Mixed-use town-centre redevelopment at Emery Gate Shopping Centre, Chippenham

What was proposed

The application proposed partial demolition and seven new buildings containing commercial, community, café and 225 residential units, with landscaping, parking and new pedestrian links.

“PL/2024/11661 Site Address Emery Gate Shopping Centre, Emery Lane, Chippenham, Wilts, SN15 3JP Proposal Part-demolition of existing buildings and full planning permission for new buildings for Commercial, Business and Service (Use Class E), Local Community and Learning (Use Class F1/F2), and residential (Use Class C3) uses, along with new landscaping, public realm, retained parking, cycle parking, servicing, utilities, plant and pedestrian access routes onto Island Park.”

“The proposals would deliver a brownfield redevelopment within Chippenham town centre through providing a mix of residential and commercial uses and a densification of the built form. The proposals retain the existing park level built-form, but involve the demolition above. The replacement built-form includes a series of 7 new buildings with landscaped outdoor parades, squares, mews, and terraces over the existing refurbished subterranean car park.”

Officer report

The site and its setting

The site is a brownfield town-centre location within the conservation area, beside Island Park and listed buildings, with parts in flood zones 2 and 3.

“The commercial boundaries of Chippenham Town Centre are set out by the ‘saved’ policies of the North Wiltshire Local Plan. The commercial area is severed by the River Avon and the area to the south of the river includes the whole of the application site and extends south to include the Chippenham Bus Station.”

“The site is located within the designated Chippenham Conservation Area and the setting of a number of Listed Buildings broadly to the south of the application area. These include the grade II listed ‘National Westminster Bank and Attached Walls’; ‘Lloyds Bank’, ‘New Town Hall and Neeld Hall’, ‘7 High Street’, ’10 and 11 High Street’, ’21 High Street’ and ’22 and 23 High Street. These are all located on the High Street.”

Officer report

Earlier planning history

An earlier screening opinion concluded that an environmental impact assessment was not required for the proposed shopping-centre redevelopment.

“Proposal / Summary PL/2024/06265 – EIA Screening Opinion for proposed redevelopment of Emery Gate Shopping Centre – EIA Not Required.”

Officer report

What officers recommended

Officers recommended approval because the benefits of housing, town-centre regeneration, commercial flexibility, public realm and connectivity outweighed the identified adverse impacts.

“On balance, it is considered that the adverse impacts of granting planning permission, in the particular circumstances of this case, would not demonstrably outweigh the range of benefits. The proposals would redevelop a brownfield site, provide additional housing that would help to meet housing land supply requirements and generate additional vitality within the commercial area.”

Officer report

What consultees said

Most technical consultees raised no objection subject to conditions, while Active Travel England did not support the application and the Town Council sought further assurances.

“Active Travel England: Comment – “Not currently in a position to support this application”.”

“Chippenham Town Council: No objection subject to conditions, legal agreement or amended plans.”

Officer report

What residents raised

Residents expressed mixed views, including support for redevelopment but concerns about retail provision, housing, parking, traffic, design, heritage, construction and impacts on nearby nurseries.

“Third party comments: Initial consultation (January / February 2025) resulted in circa 25 letters of support / objection / ’mixed’ / comment raising, in summary, the following matters: • Support redevelopment in principle • Reimagines a modern viable town centre and uses in face of on-line habits • Enhancement over the existing • Size of retail units better • Appropriate density of residential development • Unaffordable flats not required and will exacerbate out commuting •…”

“Encourages people to use the out of centre retail offer within Chippenham more. • Disruption from the construction phase and loss of footfall within the town over that period. • Over emphasis on residential over commercial elements • Pleased to see redevelopment but retaining access over town bridge and lack of active travel facilities.”

Officer report

Who spoke at the meeting

Objectors, nursery representatives, the applicant’s representative and the agent spoke, followed by three councillors who raised concerns and possible safeguards.

What members debated

Members discussed viability, affordable housing, contributions, delivery hours, construction effects, community space, business transition, shelter and active-travel links.

“Members sought clarification on the scheme’s financial position, noting that no affordable housing or contributions towards education, public open space, leisure or most highways matters were proposed. Officers confirmed this was correct and resulted from viability constraints, supported by an independently reviewed viability appraisal.”

“Several Members sought clarification on whether additional conditions, particularly relating to covered shelter, construction phasing, delivery hours, youth/community provision, and mitigations during construction, could be incorporated.”

Minutes

The committee’s decision

The committee granted permission subject to a legal agreement, the report’s conditions, three additional conditions and amendments to conditions 5 and 31.

“The proposer and seconder of the motion to approve as per the officer recommendation, accepted the additional conditions and amendments and these were incorporated into the substantive motion. This was put to the vote, and it was…”

“That planning permission be GRANTED, subject to delegation to the Head of Development Management for the completion of a Section 106 legal agreement covering the matters set out in the report and the imposition of three additional conditions covering: the requirement for a construction contract; details of sheltered parts of the proposed development; and the agreement of the minimum percentage of Class F1/F2 floorspace provided in the development.”

Minutes