Vastern Farmery, Vastern, Royal Wotton Bassett, Swindon, SN4 7GE

1. 1.The site lies within the open countryside where new residential development is tightly controlled. Saved Policy H4 permits replacement dwellings only where it is robustly demonstrated that the existing building is incapable of retention or causes demonstrable harm to local character, and where any replacement remains comparable in size and scale. No technical or structural evidence has been provided to justify the loss of the existing dwelling, which the Local Planning Authority considers capable of retention and visually appropriate within its rural context. The proposed dwelling would introduce a substantially larger, taller and more visually prominent form of development, resulting in a marked intensification of built mass. The proposal therefore fails to satisfy the requirements of Saved Policy H4 and would result in a development that does not respond positively to the site’s rural character, contrary to Core Policy 57 of the Wiltshire Core Strategy, which requires new development to respect local distinctiveness, scale, and context.
2. 2.The proposal would result in the total loss of the existing building, which the Council identifies as a non designated heritage asset of architectural and historic value. Its modest vernacular form, materials, and long established functional relationship with Vastern Farmery contribute to the historic narrative and evolution of Vastern House (Grade II*), whose curtilage adjoins the site. The building forms part of the wider historic group that assists in understanding the rural setting, ancillary structures, and working character historically associated with the designated heritage asset. No technical evidence has been submitted to demonstrate that the building cannot reasonably be retained. The proposed replacement dwelling, being of substantially different scale, form, and architectural character, would sever this historic association entirely, eroding the site’s contribution to the significance and understanding of the Grade II* listed building and its setting. The resulting heritage harm is considerable and wholly unjustified, and no public benefits have been advanced that could outweigh such harm. Accordingly, the proposal is contrary to Core Policy 58 of the Wiltshire Core Strategy, Policy 7 of the Royal Wootton Bassett Neighbourhood Plan, and the heritage requirements of the National Planning Policy Framework.
3. 3.The scale, height and massing of the proposed dwelling would be wholly out of keeping with the established character of the site, introducing a building of substantially greater bulk and visual presence than is typical within this rural context. While historically the site accommodated larger structures, these were limited to functional agricultural buildings whose simple utilitarian form bore a clear relationship to the working rural landscape. The proposed dwelling, by contrast, bears no resemblance to that historic pattern of development and would present as an incongruous and visually intrusive form that neither reflects nor responds to the site’s rural context. Its siting and layout would further disrupt the modest, low key pattern of built form that contributes to the character of the wider historic residential grouping at Vastern Farmery. As a result, the development would represent poor design that fails to respect or reinforce local distinctiveness, contrary to Core Policy 57 of the Wiltshire Core Strategy, Policy 7 of the Royal Wootton Bassett Neighbourhood Plan, and the design principles of the National Planning Policy Framework.
4. 4.The proposed replacement dwelling would be positioned entirely outside the footprint of the existing dwelling, resulting in the creation of a second independent building within the site. In the absence of any mechanism to secure demolition of the existing dwelling or to restrict its occupation, the development would give rise to the realistic prospect of two separate dwellings on the site. The rural location is not a sustainable location for additional residential units and there is no policy support for new dwellings in this context. No legal agreement, such as a Section 106 obligation or Unilateral Undertaking, has been submitted to secure appropriate control over occupation or to prevent the establishment of an additional dwelling on the land. As a result, the Local Planning Authority cannot be satisfied that the development would not lead to an unauthorised intensification of residential use in an unsustainable countryside location. Accordingly, the proposal fails to comply with the requirements and intent of Saved Policy H4 of the North Wiltshire Local Plan and is contrary to the settlement strategy set out in Core Policies 1 and 2 of the Wiltshire Core Strategy.
5. 5.Insufficient information has been provided to demonstrate that the required mitigation for priority species on site is deliverable or enforceable. In the absence of detailed and enforceable plans specifying the design and location of the mitigation measures, the Local Planning Authority cannot be satisfied that the development would adequately protect biodiversity interests. The proposal therefore fails to comply with Core Policy 50 of the Wiltshire Core Strategy and is contrary to the National Planning Policy Framework (NPPF).

From the council's decision notice.

Postcode

SN4 7GE

Application type

Full planning permission

Scale / size

Medium

Parish

Royal Wootton Bassett CP

Date validated

29 September 2025

Consultation expiry

18 November 2025

Consultation end

18 November 2025

Target decision date

6 February 2026

Statutory period

130 days

Documents

15