Britford Lane Display Boards

LONGFORD ESTATES
AND ST. NICHOLAS HOSPITAL
Land off Britford Lane, Harnham, Salisbury
WELCOME TO OUR PUBLIC EXHIBITION
Where is the site?
The site is located to the north of Britford Lane, and east of Newbridge
Road (A338) in Salisbury. To the north of the site lies a field, beyond
which is the River Avon. To the south is residential development.
Salisbury Cathedral lies to the north west, and the spire is visible from
the site. Immediately to the east is Bishops Wordsworth School playing
fields. The site is separated from the River Avon by a field as can be seen
on the aerial view.
The site is not part of the watermeadows.
What is the site like at the moment?
The site is currently permanent pasture used for livestock grazing.
Extensive ecological and botanical surveys have been carried out,
which has revealed that the site is low grade agricultural land. The
ecological report concludes that there are no ecological reasons to
prevent development.
Aerial view of the site
Our Proposal
We are proposing a high quality development designed by
an award winning local architectural practice, which will
be designed to fit in with the style of houses in Harnham.
The proposals include:
• A high quality scheme for 100 homes that will reflect and
enhance local character;
• A range of design features within the site including a tree
lined green with outdoor play spaces and open parkland;
• Provision of improved pedestrian/ cycle links to the city centre;
• A range of open market homes improving choice and
competition locally;
• A 40% affordable home allocation in accordance with Wiltshire
Council Policy requirements.
We are proposing to submit a Full Planning Application for this
scheme to Wiltshire Council. This means that we are seeking
permission for all aspects of the scheme, right down to the details
of design and specific layout.
Site Context: Housing in Salisbury
There is an acknowledged need for further housing throughout the
UK. Wiltshire is no exception and like all local authorities has a
Government target to find land for new homes, with the focus being
towns and cities. This includes Salisbury, which needs to find space
for hundreds of new homes over the coming years.
Sustainability is an important factor in determining where new
housing should be located. This relates to the proximity to facilities
and public transport with a key objective being to reduce
the reliance on the private car.
All Councils have to be able to demonstrate that there is enough land
to accommodate the anticipated housing need over a rolling five year
period. They rely on sites that have allocations or permissions, however
not all of these sites will come forward within five years for a range
of reasons. As such the Council is considering more sites that are
deliverable and sustainable.
We are committed to delivering a comprehensive development and
have undertaken significant technical studies to ensure this site is
suitable for development. These findings indicate that there are no
technical concerns that would prevent the site from being developed.
40,000+
People currently living in the Salisbury
Community Area
Source: 2011 Census
5,744
Houses currently committed to in
Wiltshire over the next 10 years
Source: Wiltshire Core Strategy
2026
705
Minimum house shortfall in Southern
Wiltshire by 2026 (assuming existing
housing commitments are met)
Source: Wiltshire Council: Southern Wiltshire Housing Market Area Statement
(September 2015)
Longford Estates and St Nicholas Hospital | Land off Britford Lane, Harnham, Salisbury

LONGFORD ESTATES
AND ST. NICHOLAS HOSPITAL
Land off Britford Lane, Harnham, Salisbury
ABOUT THE SITE
Site Constraints
Before we began to develop plans for the site, we needed to understand what features would
need to be taken into account as we designed the layout of the scheme. The diagram below
outlines some of the key features we have taken into account, which has been informed by
numerous technical studies and surveys.
Aerial view of the site
Technical Analysis Plan
Site Constraints diagram
Our approach to design
This will be a high quality development designed
to be sympathetic to the local area. It will reflect
local character and have regard to the existing
surrounding environment and context.
A number of design elements will be incorporated
into the scheme’s layout in order to match with
surrounding street patterns and building types. Soft
landscaping will be a key feature with a number of
formal and informal spaces, including a linear park
running north-south through the development, and
a green at the south of the site as well as landscaped
courtyards for carparking. The Strategy Diagram to
the right shows our considerations when developing
the layout.
A mixture of house types will be included
incorporating a crescent of town houses facing
the northern boundary, as well as courtyard/
mews style homes, terraced and larger properties.
Strategy diagram
Buildings are proposed to be constructed with a
mixture of brick, brick and flint, stone, render and
timber boarding.
Longford Estates and St Nicholas Hospital | Land off Britford Lane, Harnham, Salisbury

LONGFORD ESTATES
AND ST. NICHOLAS HOSPITAL
Land off Britford Lane, Harnham, Salisbury
PROPOSED DESIGN OPTIONS - 1
Proposed design option 01
After considering the various site constraints we have produced
two design layout options. We are still in the process of developing
the proposed layout and would appreciate your views on the two
options we have progressed so far.
Design Options:
Our proposals are made up of a series of distinct spaces to create specific
character areas within the development. By looking at the site from the
perspective of its surroundings, we have looked to introduce green spaces
throughout the development to aid the transition from the natural to the
built environment.
The northern boundary has views across the adjacent agricultural field
towards the River and Cathedral. Given that it is a natural boundary, a
landscaped area is proposed to blend the development at this edge. At the
entrance to the site (south), houses are set back from Britford Lane to create
a green margin.
The scheme has been designed to create a balance of housing which
responds in scale with the surroundings and knitting in with the historical
context of the local area. A network of footpaths run through the site
providing improved routes for Bishops Wordsworth pupils to access their
playing fields.
Artist’s impressions
Longford Estates and St Nicholas Hospital | Land off Britford Lane, Harnham, Salisbury

LONGFORD ESTATES
AND ST. NICHOLAS HOSPITAL
Land off Britford Lane, Harnham, Salisbury
PROPOSED DESIGN OPTIONS - 2
Proposed design option 02
Key consideration: Landscaping, Environment
and local ecology
Longford Estates takes biodiversity and ecological preservation very seriously.
Landscape management is at the heart of its operations and it undertakes
sensitive stewardship and habitat management in designated areas including
an AONB and SSSIs. The Estate continues to contribute and enhance the
diversity of the landscape on the fringe of Salisbury.
There is a desire to achieve the same standards in this design proposal.
The majority of trees will be retained and integrated into the design.
Additional tree planting is also proposed to create tree lined avenues.
As shown in the two suggested layout options, the retained hornbeam hedge
will create a green corridor through the centre of the site. Landscaping
proposals for the northern boundary include swathes of meadow grass, tree
and shrub planting and an informal play trail.
Artist’s impressions
Longford Estates and St Nicholas Hospital | Land off Britford Lane, Harnham, Salisbury

LONGFORD ESTATES
AND ST. NICHOLAS HOSPITAL
Land off Britford Lane, Harnham, Salisbury
Key Consideration: Heritage and Conservation
KEY CONSIDERATIONS
In developing our proposals we have referred to the City of Salisbury Conservation Area Appraisal, which was adopted in December 2014.
The site is within the Salisbury Conservation Area 14: ‘Britford Water Meadows and Churchill Gardens’, which is identified in the map below.
This shows the areas that are watermeadows and significant open green space. Whilst the site sits within the Conservation Character Area,
it is not classified as watermeadows, nor is it identified as having any special qualities that would preclude development.
We understand however, that the site provides a setting to the watermeadows, and that development anywhere in Salisbury needs to be sensitive
to its historic surroundings and important green spaces. The professional team has given careful consideration to the development of the scheme
in the context of its relationship to the watermeadows, views of the Cathedral and surrounding residential areas.
The diagrams below illustrate the various aspects that have been taken into consideration including the historical urban layout and the relationship
of the site within the context of the green areas penetrating the City.
Conservation area map Salisbury’s green fingers Historic urban context
Key Consideration: Landscape and Visual Impact
The northern sector of the site has been retained as green landscape to soften the edges to the adjacent land. The proposal has been designed with
a desire to open this green space for the wider community, creating pleasant walks, cycle routes, open spaces and a linear park. The existing trees
on the site, including the important line of protected trees, would be retained and enhanced by additional planting.
The views to the Cathedral from various locations around the city are fundamental. This discipline has been the focal point in the architects’ design
and has been considered of paramount importance. We have assessed the potential impact on views from the surrounding area (as can be seen on
the viewpoint location plan). Examples of the views assessed (in both winter and summer) are shown below.
Heritage and Landscaping and Visual Impacts are elements of the application that we are taking seriously, and are being addressed through
the design of the scheme.
View looking north west from Britford Lane
View looking north east from Britford Lane
View looking north west from Britford Lane /
St Clair Road junction
View looking north east from footpath within open
space to east of A338
Viewpoint location plan
Longford Estates and St Nicholas Hospital | Land off Britford Lane, Harnham, Salisbury

LONGFORD ESTATES
AND ST. NICHOLAS HOSPITAL
Land off Britford Lane, Harnham, Salisbury
Key Consideration: Traffic Drainage and flooding
KEY CONSIDERATIONS
The proposed site is at low risk of flooding from the River Avon. The site is situated 80 metres from the River and does not sit on watermeadows.
It also lies outside of the Environment Agency’s designated Flood Zone.
There is no record of the development site having flooded. Images of historic flood events correspond with the Environment Agency’s Historic Flood
Outlines, which show the surrounding fields at risk of flooding but the proposed development site flood free.
Most of the site is in Flood Zone 1, which means that it is within an area of land that has a less than 1 in 1,000 annual chance of flooding.
Flood Zone 2 has a chance of between 1 in 100 and 1 in 1,000 annual chance of flooding.
Development on the site will provide an opportunity to manage surface water and should help to reduce the risk of flooding in surrounding areas
due to improved percolation.
A comprehensive drainage management plan will be submitted as part of the planning application. This will ensure development on this site
will not have any adverse impact or increased flood risk.
Flood zone map
Historic Flooding map
Key Consideration: Traffic
An analysis of ‘travel to work’ from this part of Salisbury based upon the 2011 Census suggests that
56% of people drive whilst 23% walk. The remainder use public transport, cycle or car share.
It is estimated that the proposed development of 100 homes will result in a maximum of 50 extra vehicle
trips in each peak hour, as people spread their journey times; many travel between 08:00 and 09:00 for
example, but some will leave before 08:00.
Peak hour traffic counts were undertaken during term time (June 2015) at key junctions along Newbridge
Road, Downton Road, Burford Road, A354 and A338.
Based upon these surveys, it is estimated that the proposed development will result in a 2-3% increase
in traffic on the local road network.
Notwithstanding the above, local concern about
existing traffic issues is recognised. Consultations
have therefore been held with Wiltshire Council,
who are currently working on a Salisbury Transport
Strategy, which includes a review of the Harnham
Gyratory and the Exeter Street Roundabout.
The proposed development will make a financial
contribution to the Council’s highways improvement
strategy.
Potential short-term solutions, such as yellow
hatching on the junction of Britford Lane and
Newbridge Road, a signalised ‘pelican’ crossing
and a no left turn sign from the site keeping traffic
impact to a minimum on Burford Avenue are under
consideration as can be seen in the plans.
Pedestrian routes demonstrating site’s sustainability
Traffic – short term options
Longford Estates and St Nicholas Hospital | Land off Britford Lane, Harnham, Salisbury

LONGFORD ESTATES
AND ST. NICHOLAS HOSPITAL
Land off Britford Lane, Harnham, Salisbury
WHO WE ARE
About Longford Estates
Longford Estates is a family owned land holding on the fringe of Salisbury with agriculture and conservation as its mainstay. Longford undertakes
in-hand arable and livestock enterprises, as well as supporting its farm partners and tenants.
In addition, Longford proactively manages over 2,000 acres of woodland contributing to the biodiversity of the landscape. Longford prides itself
on understanding and promoting the need to balance active farm and woodland practice with conservation disciplines. As a landlord, Longford
manages over 200 local residential properties, of which only 40% are let on the open market with the majority of dwellings occupied by current
and retired staff as well as concessionary lets. For those who live and work at Longford and the many associated trades that it supports, it is seen
as a diverse and thriving Landed Estate Business that also contributes to the needs of the community.
Radnor Hall, one of the Estates’ many community buildings
Farming is a key activity for Longford Estates
About St Nicholas Hospital
St Nicholas Hospital is an ancient Christian foundation, whose
documented past goes back to 1215. It is situated on the south
side of Salisbury on the banks of the River Avon, and its location
provides a clue to its early role as a resting place for travellers.
Over the centuries it has evolved into an Almshouse with 24 flats
offering accommodation to those in need of assistance. It is also
a community with its life centred on regular worship in the chapel
and enriched by communal activities.
St Nicholas Hospital has been part of the Salisbury community for centuries
For over 800 years, St Nicholas has served the Salisbury community
and is looking both to maintain and enhance its hospitable provision
for the present and future generations of those in need.
About Michael Lyons Architecture
Michael Lyons Architecture is an innovative architectural practice
based in Salisbury and has experience of a wide variety of project
types, but focus on the delivery of high quality design. The practice
aims to realise the full potential of each and every project, offering
a tailor made architectural service to meet local needs and context.
They have received national and local Salisbury Civic Society
awards for previous developments.
Past example of Michael Lyons Architecture development
Longford Estates and St Nicholas Hospital | Land off Britford Lane, Harnham, Salisbury

LONGFORD ESTATES
AND ST. NICHOLAS HOSPITAL
Land off Britford Lane, Harnham, Salisbury
SUMMARY AND NEXT STEPS
Our intentions for the site
We are committed to providing a scheme that will become a legacy to the area.
We have noted local concern that should a planning application be approved by Wiltshire Council, there would be no guarantee against
Longford Estates and St Nicholas Hospital selling the land to a developer who may seek to build many more, lower quality houses than
proposed with this scheme.
In response to this concern, we would like to make the following points:
• Most landowners sell land withoutline planning consent. This puts
the design, density and decision making in the hands of the developer.
We are going a step further with a comprehensive design led Full
Planning Application.
• A legally binding option to include positive covenants will restrict the
number of houses that can be built on the site. This is not enforced
by the planning authority but will be a legal requirement. This was
successfully achieved by the Estate when permission was granted for
50 houses at Wick Lane in Downton. The site was sold and has been
developed for 50 houses.
• A legal agreement would also require any developer to obtain the
vendors’ authority for any future applications to amend an approved
scheme as well as the local planning authority. This demonstrates the
commitment to a quality development.
• An application would be submitted with a Design Code, which
explicitly sets out the design and materials that must be used for
the development. This would provide the Council with a “material
consideration” to enable them to refuse permission for future
amendments from developers that might seek to erode the design.
The image to the right shows the level of detail that would be
provided with this planning application.
Highly detailed information will be submitted to the Council
In summary:
100
New homes in Salisbury to help meet local need
40%
New affordable homes in line with Wiltshire Council
and Central Government requirements
Source: Wiltshire Council
2-3%
Increase in traffic on local roads as a result of the
proposed development
Source: PFA Consulting Transport Assessment
Less than 1 in 1000
Annual chance of flooding in Flood Zone 1, in which
the development site is situated
Source: Environment Agency
1 mile
To Market Square, Salisbury
Next steps…
Thank you for taking the time to attend our public exhibition.
We hope you found it useful and would be grateful if you would
take the time to complete the feedback form and tell us what
you think.
Following the event, we will review all the feedback
received, which will help inform the design evolution process
before the plans are finalised and an application submitted
to Wiltshire Council.
Should you have any further questions or comments, or if you
would like to discuss the plans with the team following this event,
you are welcome to contact us using the details below.
We would be grateful if you could return your completed forms
to us no later than 7th December 2015.
Freephone information line: 0800 298 7040
Email: feedback@consultation-online.co.uk
Website: www.longfordestates.co.uk/community/
land-off-britford-lane/development
Longford Estates and St Nicholas Hospital | Land off Britford Lane, Harnham, Salisbury