Saturday 8th April 2023
From the website: Bore Hill Farm From Legal & General Modular Homes – An exemplar neighbourhood of energy efficient modular homes at Bore Hill Farm, Warminster.
Land at Bore Hill Farm on the southern edge of Warminster has been allocated in Wiltshire Council’s Housing Site Allocations Plan (WHSAP) as a site where new homes will be built. The Housing Site Allocations Plan was adopted by Wiltshire Council in 2020, and forms a key part of the Council’s Development Plan for housing delivery in the county.
Informed by the allocation in Wiltshire’s Development Plan, Legal & General Modular Homes is proposing a new neighbourhood of energy-efficient new homes at Bore Hill Farm. Built using innovative modular construction methods, our homes deliver the very highest standards of energy-efficiency, while being constructed in roughly half the time of homes built using traditional construction techniques.
The emerging proposals for Bore Hill Farm will be the first development of its kind in Wiltshire, providing an exemplar neighbourhood of sustainable, affordable, energy efficient homes in Warminster.
Revised Planning Application
We created this consultation website to provide the community with an opportunity to help shape the emerging plans during pre-application consultation on previous plans in 2021. Following that consultation we submitted a Full Planning Application to Wiltshire Council to deliver a new neighbourhood of energy-efficient homes on a site allocated for residential development. Following subsequent feedback from technical consultees and the community, we took the decision to withdraw that Planning Application to enable us to undertake further work to deliver a revised layout, as we want to respond positively to feedback and provide an exemplar development of low carbon homes that is the best it can be and responds positively to the local context.
We are now working up revised plans with a view to submitting a new planning application in September 2022. We have reduced the number of homes proposed to 84, enabling us to provide additional green public open space, including children’s play area, and increased Biodiversity Net Gain. We are also exploring the potential to deliver the new neighbourhood to the “Building With Nature†standard.
In addition to reducing the number of homes overall, we have also changed the housing mix to include a number for 4-bed homes, in addition to 2 and 3-beds.
We would like to hear from the Warminster community as we work to finalise our plans. You can find out more about the revised plans here. Once you have had an opportunity to read about our emerging new plans, please take a moment to let us know your comments via our feedback questionnaire.
We are continuing to work on the emerging plans and will update this website over the coming days and weeks with additional information as it becomes available, including an interactive landscape masterplan.
FAQs
We have answered some of your most common questions about the proposed development.
Where is the Bore Hill Farm site?
The site is located on the southern edge of Warminster, being formed of land between the A36 and Deverill Road, with Ludlow Close to the north.
Why is this development being proposed?
The site is allocated for residential development under policy H2.7 of Wiltshire Council’s Housing Site Allocations Plan, adopted by the Council in 2020 following extensive consultation. Informed by the adopted policy, we are now bringing forward an outline planning application for residential development in the form of innovative, energy efficient modular homes constructed off-site.
What is Wiltshire Housing Site Allocations Plan?
The site proposed for development at Bore Hill Farm has been allocated as a site where new homes should be built in the Wiltshire Housing Site Allocations Plan. Wiltshire Housing Site Allocations Plan was adopted by Wiltshire Council in February 2020 following extensive consultation and an Examination in Public conducted by the Government’s Planning Inspectorate. The purpose of the Wiltshire Housing Site Allocations Plan is to facilitate the delivery of new housing set out in the Wiltshire Core Strategy, adopted by the Council in January 2015. Both the WHSAP and Core Strategy are key elements of the Development Plan for Wiltshire.
Why is it important to deliver development on allocated sites such as this?
Sites for housing are allocated by Local Planning Authorities on the back of extensive consultation locally, as well as ratification from the Government’s Planning Inspectorate. Allocating sites for housing demonstrates that Local Authorities are planning for the future, and can demonstrate that there are sufficient sites available to meet future need. If allocated sites are not delivered, this results in a housing shortfall. Developers can seek to take advantage of such a shortfall by proposing development on unallocated sites, arguing to the Government that the Council has failed to deliver sufficient housing supply. Ensuring that sites that have been allocated for new homes are brought forward for development boosts housing supply and protects against this scenario.
Why did you withdraw your previous planning application for this site?
We took the decision to withdraw the previous planning application, submitted in 2021, following feedback on the proposed layout of the neighbourhood during Wiltshire Council’s Statutory Consultation. We want to take the opportunity to undertake further work to deliver a layout that responds positively to feedback received and deliver an energy efficient new neighbourhood in line with the site’s allocation, that is the best it can be.
What changes have you made with your new plans?
We have made a number of changes in response to feedback. We have reduced the number of homes proposed from 95 to 84. We have also amended the mix of homes to include a number of four bed townhouses to provide options for larger families, in addition to the two and three bed homes aimed at young families, first time buyers and downsizers.
Reducing the number of homes has enabled us to provide greater areas of public open space throughout the site, including a central “village green†with play area, a “swale street†of meadow planting and fruit trees, as well as the retention and enhancement if the habitat area on the raised area in the south of the site. The west of the site is also being retained as green open space.
Increasing the green areas across the site means we have greater potential to deliver increased Biodiversity Net Gain.
What will the houses look like?
Despite the innovative off-site modular construction techniques employed by us, the facades and roofs of our homes are finished on site, enabling a traditional appearance in harmony with the local vernacular as required.
The homes will include a mix of two and three bed to deliver a level of affordability aimed at young families and first-time buyers, but that will also appeal to downsizers.We are also now proposing some four bed townhouses in the central area of the site to provide options for larger families.
The homes will incorporate a mix of materials to reflect the local vernacular in Warminster, including grey stone, red brick and pale render.
Do modular homes look any different to traditionally built homes?
No, they appear no different to a traditional house. The modular units are built to the highest standards in our factory in Yorkshire, incorporating the highest standards of energy performance (EPC “A†– currently just 1.7% of UK new-build homes achieve this rating). They are then finished on site using traditional external materials, such as brick facades and tiled roofs. The result is what looks like a traditional house, but built in half the time and delivering much higher standards of energy efficiency.
The homes will incorporate a mix of materials to reflect the local vernacular in Warminster, including grey stone, red brick and pale render.
How energy efficient and sustainable will the houses be?
Our homes meet EPC rating “A†and it is the developer’s aim to try to go beyond this to achieve Net Zero Carbon if possible. Currently in the UK just 1.7% of new builds achieve EPC “Aâ€.
In addition to the enhanced energy performance of our homes, we are also exploring opportunities to attain Building with Nature accreditation. Building with Nature (BwN) is a voluntary approach that enables developers to go beyond the statutory requirements to deliver more for people and wildlife.
Will these houses be affordable?
One of the many benefits of modular housebuilding is that it delivers a level of affordability that is accessible to first-time buyers. Our products, and proposals for this site, are focussed on two and three bed homes aimed at young families, as well as downsizers. In addition, with the ability to achieve EPC “Aâ€, the homes deliver further savings to occupants in terms of lower energy bills. 30% of the homes will be affordable homes for families on Wiltshire’s housing list.
Will there be any public open space as part of the development?
By reducing the number of homes proposed from 95 to 84, we are able to deliver more green public open space than in our previous plans. The habitat and trees on the raised area at the south of the site will be retained and enhanced, as will the green areas on the western side of the site. Within the development we will be providing a “village green†area, incorporating trees, green spaces, and play area. We will also be incorporating a “green street†through the development running from north to south. This will feature meadow planting and fruit trees, providing a green corridor through the new neighbourhood.
The hedgerows on the northern perimeter will be retained and bolstered with additional planting, as will the existing public right of way.
How will the site be accessed and what are the implications for the local highways network?
Access to the development will be via a new junction off Deverill Road. The new junction and the wider proposals will subject to a transport assessment as part of the planning application to ensure that any impact on the highways network locally is mitigated. The site is conveniently located for residents wishing to access the A36 and A350 strategic routes without the need to travel through the town and surrounding residential streets. It is our intention to seek to extend the 30mph speed limit further out along Deverill Road towards the A36/A350 junction. This was an aspiration expressed by local representatives during our pre-application consultation on the 2021 plans.
Traffic speeds on Deverill Road can be very high, which is a concern. Can you do anything about this?
This is something that came up in discussions with local councillors on a site visit, as well as members of the public during the preparation of our previous plans. To address this, we have proposed to create a new reduced speed limit of 40ph, extending from the existing 30mph limit and continuing further south along Deverill Road towards the roundabout at its junction with the A36/A350.
Will the existing public right of way on the northern boundary of the site, behind Ludlow Close, be retained?
Yes, the existing footpath on the northern boundary of the site behind Ludlow Close will not be impacted by the development. This will be retained, as will the hedgerows. Indeed, we will be bolstering the hedgerows with additional planting. We are proposing to provide a pedestrian link from the new neighbourhood to join the existing footpath.
What will the visual impact of the development be for existing residents?
The topography of the site means that any visual impact on the surrounding area will be greatly reduced. However, the development proposals will incorporate features to further mitigate any visual impact, including additional landscape screening at the site boundaries. There will be no overlooking or overshadowing of existing neighbouring properties. You can view cross sections of the site showing the relationship of the new homes to existing neighbouring properties on the “find out more†page of this website.
Will there be sufficient on-site parking proposed for new residents of the development?
Yes, it will meet the Wiltshire policy requirement.
Does this site flood?
No. The site is located within Flood Zone 1 and as such is considered to be at lowest risk of flooding. The surface water drainage strategy for the site will improve local drainage, delivering a betterment to the surrounding area over the current situation.
Will noise, dust and traffic from construction disturb local residents?
Our modular homes are delivered in approximately half the time of a traditional build, resulting in significantly reduced disruption to the existing community during construction compared to traditional new builds. It also results in fewer workers needed on site, meaning fewer issues with parking and much reduced construction traffic during the construction phase. The modular approach will significantly reduce construction traffic and deliveries to site – as the majority of the house is delivered in 2 to 4 vehicle movements.
When will you start building the houses and how long will it take?
Timescales are dependent on planning. We hope to submit a revised planning application in September 2022. We would estimate a delivery time of less than 70 weeks for the development, slightly longer than we would usually expect due to extensive site preparation works required at this particular location.
Will there be any contributions to local services to ensure local schools, doctors etc can cope with additional demand?
Yes. The policy for the site makes clear that appropriate contributions may be sought to help fund an increase in capacity at local schools, GP surgeries and dentistry in the town in accordance with Core Policies of the Wiltshire Core Strategy. When our revised application is submitted, the Local Planning Authority will consult with education providers, the NHS and others to establish what contributions will be needed.
Our Revised Proposals
New sustainable homes on a site allocated for residential development in the adopted Wiltshire Housing Site Allocations Plan (WHSAP)
Revised plans in response to feedback from the public and from statutory consultees including officers at Wiltshire Council.
A reduced number of 84 new homes providing a more appealing streetscape, enabling the provision of greater areas of green public open space, and increased opportunities for Biodiversity Net Gain.
An amended housing mix to include a number of 4-bed homes for larger families, in addition to 2 and 3-bed homes aimed at young families, first time buyers and downsizers.
Innovative precision-engineered modular homes achieve highest possible energy efficiency rating – EPC A. Currently under 2% of UK new-build’s reach this standard.
Modular construction technique typically delivers homes in around half the time of traditional construction methods, with far fewer workers on site, greatly reduced construction traffic, less dust and noise generated by construction.
With Wiltshire currently lacking a 5-year housing land supply, it is essential that sites that have been allocated for housing in the Development Plan for Wiltshire are delivered, in order to boost the land supply position and protect unallocated sites from speculative development bids.
Reduced construction time means faster contribution to Wiltshire’s 5-year housing land supply on an allocated site, protecting unallocated sites elsewhere in Warminster from speculative development.
An exemplar neighbourhood, the first of its kind in Wiltshire, delivering affordable, sustainable, comfortable, precision-engineered homes for young families, first-time buyers and downsizers.
https://www.landgborehillfarm.co.uk/