecological provisions).
THEN, PLANNING PERMISSION BE GRANTED, SUBJECT TO THE FOLLOWING CONDITIONS:
01. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.
02. No development of the school and community site shall take place until details of the following matters (in respect of which approval is expressly reserved) in relation to the school and community site have been submitted to, and approved in writing by, the Local Planning Authority:
a) The scale of developmentb) The layout of developmentc) The external appearance of developmentd) The landscaping of development
REASON: This element of the application was made for outline permission and is granted to comply with the provisions of Section 92 of the Town and Country Planning Act 1990 and Article 3(1) of the Town and Country Planning (General Development Procedure) Order 1995.
03. Within of three years from the date of this permission, a Reserved Matters application detailing the design of the 355 SFA dwellings not included within the detailed component of the application shall have been submitted to and agreed in writing by the Local Planning Authority. Development of those SFA dwellings shall be carried out in complete accordance with that Reserved Matters application (if approved), as informed by the masterplans listed within condition 40 to this planning permission.
REASON: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990.
04. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.
Limits of permission
05. The residential element of the development hereby granted planning permission shall not exceed 444 SFA dwellings.
REASON: To define the limits of the planning permission and to set the maximum number of SFA dwellings to be constructed on the application site.
06. The SFA dwellings hereby granted planning permission shall be occupied solely by military service personnel and their dependents.
REASON: For the avoidance of doubt in order to define the limits of the planning permission and in recognition that planning permission has been granted for development on this site on the basis of the particular requirements of the military..
Landscaping and retained trees
07. All soft landscaping comprised in the approved as part of the detailed component of the planning application shall be carried out in the first planting and seeding season following the completion of the development whichever is the sooner. All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.
REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.
08. As part of the first Reserved Matters application, an Arboricultural Impact Assessment, a Tree Retention and Removal Plan as well as an Arboricultural Method Statement shall be provided for the entire site. Such documents shall show all retained trees with Root Protection Areas plotted so as to demonstrate the necessary alignment of utilities and drainage so as to retain and respect trees on the site. Development shall take place in complete accordance with the details so agreed.
REASON: In the interests of securing a form of development that retains andrespects existing trees on the site.
09. No operations shall commence on site in connection with the development until a scheme showing the position of protective fencing to enclose all retained trees and hedgerows in accordance with British Standard 5837: 2005: Trees in Relation to Construction’ has been submitted to and approved in writing by the Local Planning Authority. Protective fencing must be erected in accordance with the approved plans and shall remain in place for the entire development phase and until all equipment, machinery and surplus materials have been removed from the site. Such fencing shall not be removed or breached during construction operations without prior written approval by the Local Planning Authority. In this condition “retained trees” means an existing tree which is to be retained in accordance with the approved plans and particulars; the paragraphs above shall have effect until the expiration of five years from the completion of the development.
REASON: To prevent trees being retained from being damaged during the construction works, in the interest of visual amenity
10. Prior to the occupation of the Officer housing (as identified on the approved masterplans), full and complete details of the proposed buffer strip and buffer planting to be created along the common boundary of the site with the adjoining Stonehenge Golf Club shall have been submitted to and agreed in writing with the Local Planning Authority. The buffer strip and planting shall be created in accordance with the agreed details prior to the occupation of the officer housing.
REASON: So as to secure a suitable boundary treatment to the application site that will comprise appropriate planting and associated measures to mitigate against potential impacts upon the living conditions of future residents from the floodlighting and activities at the Stonehenge Golf Club.
Construction phase and protection amenity
11. No development shall commence on site until a construction management plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall include details of the measures that will be taken to reduce and manage the emission of noise, vibration and dust during the demolition/construction phase of the development. It shall include details of the following:
a) Loading and unloading of equipment and materials b) Storage of plant and materials used in constructing the developmentc) Wheel washing and vehicle wash down facilitiesd) Measures to control the emission of dust and dirt during demolition and constructione) A scheme for recycling/disposing of waste resulting from demolition and construction
worksf) The movement of construction vehiclesg) The cutting or other processing of building materials on site h) The location and use of generators and temporary site accommodationi) Pile driving (if it is to be within 200m of residential properties)
The construction/demolition phase of the development will be carried out fully in accordance with the construction management plan at all times.
REASON: So as to ensure the construction phase of development is undertaken in a considerate and appropriate manner so as to protect the amenities of the locality and surrounding residents.
12. No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07.30 to 18.00 Monday to Friday and 08.00 to 13.00 on Saturdays.
REASON: So as to ensure the construction phase of development is undertaken in a considerate and appropriate manner so as to protect the amenities of the locality and surrounding residents.
13. No burning of waste or other materials shall take place on the development site during the demolition/construction phase of the development.
REASON: So as to ensure the construction phase of development is undertaken in a considerate and appropriate manner so as to protect the amenities of the locality and surrounding residents.
14. No external lighting other than street lighting shall be installed on site until a scheme of external lighting, including the measures to be taken to minimise sky glow, glare and light trespass, has been submitted to and approved in writing by the Local Planning Authority. Such lighting shall be designed so as to also meet the criteria for Environmental E3 as defined by the Institute of Lighting Professionals ‘Guidance Notes for the Reduction of Obtrusive Light’ 2012. Information submitted should also include lux plots to show how bat flightlines will be retained at less than 1 lux through the development. The approved scheme shall be implemented in full before the development is first brought into use and shall be maintained in effective working order at all times thereafter.
REASON: So as to ensure the living conditions of existing and future residents is secured through the appropriate design of any new lighting across the site and so as to also ensure adverse impacts upon the ecology of the locality are minimised.
15. No development approved by this permission shall be commenced until a Construction Environmental Management Plan, incorporating pollution prevention measures, has been submitted to and approved by the Local Planning Authority. The plan shall subsequently be
implemented in accordance with the approved details and agreed timetable.
REASON: To prevent pollution of the water environment.
Contamination
16. No development shall commence on site until an investigation of the history and current condition of the site to determine the likelihood of the existence of contamination arising from previous uses has been carried out and all of the following steps have been complied with to the satisfaction of the Local Planning Authority:
Step (i) A written report has been submitted to and approved by the Local Planning Authority which shall include details of the previous uses of the site for at least the last 100 years and a description of the current condition of the site with regard to any activities that may have caused contamination. The report shall confirm whether or not it is likely that contamination may be present on the site.
Step (ii) If the above report indicates that contamination may be present on or under the site, or if evidence of contamination is found, a more detailed site investigation and risk assessment should be carried out in accordance with DEFRA and Environment Agency’s “Model Procedures for the Management of Land Contamination CLR11” and other authoritative guidance and a report detailing the site investigation and risk assessment shall be submitted to and approved in writing by the Local Planning Authority.
Step (iii) If the report submitted pursuant to step (i) or (ii) indicates that remedial works are required, full details have been submitted to the Local Planning Authority and approved in writing and thereafter implemented prior to the commencement of the development or in accordance with a timetable that has been agreed in writing by the Local Planning Authority as part of the approved remediation scheme. On completion of any required remedial works the applicant shall provide written confirmation to the Local Planning Authority that the works have been completed in accordance with the agreed remediation strategy.
REASON: To ensure that land contamination can be dealt with adequately prior to the use of the site hereby approved by the Local Planning Authority.
Water environment and drainage
17. Prior to the first occupation of any dwelling hereby granted planning permission, a Water Management Strategy that includes the following components shall have been submitted to, and approved in writing by, the local planning authority. The Strategy shall cover all Army Basing Project developments and the existing MoD water network. The Strategy shall be implemented as approved.
The Water Management Strategy will outline:
a) Details of water abstraction volumes, specific abstraction sources, where water will be discharged and leakage rates for both existing MoD sites and proposed Army Basing developments. This should include detailing any abstraction conditions and how these conditions will be met, also identifying the link between abstractions and discharge to meet licence and permit conditions.
b) An overall assessment of individual and combined environmental impacts relating to water resources and how any impacts will be mitigated.
c) Details of any required mitigation or infrastructure improvements to the water abstraction/ supply or foul drainage network that have been identified in the overall assessment carried out as part of this Water Management Strategy, or that have been identified by other relevant studies.
d) Any specific water management requirements/ mitigation for the development hereby permitted.
REASON: To ensure the development would be served by an appropriate water supply system and to protect the water environment.
18. No development shall commence on site until a scheme for the discharge of foul water from the site, to include approvals from the sewerage undertaker allowing diversion, abandonment or relocation of public drainage apparatus, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied until foul water drainage has been constructed in accordance with the approved scheme.
REASON: To ensure the development would be served by an appropriate foul drainage system and to protect the water environment
19. No development shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access / driveway), incorporating sustainable drainage details together with permeability test results to BRE365, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied until surface water drainage has been constructed in accordance with the approved scheme.
REASON: To ensure that the development can be adequately drained and to protect the water environment.
Archaeology
20. No development shall commence within the area indicated (proposed development site) until:
A written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and
The approved programme of archaeological work has been carried out in accordance with the approved details.
REASON: To enable the recording of any matters of archaeological interest.
Construction standards of buildings
21. Prior to the commencement of development, full details relating to the intended method of fire fighting water supply and hydrant facilities in respect of the buildings shall have been submitted to and agreed in writing by the Local Planning Authority. Such details shall include measures to ensure the water supply is in place during the construction phase and that hydrants are connected at the right locations. The scheme shall also include a scheme for the maintenance of such water supply and hydrant facilities. Development shall be carried out in complete accordance with details agreed.
REASON: So as to secure a satisfactory water supply and hydrant facilities for fire fighting to meet the needs of the development during the construction and operational phase of development.
Refuse and recycling
22. No development shall commence on site until details of the storage of refuse, including details of location, size, means of enclosure and materials, have been submitted to and approved in
writing by the Local Planning Authority. The development shall not be occupied until the approved refuse storage has been completed and made available for use and maintained in that condition thereafter in complete accordance with the approved details.
REASON: In the interests of public health and safety as well as effective and efficient refuse collection.
Highways
23. Unless otherwise agreed with an alternative timescale beforehand, prior to the commencement of any other part of the development a roundabout access on The Packway shall be completed in accordance with details which shall first have been approved in writing by the Local Planning Authority. The submitted details shall include provision of a turning area at the closed end of Tombs Road.
REASON: In order to secure a safe access to the site.
24. Prior to the commencement of the development a site phasing plan shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved phasing plan. The phasing plan shall include details of road construction, including the provision of a route to ensure that traffic associated with the school does not have to perform reversing manoeuvres.
REASON: In order to ensure development proceeds in an acceptable manner.
25. Notwithstanding the details submitted, no development other than the access from The Packway shall commence on site until details of the site access junctions, estate roads, cycletracks, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture, including the timetable for provision of such works, have been submitted to and approved by the Local Planning Authority. The development shall not be first occupied until the estate roads, cycletracks, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture have all been constructed and laid out in accordance with the approved details, unless an alternative timetable is agreed in the approved details.
REASON: To ensure that the roads are laid out and constructed in a satisfactory manner.
26. The roads, including footpaths and turning spaces, shall be constructed so as to ensure that, before it is occupied, each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least binder course level between the dwelling and existing adopted highway.
REASON: To ensure that the development is served by an adequate means of access.
27. Car and cycle parking provision shall be made in accordance with the requirements of Wiltshire Council’s LTP3 Car Parking Strategy and Cycling Strategy respectively. Garage internal floorspace shall be not less than 3m by 6m per car space if the garage is to be counted towards car parking provision. No dwelling shall be occupied until the car and cycle
parking provision, together with access thereto, has been provided in accordance with plans which shall previously have been submitted to and approved by the local planning authority.
REASON: In the interests of highway safety and the amenity of future occupants and, through provision of satisfactory facilities for cycle parking, to help encourage travel by means other than the private car.
28. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), any garages permitted shall not be converted to habitable accommodation.
REASON: To safeguard the amenities and character of the area and in the interest of highway safety.
29. Prior to the commencement of the development a Construction Traffic Management Plan (CTMP) shall be submitted to and approved by the LPA, and the site developed in accordance with the approved CTMP. The CTMP shall include, inter alia, proposals for the phasing of the development, and how this might influence construction traffic routeing, and proposals to ensure that the adjacent highway is kept clear of site detritus.
REASON: In order to ensure that the amenity of the local highway network is adequately protected.
30. Prior to the first occupation of any dwellings on the site, full and complete details of the design, construction and alignment of the shared use pedestrian/cycleway between the A345, the site access and Whinyates Road shall have been submitted to and approved in writing by the Local Planning Authority. In particular, such details shall include measures to improve pedestrian crossing facilities on the Northern arm of the A345 Stonehenge Inn roundabout and precise alignment in front of “Stonehaven” and Larkhill garage, existing properties which front the The Packway. The shared use pedestrian/cycleway and pedestrian crossing improvements shall be installed in complete accordance with the approved details prior to the first occupation of no more than 130 dwellings on the site.
REASON: So as to ensure the pedestrian/cycleway link between the site, Durrington, Larkhill and the camp is in place at the appropriate time so as to promote sustainable forms of transport.
31. Prior to the occupation of the first dwelling on the site, the shared use pedestrian/cycleway between the site access and Larkhill Camp Gate B along the route as defined on submitted drawing number S106_003, shall be completed to binder course level, and surfaced within six months of binder course.
REASON: In order to encourage sustainable transport, and to provide part of a safe route from the site to the Larkhill Camp, pending provision of other infrastructure.
32. No part of the development shall be occupied until a full Travel Plan has been submitted to and approved in writing by the Local Planning Authority and implemented. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with these agreed details. The results of the implementation and monitoring shall be made available to the Local Planning Authority on request, together with any changes to the plan arising from those results.
REASON: In the interests of road safety and reducing vehicular traffic to the development.
Community facility
33. The community land, as identified on the submitted masterplans shall be only used for purposes falling into the B and D use classes of the Town and Country Planning (Use Classes) Order 1987 (as amended) and The Town and Country Planning (General Permitted Development) Order 2015.
REASON: For the avoidance of doubt and so as to protect the amenities of existing and future residents.
Air Quality
34. Prior to the first occupation of any dwelling hereby granted planning permission, a low emission strategy shall have been submitted to and approved by the Local Planning Authority. Development shall be carried out in accordance with the approved strategy.
REASON: To build upon the Overarching Travel Plan, in the interests of minimising nitrogen dioxide and fine particulates generated by the development in accordance with CP55 of the Wiltshire Core Strategy.
Ecology
35. A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and approved in writing by the Local Planning Authority before commencement of the development. The content of the LEMP shall include, but not necessarily be limited to, the following information:
Description and evaluation of landscape and ecological features to be managed; including location shown on a site map
Constraints on site that might influence management Aims and objectives of management Appropriate management options for achieving aims and objectives; Prescriptions for management actions; Preparation of a work schedule (including an annual work plan capable of being rolled
forward over a 5 year period Details of the body or organisation responsible for implementation of the plan; Ongoing monitoring and remedial measures; Details of how the aims and objectives of the LEMP will be communicated to the
occupiers of the development.
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body responsible for its delivery.
The plan shall also set out (where the results from monitoring show that the conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented.
The LEMP shall be implemented in full in accordance with the approved details.
REASON: To ensure the long-term management of protected and priority habitats and other landscape and ecological features, and to maintain and enhance these habitats and features in perpetuity.
36. No development approved by this permission shall be commenced until a Construction Environmental Management Plan (CEMP), incorporating the following has been submitted to and approved by the Local Planning Authority:
Pollution prevention measures,
Use of protective fences, exclusion barriers and warning signs, including advanced installation and maintenance to protect habitats of ecological value including woodland, grassland and the location of recorded tree mallow
Measures to ensure protected species are not harmed during vegetation clearance prior to construction works commencing
Measures to ensure that giant hogweed and any other invasive non-native species are removed from the construction site prior to works commencing
The plan shall subsequently be implemented in accordance with the approved details and agreed timetable.
REASON: to prevent pollution of the water environment and protect habitats and species of ecological value during the construction period.
37. Prior to the commencement of development, a Biodiversity Offsetting Strategy shall have been submitted to and agreed in writing by the Local Planning Authority. Development shall take place in complete accordance with the details so agreed.
REASON: to ensure that loss of calcareous habitat is appropriately mitigated.
38. Prior to the commencement of development, a Recreational Access Action Plan shall have been submitted to and agreed in writing by the Local Planning Authority. Development shall take place in complete accordance with the details so agreed.
REASON: So as to ensure the development incorporates measures to mitigate impacts associated with increased recreational pressure resulting from the development upon the Salisbury Plan SPA.
39. Prior to the commencement of development, a Phosphate Offsetting Plan shall have been submitted to and agreed in writing by the Local Planning Authority. Development shall take place in complete accordance with the details so agreed.
REASON: So as to ensure the development incorporates measures to mitigate impacts upon the River Avon SAC associated with development taking place.
Approved plans
40. The development hereby permitted shall be carried out in accordance with the following approved plans:
Larkhill LA [LA] Larkhill LVApp Figures Appendix C.pdfA089116-10 LA[LA]09 Cumulative Site Locations.pdfA089116-10 LA[LP]06 Hard landscape details 06 (.pdfLarkhill-LA[3] Materials Schedule.pdfLarkhill LA[3] POS Designations.pdfLarkhill-LA[3]S01 Site Location Plan.pdfLarkhill-LA[3]S05 Topo survey .pdfLarkhill-LA[3]E01 Street Elevations.pdfLarkhill-LA[3]E02 Street elevations.pdfLarkhill-LA[3]HT issue 15.05.08.pdf
All date stamped 5th June 2015.
REASON: For the avoidance of doubt and in the interests of proper planning.
INFORMATIVES:
The applicant should note that this planning permission implies no rights to build upon or otherwise make use of third party land for the development that is not part of the public highway. In particular it should be made clear that the permission requires the formation of the shared use cycle/footpath between the A345 Stonehenge Inn roundabout and the camp entrance to take place either on the public highway or on land controlled by the applicant.
INFRASTRUCTURE TO BE DELIVERED TO SUPPORT THE ARMY BASING PROGRAMME VIA S106 AGREEMENT
PRINCIPAL INFRASTRUCTURE TO BE DELIVERED BY S106
Infrastructure type Attributable Site
Description Trigger
Packway Traffic Measures - a new PELICAN or TOUCAN signalled controlled pedestrian crossing on the Packway opposite nursery/parade of shops and vehicle actuated speed sign and roundel speed markings in similar location.
No more than 130 dwellings occupied.
Packway Footway Improvement Works - works (comprising but not limited to footway widening, resurfacing, white lining and signage) to the existing footway on the northern side of the Packway to create a 3 metre wide shared use cycle/footway between A345 Stonehenge Inn roundabout, the site access and Whinyates Road/main camp entrance.
No more than 130 dwellings occupied.
Creation of 2no. new bus stops on packway. To include Real Time Passenger Information System. Positioned close to SFA site access.
No more than 130 dwellings occupied.
Larkhill
Larkhill Gate Improvement Works - (1) works (comprising resurfacing, white lining and signage) to the existing footway between Larkhill Gate B on the camp perimeter road and the SFA site access to create 3.0m wide shared use cycle/footway; (2) Improvements to Larkhill Gate B by installation of a Simplex keypad lock and CCTV link to guardroom; (3) Improvements works to Larkhill Gate A (main gate) comprising signage/roadmarkings to integrate with shared use cycle/footpath to be created North side The Packway.
No more than 130 dwellings occupied.
Bulford and Packway Bus Stop Improvements - Improvement of two closest bus stops to SFA site at Bulford Road and Churchill Avenue. Consisting of shelters and of 4No. Real Time Passenger Information displays.
No more than 130 dwellings occupied.
Sustainable Transport Works
Bulford
Bulford Road Improvements to encourage shared use - Southern and Eastern side of Warn Barracks (West of Marlborough Road) to create shared use cycle/footway between junctions of Bulford Road/Vimy Crescent and Marlborough Road/Horne Road -approximately 800m - to include white lining and signage. To also include carriageway resurfacing, new signage and white markings so as to assist cycles and encourage shared use.
No more than 130 dwellings occupied.
Upgrade to public footpath 5 and 10 - (1) upgrade between Double Hedges and Bulford Road to 3m wide cycleway/footway with associated fencing, lighting signage and required legal orders as well as appropriate connections at either end; (2) works to provide additional safe pedestrian crossing points of footpath number Bulford 10 across Double Hedges Road and for the permissive path.
No more than 130 dwellings occupied.
Bulford Gate Improvement Works - (1) Bulford Gate B (main gate) comprising signage and road markings to assist cyclists accessing the Bulford Site (2) Bulford Gate E comprising signage and road markings to assist cyclists accessing camp; (3) Bulford Gate C comprising the installation of a Simplex keypad lock and CCTV link to guardroom.
No more than 130 dwellings occupied.
Marlborough Road Improvement Works - (1) two new PELICAN or TOUCAN crossings between two sides of camp; (2)2No. Vehicle actuated speed signs and carriageway roundel speed markings in a position adjacent to camp entrance.
No more than 130 dwellings occupied.
Management of vehicle speeds on A3026 outside Wellington Academy No more than 130 dwellings occupied.
Perham Down Camp access gate improvements - (1) Gate A (off Bulford Road) install new CCTV link to guardroom; (2) Gate B and Gate D to include installation of Simplex key pad and CCTV link to guardroom.
No more than 130 dwellings occupied.
Improvements to existing bus stops outside SFA site main access onto A3026 Tidworth Road to include Real Time Passenger Information displays.
No more than 130 dwellings occupied.
Improvements to existing Corunna barracks site (new SFA site access) onto A3026 Tidworth Road (splitter island, pedestrian crossing and modification to geometry) and provision of shared use cycle/footway shared footway - to be provided on the south side of the A3026 (site frontage) between the proposed western site access and the Somme Road junction.
No more than 130 dwellings occupied.
Ludgershall
New pedestrian crossings - (1) New TOUCAN crossing across Tidworth Road outside Wellington Academy - to include 2no. vehicle actuated speed signs, and carriageway roundel speed markings; (2) New PELICAN or TOUCAN crossing immediately outside Perham Down Camp main gates to include 2no. vehicle actuated speed signs, and carriageway roundel speed markings.
No more than 130 dwellings occupied.
Junction Improvements
Bulford Junction 13D Improvement Works - Works to widen the Solstice Park Avenue and Porton Road (south) arms of the roundabout at Junction 13D Porton Road/Solstice Park Avenue/London Road in order to provide wider entries and flare lengths
No more than 150 dwellings occupied.
Junction 15 Improvement Works - Works to replace the existing T junction at High Street/Orchard End on the A3028 with a mini-roundabout
No more than 150 dwellings occupied.
Junction 16 Improvement Works - Works to replace the existing T junction at High Street/Orchard End on the A3028 with a mini-roundabout in accordance with the details shown on Drawing No. S106.001;
No more than 150 dwellings occupied.
Junction 19A - Works to A303(T) slip road and A338 to widen slip road as joins A338 at priority T junction. Improvement to provide two lanes two lanes on approach to A338 to allow left/right turning traffic to approach give way in separate lanes. Note: since works are to take place on land controlled by Highways England, these improvements to be subject of planning condition rather than controlled via s106.
Prior to occupation of any dwellings.
Junction 20 Improvement Works - Works to widen the A338 to the south of the signalised junction at Park Road/Station Road in order to create a separate right turn lane and an ahead and left turn lane on the A338 (northbound) and two ahead lanes (with associated shared turning movements) on the A338 (southbound)
No more than 200 dwellings occupied.
Junction 21 Improvement Works - Works to replace the existing priority T junction at Pennings Road/Meerut Road on the A338 with a signal controlled junction.
No more than 200 dwellings occupied.
Junction 22 Improvement Works - Works to improve junction of the A338 and Ordnance Road and the junction of the A338/St Andrew’s Road in centre of Tidworth.
No more than 200 dwellings occupied.
Ludgershall
Junction 36 and Junction 37 Improvement Works - Works to improve the junction of the A338 and Ordnance Road and the junction of the A338/St Andrew’s Road, Tidworth centre. To include new signal controlled pedestrian crossing on the A338 in the vicinity of St Andrew’s Road. Note: these junction improvements are to be the subject of a separate planning application as the necessary land is not considered to be part of the highway.
Prior to development taking place. Separate planning permission required.
Junction28 Improvement Works - Measures to improve traffic flow/ease congestion at A3026 Tidworth Road / A342 High Street / A342 Andover Road, centre of Ludgershall (war memorial). No plans submitted, possible contribution towards improvements already scheduled as part of previous planning permissions in Ludgershall - Granby Gardens (14/06522/FUL ),Empress Way (E/2013/0234/OUT), Drummond Park (E/11/0001/OUT).
To be determined.
Early Years - financial contribution to be used to provide facility at new Ludgershall Primary School site.
Upon grant of planning permission for design fee and balance to be paid upon letting of contract of new primary school.
Primary - New Ludgershall Primary School on site. 1.6Ha for 1.5FE with possibility of additional 0.4Ha to create 2FE if required.
Within 20 working days of grant of planning permission, payment of design fee. Balance to be paid upon commencement of development.
Ludgershall
Secondary - contribution to provide additional school places at Wellington Academy.
Within 20 working days of grant of planning permission, payment of design fee. Balance to be paid upon commencement of development or upon the letting of the contract to build the school extensions, whichever is the earlier.
Early Years - places to be created via extensions at Noah's Ark Nursery at The Beeches (Bulford) to provide for a minimum of 100 day nursery places.
The Haig Centre (Bulford) not to be closed until new Tidworth and Bulford EY facility has been opened and available for use. The Haig Centre being inappropriately located within the confines of Ward Barracks, which is to be redeveloped (a "backgate" access to the SPTA to be created immediately adjacent).
Education (equating to land and £18.02M total funding)
Bulford
Primary - Contributions towards the creation of extensions to Kiwi Primary School, Bulford. Separate planning permission has been granted with work on site underway.
Planning permission already granted for extensions to Kiwi Primary (15/06846/FUL) with works underway. Contributions to be paid upon signing of s106. Extensions at St Leonard's Primary (permission 15/06849/FUL) not funded by MoD.
Secondary - contribution to provide additional school places at Avon Valley College.
Within 20 working days of grant of planning permission, payment of design fee. Balance to be paid upon commencement of development or letting of contract to build school extensions, whichever is the earlier.
Early years - contributions to be paid towards providing EY spaces at the new primary school to be built at the Larkhill SFA site.
Upon the grant of the Larkhill SFA planning permission pay the design fee. Balanceof contribution to be paid upon the commencement of development or the letting of the contract for the build the new primary school, whichever is the sooner.
Primary - New primary school to be built as part of the Larkhill SFA development. 1.8Ha site to provide for 2 FE school.
Upon the grant of the Larkhill SFA planning permission pay the design fee. Balanceof contribution to be paid upon the commencement of development or the letting of the contract for the build the new primary school, whichever is the sooner.
Larkhill
Secondary - contribution to be paid towards the provision of school places at Avon Valley College.
Within 20 working days of grant of planning permission, payment of design fee. Balance to be paid upon commencement of development or letting of contract to build school extensions, whichever is the earlier.
Healthcare Larkhill 200m2 of floorscape to be created for NHS GP as part of the new MOD medical facility to be constructed on land immediate adjacent to existing health centre (South side The Packway). Seperate planning permission required for new MOD medical facility. Pre-application discussions ongoing.
Within 3 months of the date of commencement of development procure the construction of the additional NHS floorspace. Within 3 months of the commencement of the medical facility, make written offer to relevant NHS Trust or potential operator. Use reasonable endeavours with 6 months of completion of the madical facility to have procured an operator.
Sports, Leisure and Community facilities
Applies to all SFA planning applications
Implementation of "Sports and Community Access Scheme". Such a scheme compels the MoD to make sports and leisure facilities available to approved clubs and organisations by prior arrangement. The SCAS is to encourage use of facilities and will allow for parties to meet regularly so as to manage the scheme. Facilities include:
Ludgershall (Perham Down) –
New gym hall (including squash courts)
New Community centre – community room
Somme Road Rugby Pitch
Somme Road Football Pitch
Somme Road Cricket Pitch
Somme Road Polo Area
New 2x Football Pitches (1x grass and 1x 3G pitch)
Bulford –
Swimming Pool (WDO 006)
Beeches Community Centre
Marlborough Road 3G Football Pitch
Marlborough Road Cricket Pitch
Marlborough Road 5-a-side Football Pitch
Marlborough Road Changing Rooms
Double Hedges Football Pitch
Double Hedges Cricket Pitch
New 3G Football Pitch
New Cinder Running Track
Larkhill –
Church of St Albans with St Barbara (LL0368)
St Barbara’s Hall (LA0404)
Larkhill Community Centre (LA0609)
Sharpe Hall (LA0234)
Newcombe Hall (LA0360)
Home Barracks 5-a-side Football Pitch (LA0115)
Cricket Pitch (LA0321)
Cricket Pavillion (LA0012)
Astro-turf Pitch (LSX003)
Shrapnel Park Tennis Courts (LSX013 to 015)
No later than 3 months after commencement of development, submission of Sports and Community Access Scheme to Council for approval (s106 merely sets out principles and lists facilities). Implementation of SCAS within 3 months of Council's written approval.
Sports Hall (LLO075)
Squash Courts (LLO075)
New Wood Hall – Gym Hall
Piggeries Football Pitch
Knighton Down Football Pitches
Knighton Down Changing Facilities
Shrapnel Park Football Pitch
The Piggeries Rugby Pitch
Knighton Down Rugby Pitch
Knighton Down Changing Facilities
Gunners Rugby Pitch
Hockey Astro Turf
Astro Turf Goal practice area
New Wood Road – 2 Grass Football Pitches
New Wood Road – Cricket Pitches
Tidworth –
Garrison Theatre Facilities
Tidworth Oval Athletics Stadium (TXS012)
Nuffield Suite Club House (ATE011)
All-weather Sports Pitches – Astro Turf (TXS013)
Tidworth Cricket Ground (TXS020)
Tidworth Leisure Centre
St Andrews Centre
Arcot Road Football and Cricket Pitch
Tattoo Grounds Rugby and Football Pitch
Tattoo Ground Changing Rooms
VCP2 Football Pitch
Lucknow/Esso Football Pitch
New 2 Grass Football Pitches
New 2 Synthetic Sports Pitches – 1 x 3G Football Pitch & 1 x 4G Rugby Pitch
Larkhill Provision of 0.3Ha fully serviced site adjacent to new school, transferred to Council or its nominee for use as a community facility or for fire and rescue services (WF&RS have previously suggested they may have funding for an education centre). The s106 merely delivers the land and does not define or confirm precise final use. Depending on final use, separate planning permission may be required.
Upon execution of Larkhill Primary School land transfer to Council, shall also execute transfer of community land.
Ludgershall Provision of 0.4Ha fully serviced site adjacent to new school complete with existing building thereon, transferred to Council or its nominee (most likely Ludgershall Town Council) for use as a community facility. The s106 merely delivers the land and building and does not define or confirm precise final use. Depending on final use, separate planning permission may be required.
Upon execution of Ludgershall Primary School land transfer to Council, shall also execute transfer of community land to include the existing building on the land, with connection to water and power services.
Waste Applies to all SFA planning applications
Payment of contribution towards the provision of waste and recycling containers. Charged at £91 per dwelling.
