The Strategic Planning Committee of Wiltshire Council met on Tuesday 10 February 2026 to discuss several significant planning applications. Key decisions included the granting of outline planning permission for a new Motorway Rest Area at Junction 16 of the M4 near Swindon, and the approval of a mixed-use redevelopment of the Emery Gate Shopping Centre in Chippenham. The committee also considered a data centre expansion at Land South of Westwells Road, Neston, ultimately deferring a decision to allow for further assessment of outstanding information.

Motorway Rest Area at Junction 16 (M4), Swindon

Outline planning permission was granted for a new Motorway Rest Area (MRA) at Junction 16 of the M4, near Swindon. The development, proposed by Moto Hospitality Ltd, will include parking for cars, HGVs, coaches, and caravans, an amenity building, a fuel filling station, and EV charging facilities.

The committee heard that the proposal addresses a critical national and local shortage of secure HGV parking, with the location deemed sequentially optimal due to freight movement patterns and proximity to existing services. The development will also provide a significant EV charging hub, aligning with decarbonisation objectives and Wiltshire Council's EV Infrastructure Strategy. Economic benefits are projected, with an estimated 150 new full-time jobs and a £30 million investment. The design aims for BREEAM Excellent standards, incorporates green roofs and solar PV, and will deliver a biodiversity net gain.

Concerns were raised regarding highway safety and traffic impact, particularly on local roads and at Junction 16. National Highways, after extensive review and modelling, raised no objection subject to mitigation works, including widening of the M4 westbound off-slip and adjustments to lane allocations. A Section 106 agreement and conditions will secure these highway improvements, along with contributions towards Public Rights of Way improvements.

Amenity impacts on the adjacent Hay Lane Gypsy and Traveller site were carefully considered, with assessments indicating no material harm due to existing baseline noise and light from the M4 and industrial areas, and proposed mitigation measures. Conditions will be imposed to control noise, lighting, and construction impacts.

The site is located on Grade 3B agricultural land, which is not considered best and most versatile. Archaeological assessments found no significant findings requiring further mitigation.

Emery Gate Shopping Centre Redevelopment, Chippenham

Full planning permission was granted for the part-demolition and redevelopment of the Emery Gate Shopping Centre in Chippenham. The proposal by Chippenham Riverside Limited includes new buildings for commercial, community, and residential uses, along with landscaping and public realm improvements.

The development will provide 225 open market dwellings and approximately 3,742m² of commercial/retail/community space. A key consideration was the viability of the scheme, with an independent assessment indicating that the development could not support policy-compliant contributions for affordable housing, education, public open space, leisure, or all highway mitigation measures. However, the proposal will be subject to Community Infrastructure Levy (CIL) contributions and a Section 106 agreement securing a £35,801 commuted sum for waste and recycling, a £5,815 fee for Biodiversity Net Gain monitoring, and £20,000 towards masterplanning for Island Park.

The design aims to enhance the town centre's vitality and viability, replacing the existing tired shopping centre with modern, flexible commercial units and active frontages. While the total retail floor space will be reduced by approximately 25%, the new units are designed to be adaptable and attractively presented. The residential component will increase town centre population, contributing to natural surveillance and activity.

Concerns were raised about the reduction in retail floor space and the impact on existing businesses during construction. The applicant has committed to a Decanting Framework to support business continuity.

The development's scale and massing were a point of discussion, particularly in relation to the Chippenham Conservation Area and nearby listed buildings. While some less than substantial harm was identified to the setting of St Andrew's Church and the character of the Emery Lane/St Mary's Street junction, this was considered outweighed by the heritage enhancements offered by the new High Street frontage and the overall regeneration benefits.

Sustainable construction measures are included, aiming for BREEAM Very Good and an electrified heating system, making the development net zero ready . Flood risk was a significant consideration, with the site located in flood zones 2 and 3. The proposal includes measures to manage surface water, including green roofs, permeable paving, and attenuation tanks, and a Flood Warning and Evacuation Plan will be implemented.

Land South of Westwells Road, Neston (Data Centre Expansion)

The committee considered the redevelopment of land south of Westwells Road for an extension to the Spring Park data centre campus. The proposal by Ark Estates 4 Ltd involves a new data centre building and associated infrastructure.

Significant objections were raised by local residents and groups concerning drainage, flood risk, landscape and visual impact, amenity, highway safety, ecology, and the principle of development. Objectors argued that critical technical evidence, particularly regarding drainage and flood risk, was missing and that these fundamental issues could not be lawfully deferred to planning conditions. They also raised concerns about the underestimation of landscape and visual harm, the adequacy of noise and lighting assessments, and the potential impact on protected bat species.

Officers acknowledged that the application had been before the committee previously and was deferred due to late-received representations. Since then, further documents have been submitted by objectors and the applicant. The officer's report, including an addendum, concluded that drainage issues could be adequately dealt with by way of conditions, and recommended granting planning permission.

However, following debate and in light of the detailed concerns raised by objectors regarding unresolved drainage and flood risk issues, the committee voted to defer the decision. This deferral is to allow officers time to assess additional information and ensure a robust and legally compliant decision can be made.

Planning Appeals and Updates

The committee received an update on planning appeals. Two appeals had been decided: one for land at Christian Malford was refused by the committee but allowed at appeal, and another for land west of Lyneham Substation was also allowed at appeal with conditions. An appeal received for land south of Potterne Park Farm, near Potterne, was noted as pending.

The appeal decision for Land West of Lyneham Substation, West of Dauntsey Lock, Wiltshire, was detailed. An inspector allowed the appeal and granted planning permission for a renewable energy park comprising ground-mounted solar photovoltaics, subject to conditions. The inspector found that while there would be moderate harm to landscape character and visual amenity, and less than substantial harm to heritage assets, these were outweighed by the public benefits of renewable energy generation, biodiversity net gain, and economic benefits. The decision also addressed concerns regarding flooding and drainage, highway impacts, ecological interests, agricultural land, and grid connection issues.