News
5th March 2026
Planning Application: Residential Development at Inlands Farm (approximately 275 dwellings) Location: Land at Inlands Farm, The Marsh, Wanborough, Swindon
The South Swindon Protection Group (SSPG) submits this formal representation in respect of Planning Application S/26/0173 relating to the proposed residential development of approximately 275 dwellings at Inlands Farm, The Marsh, Wanborough.
SSPG was established in 2018 to represent residents and communities affected by large-scale development proposals in south and east Swindon. The group was originally formed in response to proposals for a Science Park development on land between Wanborough and Swindon and continues to monitor development affecting the landscape, heritage and infrastructure of the area.
Having reviewed the application documentation and supporting technical reports, SSPG considers that the proposal is fundamentally inconsistent with the adopted Swindon Local Plan and with national planning policy set out in the National Planning Policy Framework (NPPF).
For the reasons set out in this representation, the proposed development would result in unacceptable harm to the countryside separating Wanborough and Swindon, conflict with policies protecting the Area of Non-Coalescence, and introduce unsustainable development outside the planned growth framework for eastern Swindon.
The application site lies outside the defined settlement boundary and is not allocated for development within the adopted Swindon Local Plan.
The Local Plan establishes a spatial strategy directing strategic housing growth to allocated sites, most notably the New Eastern Villages (NEV).
The Inlands Farm proposal sits outside this strategic framework and therefore represents speculative development rather than plan-led growth.
NPPF Paragraph 15 states:
“The planning system should be genuinely plan-led, with succinct and up-to-date plans providing a positive vision for the future of each area.”
Allowing development outside the established growth strategy would undermine the integrity of the development plan and weaken the coordinated delivery of infrastructure planned to support the New Eastern Villages.
The application site is not only outside the settlement boundary and outside the New Eastern Villages allocation, but was not identified or assessed as a potential development site during the preparation of the Local Plan.
The Local Plan process involved extensive evidence gathering, site promotion, sustainability appraisal and public examination before strategic development locations were identified.
Through this process the New Eastern Villages were selected as the appropriate location for strategic housing growth in eastern Swindon, supported by planned infrastructure including the Southern Connector Road.
The Inlands Farm site does not form part of those allocations and was not included within the evidence base supporting the development strategy. The site was also promoted during the Regulation 18 stage of the emerging Local Plan and was not taken forward for allocation.
Allowing development on land that has not been assessed through the plan-making process would undermine the credibility of the development plan and conflict with the plan-led approach to decision making established by national planning policy.
Policy NC3 of the Swindon Local Plan designates land between Swindon and surrounding settlements, including Wanborough, as an Area of Non-Coalescence in order to prevent the physical and visual merging of settlements and to safeguard the distinct identity and character of those communities.
The application site lies squarely within this protected gap.
The proposed development would introduce a substantial residential estate into this countryside and would materially reduce the physical and visual separation between Swindon and Wanborough.
Development would:
• extend the urban edge of Swindon southwards beyond the Southern Connector Road • significantly erode the open countryside separating Swindon and Wanborough • introduce a prominent housing development at the northern approach to the village • undermine the strategic objective of maintaining settlement separation
Once development begins to erode this strategic gap the ability to resist further incremental expansion becomes significantly weakened. Approval of development within this protected gap would therefore create a precedent for further encroachment into countryside intended to remain undeveloped.
The sensitivity of this area of countryside has previously been recognised through the refusal of the proposed Science Park development affecting land between Wanborough and Swindon, which was dismissed at appeal.
In that decision the Planning Inspector concluded that development in this location would harm the landscape setting of Wanborough and erode the important countryside gap separating the village from the urban edge of Swindon.
Swindon Borough Council has recently reaffirmed the importance of the Area of Non-Coalescence in refusing development proposals at Land North of Redlands, where the protection of the settlement gap formed a key reason for refusal.
Although the current application proposes residential development rather than employment use, the fundamental planning issue of maintaining settlement separation remains unchanged.
The application site lies immediately adjacent to the North Wessex Downs National Landscape.
NPPF Paragraph 176 states: “Great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks and Areas of Outstanding Natural Beauty.”
The contribution made by land outside a National Landscape to its setting is a recognised material planning consideration and development affecting that setting must be carefully assessed.
Although the site lies outside the designated boundary, the countryside between Wanborough and Swindon forms part of the wider landscape setting of the National Landscape.
Development would urbanise currently open countryside and harm the rural landscape approach to Wanborough.
Such harm cannot be adequately mitigated through landscaping because the fundamental character of the site would be permanently altered.
The Transport Assessment and Travel Plan assume that residents will adopt sustainable travel patterns including walking, cycling and public transport.
However, the location of the site indicates that the development would function primarily as a car-dependent commuter estate.
Constraints include:
• limited public transport accessibility • reliance on narrow rural routes including The Marsh and Pack Hill • limited pedestrian connections to schools and services • dependence on Swindon for employment, education and healthcare
Wanborough Primary School lies more than 1.5 miles from the site via rural routes lacking continuous footways.
Secondary education would require travel to Swindon schools such as Dorcan Academy. The applicant suggests that access to schools could be supported through publicly funded school transport. However, no funding source or delivery mechanism has been identified within the application.
The development would therefore generate significant additional car travel and conflict with Local Plan Policy TR2 and the sustainable transport objectives of the NPPF.
The development would introduce additional traffic onto routes including The Marsh, Pack Hill and Wanborough village roads.
These routes are already constrained in terms of width and capacity. The Southern Connector Road was designed to accommodate traffic associated with the New Eastern Villages development and should not be burdened by additional speculative development outside that framework.
Additional traffic from this development would increase pressure on already constrained local roads and junctions. Should the application nevertheless be approved, consideration should be given to restricting right-turn movements from the site onto The Marsh in order to reduce potential rat-running and improve road safety.
The application site currently comprises open agricultural land containing hedgerows, tree belts and field boundaries which form part of a wider ecological network across the Wanborough and eastern Swindon landscape.
These landscape features provide habitat connectivity and wildlife corridors linking surrounding countryside and contribute to the rural character of the area.
Development of the site would result in:
• loss of countryside habitat • fragmentation of ecological corridors including hedgerows and field margins • increased disturbance to wildlife from residential activity • increased light pollution affecting nocturnal wildlife and potentially undermining dark sky objectives associated with the nearby National Landscape.
NPPF Paragraph 174 states that planning decisions should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes and recognising the intrinsic character and beauty of the countryside.
Development of this site would therefore represent further urbanisation of countryside forming part of the rural setting of Wanborough and would contribute to the gradual erosion of the open landscape separating the village from Swindon.
Foul Drainage and Wastewater Infrastructure
A development of approximately 275 dwellings would also generate a significant increase in foul wastewater flows which would need to be accommodated within the existing sewer network and wastewater treatment infrastructure.
The eastern Swindon area is already experiencing substantial growth associated with the New Eastern Villages development, which will place considerable additional demand on wastewater infrastructure.
Where sewer networks or treatment works are operating close to capacity, additional development can increase the risk of sewer surcharging, foul water flooding and pollution incidents affecting local watercourses.
The application documentation provides limited detail regarding the capacity of the existing sewer network and wastewater treatment infrastructure to accommodate the additional flows generated by the development.
Given the cumulative scale of development already planned within the New Eastern Villages, it is important that the planning authority is satisfied that adequate wastewater infrastructure capacity exists or will be delivered in a timely manner to support the proposed development.
Without clear evidence that sufficient wastewater capacity is available, the development risks placing additional pressure on already constrained infrastructure.
The proposed development would place additional pressure on local education and healthcare infrastructure which is already under significant strain.
The applicant’s own Social Infrastructure Assessment estimates that the development would generate demand for approximately:
• 88 primary school places • 47 secondary school places
However, available capacity within nearby schools is extremely limited. Wanborough Primary School currently has very limited spare capacity, estimated at approximately eight available places, and is located more than 1.5 miles from the site. Access to the school is via narrow rural roads lacking continuous footways and lighting, meaning that many school journeys would likely be undertaken by car.
The application therefore relies heavily on future education provision associated with the New Eastern Villages (NEV) development.
However, elements of this planned infrastructure have already been delayed or remain uncertain.
In particular:
• The proposed Foxbridge school site was overturned on appeal and will not proceed. A planning application for approximately 71 dwellings on this land has since been recommended for approval at a forthcoming Swindon Borough Council planning committee meeting.
• Funding for the proposed secondary school at Great Stall East and the primary school at Lotmead Village is currently under review by the Department for Education, creating uncertainty regarding the timing and delivery of these facilities.
• The Redlands primary school, although now funded, would be expected to serve a very substantial proportion of the New Eastern Villages development, which is anticipated to deliver approximately 9,500 homes. For a development of this scale, it would normally be expected that multiple primary schools and additional secondary education capacity would be required.
Taken together, these factors create significant uncertainty regarding the ability of the planned NEV education infrastructure to accommodate additional pupil demand arising from both the New Eastern Villages and further speculative development outside the strategic allocation.
The proposed development would therefore introduce additional housing outside the NEV allocation while relying on infrastructure intended to support the strategic growth area.
Healthcare provision in the area is similarly constrained. The nearest GP practice, Ramsbury and Wanborough Surgery, already operates under significant patient demand.
The proposed development is estimated to introduce approximately 685 additional residents, placing additional pressure on healthcare services that are already experiencing capacity constraints.
Taken together, these impacts raise concerns regarding the ability of existing and planned infrastructure to accommodate the cumulative population growth associated with both the New Eastern Villages and additional speculative development outside the Local Plan framework.
The development would affect the setting of heritage assets including the Upper Wanborough Conservation Area and the historic setting of St Andrew’s Church.
Archaeological investigations submitted with the application identify the presence of a Roman farmstead within the site boundary, representing a non-designated heritage asset.
NPPF Paragraph 203 states:
“The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application.”
The presence of Roman archaeological remains demonstrates the long historic use of this landscape and reinforces the sensitivity of the site to development involving substantial ground disturbance.
The current proposal to locate play areas over parts of the archaeological remains would involve substantial ground disturbance and could lead to the permanent loss of archaeological remains.
Historic England guidance emphasises that preservation in situ should be the preferred approach where archaeological remains are of significance.
Given the scale of development proposed, preservation in situ appears unlikely to be achievable.
Technical reports accompanying the application confirm that the site is characterised by clay soils, shallow groundwater levels and limited infiltration capacity.
As a result, the development would rely heavily on engineered drainage systems including attenuation basins and controlled discharge infrastructure rather than natural infiltration.
Local experience indicates that parts of the site have historically experienced surface water accumulation during periods of heavy rainfall.
NPPF Paragraph 167 requires that development should ensure that flood risk is not increased elsewhere.
While attenuation basins and other Sustainable Drainage Systems (SuDS) can be effective when properly designed and maintained, their performance is dependent upon long-term inspection, management and maintenance.
Without regular maintenance, drainage infrastructure can become blocked, silted or otherwise degraded, significantly reducing its effectiveness and increasing the risk of flooding.
The application documentation provides limited detail regarding the long-term governance, funding and management arrangements for maintaining these drainage systems over the lifetime of the development.
Given the known drainage constraints of the site, the reliance on engineered attenuation features raises concerns regarding the long-term resilience of the proposed flood mitigation measures.
Unless robust and enforceable long-term maintenance arrangements are secured, there is a risk that the proposed drainage infrastructure could deteriorate over time, potentially leading to increased surface water flooding within the development and in surrounding areas.
The cumulative impact of development must also be considered.
The New Eastern Villages programme already includes approximately 9,000–10,000 homes.
Infrastructure associated with this growth is still being delivered and remains uncertain in several areas including education and healthcare provision.
The proposed development would introduce further housing outside the strategic growth framework and would place additional pressure on infrastructure intended to support the NEV.
The scale of development already planned within the New Eastern Villages will place substantial pressure on roads, schools, healthcare services and community infrastructure across eastern Swindon.
Allowing further housing development outside the NEV allocation risks undermining the coordinated infrastructure planning that underpins the Local Plan strategy.
The Council’s most recent housing land supply position indicates approximately 4.8 years of deliverable housing supply, representing around 95% of the five-year requirement. This represents only a marginal shortfall.
Where any shortfall is limited, the weight to be given to additional housing supply is correspondingly reduced.
In these circumstances the development plan should continue to carry substantial weight.
The proposal conflicts with multiple Local Plan policies including Policy NC3 protecting the Area of Non-Coalescence and policies protecting landscape character.
The marginal housing supply position does not justify granting permission for speculative development in this protected countryside location.
Even if the tilted balance were engaged, the harm identified above would significantly and demonstrably outweigh the benefits.
The proposed development at Inlands Farm represents speculative development in a location that the Local Plan deliberately protects from development.
The proposal conflicts with the spatial strategy of the development plan, breaches Policy NC3 protecting the separation between Wanborough and Swindon, harms the setting of the North Wessex Downs National Landscape and introduces unsustainable development outside the planned New Eastern Villages growth framework.
When assessed against the development plan and the National Planning Policy Framework as a whole, the adverse impacts of the proposal would significantly and demonstrably outweigh the limited benefits arising from the delivery of additional housing at this location.
Technical Summary – Key Reasons for Refusal
Submitted by
John Warr
South Swindon Protection Group
Ducksbridge, 12 Burycroft
Wanborough
SN4 0AP
www.sspg.org.uk
Call us today at 07956306940 or Email us at info@sspg.org.uk
more detail to follow
More Later
Action Group opposed to the development of land in the non coalescent area or joining the AONB in the South Swindon Area
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Ducksbridge, 12 Burycroft, Wanborough, SN4 0AP
07956306940
info@sspg.org.uk