The Northern Area Planning Committee of Wiltshire Council met on 3 September 2025, and deferred a decision on a reserved matters application for land off James Avenue, Regents Park, Calne due to concerns about drainage. The committee also reviewed several planning appeals and updates.

Land off James Avenue, Regents Park, Calne

The committee deferred a decision on planning application PL/2024/08991 for land off James Avenue, a reserved matters application for the development of 17 dwellings, until further information is provided.

The reasons for deferral were to seek:

• clarification from Wessex Water that the proposed foul water drainage system is workable and will not contribute to wider network issues
• details of technical solutions available for foul water drainage

The application seeks approval for reserved matters (access, appearance, landscaping, layout and scale) following outline permission 20/07659/OUT for 17 dwellings.

At a previous meeting on 6 August 2025, Councillor Ian Thorn had called the application in, citing concerns about visual impact, the relationship to adjoining properties, and drainage.

Senior Planning Officer Gen Collins presented a report recommending approval, noting that the principle of development had already been approved and that no objections had been raised by technical specialists. She also noted that the council faced a significant shortfall of housing, and that the National Planning Policy Framework (NPPF) supported approval.

Adrian Walker, Development Management Team Leader, referred to an appeal decision by Lagan Homes and White Lion Land (Malmesbury) Limited for Land off Park Road, Malmesbury, where the Planning Inspector allowed the appeal and approved the reserved matters.

Several members of the public spoke in objection to the application, including Councillor Declan Boore and Councillor Celia Stevens from Calne Town Council, Francesca Jackson, and Chris Gale. Ed Dodd, the applicant, spoke in support. Councillor Ian Thorn also spoke in objection, raising concerns about drainage issues.

Some committee members expressed concerns about foul water drainage and its impact on the wider area, while others noted that many of the issues raised related to matters external to the application site.

Legal advice was given to Members that there were no technical objections to the Reserved Matters Application and there was a risk that deferring the application could result in the applicant appealing to the Planning Inspectorate for non-determination.

Councillor Gavin Grant moved to defer the application for up to two committee cycles, which was seconded by Councillor Howard Greenman.

Planning Appeals and Updates

The committee received a written update on planning appeals. Adrian Walker presented the update, which included discussion about the number of major application decisions overturned on appeal.

The committee noted that the council was close to the 10% level of overturned decisions that could trigger government intervention. A briefing was being prepared for members on the situation and the risk of being placed in special measures should the number of overturns increase.

The committee requested updates at each meeting on the percentage of major applications overturned on appeal.

Recent Appeal Decisions

The committee noted the following appeal decisions:

• Three Bridges, Ashton Keynes: An appeal against the refusal of planning permission for the conversion of an existing barn to create three holiday lets was dismissed. The inspector, E Worley, determined that the site was not a suitable location for holiday let accommodation, as it was in an area of open countryside and not in conjunction with a particular countryside attraction.
• 11 Quemerford, Calne: An appeal against the refusal of planning permission for the erection of a single dwelling for independent active older persons was allowed with conditions. The inspector, D R Kay, found that the proposal would not harm the character and appearance of the area, and that it would accord with Policy CP57 of the Wiltshire Core Strategy, Policy BE1 of the Calne Community Neighbourhood Plan 2 (2025), and with Chapter 12 of the National Planning Policy Framework (2024).
• Land at Gate Farm, Sutton Benger: An appeal against the refusal of planning permission for the erection of two new dwellings was allowed with conditions. The inspector, P Brennan, found that the proposal would not harm designated heritage assets, and that the adverse impacts of the proposal associated with its location outside the settlement boundary would not significantly and demonstrably outweigh the benefits when assessed against the policies in the Framework taken as a whole.
• Land at Willowfield House, Foxley Road, Malmesbury: An appeal against the refusal of permission in principle for the erection of a self-build dwelling was dismissed. The inspector, P Brennan, found that the site was not suitable for the proposed development, having regard to relevant policies for the location of housing and its accessibility to services and facilities, and its location within the Cotswolds National Landscape.
• 1 Greenway Avenue, Chippenham: An appeal against the refusal of planning permission for a two-storey extension was dismissed. The inspector, D R Kay, found that the proposal would be an incongruous and dominant form of development which would harm the character and appearance of the host dwelling and the surrounding area.
• 25 Hither Spring, Corsham: An appeal against a condition requiring an assessment of the acoustic impact of an air source heat pump was dismissed. The inspector, E Worley, found that the condition was reasonable and necessary in the interests of the living conditions of occupiers of nearby properties.
• 34 Brook Drive, Corsham: An appeal against the refusal of planning permission for a loft conversion with a rear flat roof dormer was dismissed. The inspector, D R Kay, found that the proposal would be an incongruous and dominant form of development which would harm the character and appearance of the host dwelling and the area, and the living conditions of the occupiers of neighbouring properties with regards to overbearing and overlooking.

New Planning Appeals

The committee noted the following new planning appeals:

• Ruby Cottage, The Street, Alderton, Chippenham: Change of use of annexe to a self contained dwelling and erection of fence (retrospective).
• Land North of Bath Road, Corsham: Outline planning application for residential development of up to 150 dwellings, mixed-use hub, roundabout junction, public open space and associated infrastructure.
• 49 North Street, Calne: Repair of an existing dormer window and surrounding structure to allow for two glass doors instead with narrow, fixed glass side panels (part retrospective).
• 15A High Street, Calne: Replacement of two wooden sash windows with uPVC double glazed equivalents with acoustic glass.
• 15A High Street, Calne: Replacement of two wooden sash windows with uPVC double glazed equivalents with acoustic glass.

Public Participation

Nigel Billingham submitted a question regarding enforcement action related to a Section 106 agreement for Hilltop Park (16-12493-FUL). He asked why enforcement action had not been taken against potential breaches of the agreement, and what confidence future residents could have that Wiltshire Council would stand up for them when developers fail to honour their legal obligations.

The response stated that the Enforcement Team is in ongoing discussion with the developer regarding allegations of breaches of planning control, and that the s.106 compliance team monitors s.106 obligations. Action may be taken through Legal Services, including seeking an injunction through the courts, or the LPA may enter onto the land to carry out the works itself and recover its reasonable expenses.