Update 29/08/2026

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Hello,

Following a relatively quiet period, several important developments have occurred. I apologise for the length of this update, but please take a moment to read it carefully.

1. National Planning Policy Framework (NPPF)

  • Background
    • With effect from 17 August 2026, the Government introduced a new National Planning Policy Framework (NPPF) for Local Planning Authorities (LPAs), including Wiltshire Council.
    • The NPPF sets out the Government’s planning policies for England and explains how they should be applied. Its central purpose is to guide local plans and planning decisions towards sustainable development, balancing housing and economic needs with environmental protection, infrastructure, good design and local character. It is a material consideration when planning applications are determined.
    • EBBRAG understands that Wiltshire Council’s Planning Department has invited Bellway to review its speculative planning application, PL/2026/02717 (Home Farm), against the new NPPF and amend it if necessary.
  • Action
    • If you objected to PL/2026/02717 through the Wiltshire Council Planning Portal and your objection cited the 2024 NPPF, you may wish to update it using the relevant paragraphs in the new NPPF. There is no obligation to do so, but it may be appropriate for more technical objections.
    • One simple approach is to ask an AI provider, such as ChatGPT, to compare your original objection with the NPPF published on 17 August 2026 and identify any updated policies or paragraphs that may be relevant. You can then submit an updated objection through the Wiltshire Council Planning Portal.
    • EBBRAG understands that the consultation period for this application has been extended until 31 October 2026.
    • Please note:
      • If your original objection did NOT rely on NPPF policies or paragraph references, you do not need to update it. Your objection will still be considered by the Planning Officer.
      • If you are concerned or do not understand the above please contact info@ebbrag.com  for help.

2. New speculative planning application: PL/2026/04915

  • Background
    • A new speculative planning application, PL/2026/04915, has been submitted for the removal of a derelict gate and repairs to reinstate the existing pedestrian opening in the stone wall immediately west of The Cotes, a Grade II listed building. A photograph of the entrance is included below.
    • You may recall that Bellway, through its agent, previously submitted planning application PL/2026/03056 for the same proposed pedestrian entrance. The application was submitted on incorrect forms. Wiltshire Council advised the agent to withdraw it and resubmit using Listed Building Consent forms, as the wall is Grade II listed.
    • Unfortunately, objections made to the original application cannot be transferred to the new application. Anyone wishing to object must submit their comments again through the Wiltshire Council Planning Portal.
    • The agent has also not used the August 2026 NPPF as its planning-policy reference. Its arguments are therefore not reinforced by reference to the current NPPF policies and paragraphs.
  • Action
    • Please resubmit your objection through the Wiltshire Council Planning Portal. The relevant new NPPF policies and paragraphs are set out in the first objection.
    • Further objections would be greatly appreciated. The proposal would create a substantial pedestrian entrance onto Boreham Road where none currently exists. Levelling the field side with the Boreham Road pavement could create a route for surface water to discharge onto Boreham Road. The proposal may also require significant engineering works beyond those described in the application, and the entrance is not required for the proposed estate.

3. Wiltshire Council Local Plan rewrite

  • Background
    • The Wiltshire Local Plan sets out how and where development will take place across Wiltshire, including housing, employment, infrastructure and waste facilities.
    • Wiltshire’s proposed new Local Plan to 2038 was recently rejected by a Planning Inspector at the examination stage. The concerns included insufficient housing land, excessive reliance on proposed new settlements, and whether development was being directed to areas of demand. Under current Government policy, Wiltshire is required to identify land for around 3,500 homes each year.
    • The consultation on the revised plan will begin on 2 September 2026. Members of the public are invited to engage with the Council and help shape the new plan.
  • Action

Regards,

Administrator