Hampton Farm, Coate, Devizes, SN10 2GW

1. 1.The site is located outside of the defined limits of development and within the open countryside. Although the business appears to be profitable and demonstrates a need for more than one full time worker, arable operations do not themselves create an essential need for a worker to live permanently at the site. Neither security concerns nor the applicant having majority control of the farm business amount to an essential functional need for on site residence. As a result no suitable evidence has been put forward to demonstrate that there is an essential need for a rural worker to live permanently on the site. The proposal therefore fails to comply with Core Policy 1, Core Policy 2 and Core Policy 12, Core Policy 48 of the Wiltshire Core Strategy, National Planning Policy Framework (para 84) and the Planning Practice Guidance.
2. 2.The proposal by reason of its siting, height, design and materials would result in a stark and visually intrusive dwelling that would be out of keeping with the rural area and prominent when travelling along Coate Road. The proposed dwelling by reason of its design would impact upon the dark skies and result in harm to the tranquillity of and erode the valued qualities of the North Wessex Downs National Landscape and the Berkshire and Marlborough Downs Countryside Character Area. This would be further exacerbated through the addition of large areas of hardstanding and residential paraphernalia. There are no special circumstances that would override this concern. The proposal therefore fails to comply with Core Policy 51, Core Policy 57 of the Wiltshire Core Strategy, The North Wessex Downs Area of Outstanding Natural Beauty Management Plan 2025-2030 (November 2025) and the National Planning Policy Framework (para 189) Refusal Reason
3. 3.The only access serving the proposed dwelling lies in an area at risk of groundwater flooding. No evidence has been put forward to demonstrate that an alternative access could be located in a lower risk area and therefore the proposal fails the sequential test of paragraphs 172 -175 of the National Planning Policy Framework and the requirements of Core Policy 67 of the Wiltshire Core Strategy.
4. 4.The proposed development seeks planning permission for a self-build agricultural workers dwelling. However, no legal mechanism has been provided to secure the delivery of this unit as a self-build home in accordance with the definition set out in the Self Build and Custom Housebuilding Act 2015 (as amended). In the absence of such a mechanism, the proposal fails to demonstrate compliance with the requirements of the Town and Country Planning Act 1990 and does not meet the biodiversity gain exceptions applicable to self-build schemes. Consequently, the development is contrary to Core Policy CP50 of the Wiltshire Core Strategy, paragraph 193 of the National Planning Policy Framework, Section 111 of the Environment Act 2021 and Section 7A of the Town and Country Planning Act 1990 Nic Thomas - Director of Planning, Economy and Regeneration

From the council's decision notice.

Postcode

SN10 2GW

Application type

Full planning permission

Scale / size

Medium

Parish

Bishops Cannings CP

Date validated

21 October 2025

Consultation expiry

5 March 2026

Consultation end

5 March 2026

Target decision date

19 March 2026

Case officer

Jemma Foster

Statutory period

149 days

Documents

23