[ { "page": 1, "items": [ { "page": 1, "type": "TEXT", "location": { "l": 83.9831, "t": 751.2, "r": 503.4185, "b": 716.4 }, "text": "Minutes of the Planning & Highways Committee (P&H) held at 7pm on Tuesday 4^{th} August 2026 in the Council Chamber, Shaftesbury Town Hall", "reading_order": 0 }, { "page": 1, "type": "TEXT", "location": { "l": 26.1547, "t": 708.24, "r": 547.0897, "b": 677.76 }, "text": "Members Summoned and Present: P&H Councillors: Cllrs Elmendorff (Chair), Barratt (Vice-Chair), Dibben, Edwyn-Jones, Hollingshead, Smith and Yeo", "reading_order": 1 }, { "page": 1, "type": "TEXT", "location": { "l": 26.3947, "t": 668.4, "r": 98.3802, "b": 655.2 }, "text": "Absent: None", "reading_order": 2 }, { "page": 1, "type": "TEXT", "location": { "l": 25.4349, "t": 646.56, "r": 464.3064, "b": 631.68 }, "text": "Officers Present: Matthew Harrison (Town Clerk) and Billy Maddock (Deputy Town Clerk)", "reading_order": 3 }, { "page": 1, "type": "TEXT", "location": { "l": 25.1949, "t": 624, "r": 547.0897, "b": 593.04 }, "text": "In Attendance: Oliver Ansell (Grassroots Planning), Cllr Loader, Cllr Daultrey (online), Public (17), Press (1), Online (2)", "reading_order": 4 }, { "page": 1, "type": "TITLE", "location": { "l": 26.1547, "t": 576.24, "r": 126.9344, "b": 563.04 }, "text": "Public Participation", "reading_order": 5, "level": 3 }, { "page": 1, "type": "LIST_ITEM", "location": { "l": 40.7918, "t": 560.4, "r": 560.2871, "b": 388.32 }, "text": "Resident of Maple Road raised concerns about the proposed Hopkins development and argued that it should be considered within the context of the town's wider strategic planning rather than as a standalone project. The flow of traffic and future traffic impacts must be assessed, not just current traffic levels. Although the current plans do not include a connection between the proposed development and existing residential areas, such a link could easily be created in the future. Without the proposed Relief Road, any future connection could become a convenient shortcut, increasing traffic, including HGVs, through residential streets such as Maple Road and Allen Road. These roads were designed as 20 mph residential streets and are not suited to large volumes of through traffic. Increased traffic could also affect Wincombe Lane, which already carries BV Dairy traffic past the local school, raising safety concerns for children. Concerns were also raised about the cross-border relationship between Dorset and Wiltshire.", "marker": "•", "list_id": "L1", "level": 0, "reading_order": 6 }, { "page": 1, "type": "LIST_ITEM", "location": { "l": 43.4312, "t": 386.4, "r": 520.935, "b": 357.36 }, "text": "Richard Thomas, Chair of Sustainable Shaftesbury, would like to recognise the passing of Kate Pickard, which is very sad news. She was an unsung hero.", "marker": "•", "list_id": "L1", "level": 0, "reading_order": 7 }, { "page": 1, "type": "TEXT", "location": { "l": 53.7492, "t": 354, "r": 558.1275, "b": 245.52 }, "text": "In relation to the Hopkins proposal, he stated that three fundamental items are incorrect with the proposal. Firstly, it ignores the Masterplan which includes the Spine Road linking A30 with Wincombe Lane – this plan put forward does not include that. Secondly, it ignores the bypass corridor and thirdly it ignores the Green Wheel project which is planned to surround Shaftesbury with a nature friendly ring with spokes from the town centre into the countryside. He urged the agent to put to Hopkins to redraw the plan to include the Spine Road, space for bypass corridor and link countryside with town centre.", "reading_order": 8 }, { "page": 1, "type": "LIST_ITEM", "location": { "l": 43.9111, "t": 243.12, "r": 553.0885, "b": 197.76 }, "text": "Owners of Anketil Farm near Abbey School confirmed that they will be submitting a planning application for the demolition of bungalow and reinstatement of it plus building an additional dwelling. The area for the proposed car park will stay available if the school requires it in the future.", "marker": "•", "list_id": "L2", "level": 0, "reading_order": 9 }, { "page": 1, "type": "LIST_ITEM", "location": { "l": 43.4312, "t": 194.88, "r": 552.6086, "b": 150 }, "text": "Great Ground resident voiced his disappointment that this development is considered. If this council supports this then members would not support their residents. The land should be donated to the town as a green open space.", "marker": "•", "list_id": "L2", "level": 0, "reading_order": 10 }, { "page": 1, "type": "TEXT", "location": { "l": 59.2681, "t": 148.08, "r": 542.7706, "b": 102.72 }, "text": "The clerk confirmed that Shaftesbury Town Council already responded to the consultation voicing concerns and objections with the letter sent being available in July 2026 Planning & Highways minutes.", "reading_order": 11 } ] }, { "page": 2, "items": [ { "page": 2, "type": "LIST_ITEM", "location": { "l": 43.9111, "t": 811.44, "r": 557.4076, "b": 687.12 }, "text": "Bernard Ede referred to the 2003 development brief for the Eastern Development which includes an integral transport and movement system which should form part of this proposal. The development is isolated, with only a single access and exit point and a layout consisting largely of cul-de-sacs, rather than being well connected to surrounding areas. He noted that the Bypass corridor identified in the planning documents and the updated masterplan does not appear to be adequately reflected in the scheme. He did welcome the inclusion of green infrastructure, blue infrastructure, and sustainable urban drainage systems (SuDS) within the proposals. Bernard also questioned the density of the proposed development.", "marker": "•", "list_id": "L2", "level": 0, "reading_order": 0 }, { "page": 2, "type": "LIST_ITEM", "location": { "l": 44.1511, "t": 684.48, "r": 554.5282, "b": 655.2 }, "text": "Resident of Wincombe Lane agreed with previous comments and queried if biodiversity net gain will be measured on site or off site and how it will be monitored beyond a 30 year period.", "marker": "•", "list_id": "L2", "level": 0, "reading_order": 1 }, { "page": 2, "type": "LIST_ITEM", "location": { "l": 44.1511, "t": 651.84, "r": 552.6086, "b": 606.72 }, "text": "Cllr Yeo, despite requests from the chair to wait until the item is discussed within the agenda, spoke in the public session. He spoke against the proposal as the Eastern Development will be cut off. He spoke about the Bus Gate, traffic and the bypass corridor.", "marker": "•", "list_id": "L2", "level": 0, "reading_order": 2 }, { "page": 2, "type": "LIST_ITEM", "location": { "l": 44.871, "t": 604.08, "r": 553.5684, "b": 575.52 }, "text": "Resident from Great Ground raised concerns about space for the Air Ambulance to land and queried if this had been considered.", "marker": "•", "list_id": "L2", "level": 0, "reading_order": 3 }, { "page": 2, "type": "LIST_ITEM", "location": { "l": 43.4312, "t": 571.92, "r": 397.5999, "b": 558.24 }, "text": "It was also queried if the school had been informed of this proposal.", "marker": "•", "list_id": "L2", "level": 0, "reading_order": 4 }, { "page": 2, "type": "TEXT", "location": { "l": 26.8746, "t": 540.24, "r": 206.3584, "b": 526.56 }, "text": "The meeting commenced at 7.18pm", "reading_order": 5 }, { "page": 2, "type": "TITLE", "location": { "l": 26.3947, "t": 508.8, "r": 128.6141, "b": 495.6 }, "text": "PH13 Apologies", "reading_order": 6, "level": 3 }, { "page": 2, "type": "TEXT", "location": { "l": 76.3046, "t": 486.24, "r": 216.4364, "b": 473.28 }, "text": "No apologies were received.", "reading_order": 7 }, { "page": 2, "type": "TITLE", "location": { "l": 26.1547, "t": 455.04, "r": 191.9613, "b": 441.84 }, "text": "PH14 Declaration of Interest", "reading_order": 8, "level": 3 }, { "page": 2, "type": "TEXT", "location": { "l": 74.8649, "t": 432.96, "r": 501.259, "b": 386.16 }, "text": "It was NOTED that Councillors should declare any interests if they arise.\nCllr Dibben declared that he knows the applicant for one of the tree work applications.\nCllr Yeo declared that he lives on the Eastern Development.", "reading_order": 9 }, { "page": 2, "type": "TITLE", "location": { "l": 26.6346, "t": 369.84, "r": 120.6957, "b": 355.92 }, "text": "PH15 Minutes", "reading_order": 10, "level": 3 }, { "page": 2, "type": "TEXT", "location": { "l": 74.625, "t": 347.52, "r": 558.8474, "b": 317.04 }, "text": "Officer report 0826PH3 was received and it was RESOLVED to approve the minutes of the meeting held on 7th July 2026. They were duly signed.", "reading_order": 11 }, { "page": 2, "type": "TEXT", "location": { "l": 76.0647, "t": 299.76, "r": 395.9202, "b": 285.6 }, "text": "Proposed by Cllr Edwyn-Jones and Seconded by Cllr Hollingshead", "reading_order": 12 }, { "page": 2, "type": "TEXT", "location": { "l": 75.1049, "t": 290.16, "r": 527.6536, "b": 212.64 }, "text": "In Favour 6 Cllrs Elmendorff, Barratt, Dibben, Edwyn-Jones, Hollingshead and Smith\nAgainst 0\nAbstentions 1 Cllr Yeo\nMOTION CARRIED", "reading_order": 13 }, { "page": 2, "type": "TITLE", "location": { "l": 26.3947, "t": 191.04, "r": 534.6122, "b": 161.28 }, "text": "PH16 To receive a presentation from Grassroots Planning in relation to development of up to 154 homes – Land South of Wincombe Lane", "reading_order": 14, "level": 2 }, { "page": 2, "type": "TEXT", "location": { "l": 75.3448, "t": 145.92, "r": 537.9716, "b": 99.84 }, "text": "A presentation was given by Grassroots Planning on behalf of the owners of the land South of Wincombe Lane, in relation to the proposed development. Members received and noted the information given at the meeting.", "links": [ { "uri": "https://www.shaftesbury-tc.gov.uk/wp-content/uploads/Grassroots-Land-South-of-Wincombe-Lane-2026-08-04.pptx", "dest": null, "action_type": "/URI", "bbox": [ 75.7002, 131.183, 320.048, 146.991 ] } ], "reading_order": 15 }, { "page": 2, "type": "TEXT", "location": { "l": 75.3448, "t": 90.48, "r": 512.0568, "b": 76.08 }, "text": "Cllr Dibben set out questions that should be asked before the presentation was received.", "reading_order": 16 } ] }, { "page": 3, "items": [ { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 812.16, "r": 555.728, "b": 781.92 }, "text": "Mr Ansell, as agent of the developer, spoke about the proposed site by showing a presentation to the committee. Emphasis was that this is a pre-planning consultation and nothing has been fixed.", "reading_order": 0 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 772.56, "r": 559.3273, "b": 743.04 }, "text": "He gave an overview of the site. Proposal has been informed by planning history and is not a blank piece of paper.", "reading_order": 1 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 732.96, "r": 549.4892, "b": 702.96 }, "text": "The feedback already received has been reviewed and is informing future work on this proposal. Have been working with Highways consultant, Dorset Highways and National Highways.", "reading_order": 2 }, { "page": 3, "type": "TEXT", "location": { "l": 74.625, "t": 693.36, "r": 560.0471, "b": 647.04 }, "text": "Aspiration for a Spine Road has been mentioned and can this connection be delivered realistically. Current ownership does not allow for this due to ransom strip. There is no legal or practical way to build this. Therefore, concentrated on current proposal. This could change if ownership changes.", "reading_order": 3 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 637.92, "r": 547.0897, "b": 608.88 }, "text": "Would be happy to provide adoptable road to possibly merge with current unadoptable road to the south in the future.", "reading_order": 4 }, { "page": 3, "type": "TEXT", "location": { "l": 75.1049, "t": 598.56, "r": 496.4599, "b": 584.16 }, "text": "Following the presentation, members made comments which are summarised below:", "reading_order": 5 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 574.32, "r": 536.5319, "b": 544.56 }, "text": "The development would rely solely on Wincombe Lane for access, a route that already carries traffic from BV Dairy, residents, school traffic, cyclists, and pedestrians.", "reading_order": 6 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 534.72, "r": 556.9277, "b": 505.2 }, "text": "Concerns were raised about increased congestion, road safety risks, air and noise pollution, and whether Wincombe Lane is capable of accommodating traffic generated by up to 154 new homes.", "reading_order": 7 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 495.12, "r": 553.5684, "b": 449.28 }, "text": "The lack of a secondary access route is seen as a major weakness, with calls for a connection to the southeast and links to the wider road network, including future connections towards the A30 and any relief road proposals.", "reading_order": 8 }, { "page": 3, "type": "TEXT", "location": { "l": 75.1049, "t": 439.92, "r": 555.488, "b": 409.92 }, "text": "There were concerns that the scale and density of the development is not supported by adequate transport infrastructure.", "reading_order": 9 }, { "page": 3, "type": "TEXT", "location": { "l": 75.3448, "t": 400.56, "r": 530.2931, "b": 370.56 }, "text": "Objections were raised regarding the absence of the long-planned road connection between Maple Road and Wincombe Lane.", "reading_order": 10 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 360.96, "r": 553.3285, "b": 314.4 }, "text": "The proposal conflicts with a range of established planning documents and policies, including the North Dorset Local Plan, the Persimmon Master Plan (2007), previous officer reports, and the Shaftesbury Neighbourhood Plan.", "reading_order": 11 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 305.04, "r": 560.0471, "b": 259.2 }, "text": "Concerns were expressed that the scheme would create a disconnected housing estate, undermine sustainable transport objectives, and prevent delivery of the wider movement network envisaged for eastern Shaftesbury.", "reading_order": 12 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 250.56, "r": 555.2481, "b": 203.76 }, "text": "It was requested for Sustainable Shaftesbury to be included in any BNG proposals. Mr Ansell confirmed that details would be included in Reserved Matters application, which includes Habitat Plan, however confirmed that the Town Council can be kept informed.", "reading_order": 13 }, { "page": 3, "type": "TEXT", "location": { "l": 74.625, "t": 194.64, "r": 545.65, "b": 164.4 }, "text": "A concern was raised about emergency access, particularly the area's reliance on air ambulance services due to travel times to hospitals in Salisbury, Dorchester, and Yeovil.", "reading_order": 14 }, { "page": 3, "type": "TEXT", "location": { "l": 74.8649, "t": 155.04, "r": 547.3297, "b": 125.04 }, "text": "Councillors and residents requested detailed traffic studies, highway assessments, and evidence supporting claims that the existing road network can safely accommodate development traffic.", "reading_order": 15 } ] }, { "page": 4, "items": [ { "page": 4, "type": "TEXT", "location": { "l": 55.9087, "t": 811.2, "r": 553.8084, "b": 635.52 }, "text": "Cllr Yeo proposed to (1) contact DC to receive a definite answer on the adoption of Maple Road, (2) to carry out a Land Registry search to ascertain ownership of the ransom strip and (3) for STC to contact Persimmon Homes to find out if Maple Road can be joined with a road from the new estate. This has not been seconded.\nThe chair thanked Mr Ansell for attending the meeting and his presentation and apologised to all attendees for Cllr Yeo's disruptive behaviour.\nClerk's Report including progress report on Planning & Highways business\nOfficer report 0826PH5 was received and NOTED.\nCllr Edwyn-Jones shared an update from the Blackmore Down development.", "links": [ { "uri": "https://www.shaftesbury-tc.gov.uk/wp-content/uploads/Barratt-Redrow-update.pdf", "dest": null, "action_type": "/URI", "bbox": [ 211.225, 636.864, 507.41, 651.513 ] } ], "reading_order": 0 }, { "page": 4, "type": "TEXT", "location": { "l": 47.0305, "t": 615.6, "r": 555.0081, "b": 225.12 }, "text": "Planning Applications – to consider responses to planning applications\nP/LBC/2026/03494\nProposal: Replacement of the existing gas boiler and flue to the required new standards\nLocation: 35 St James Street, SP7 8HF\nComment: No objection based on Heritage and Design and Access statement.\nProposed by Cllr Edwyn-Jones and Seconded by Cllr Yeo\nIn Favour 7 Cllrs Elmendorff, Barratt, Dibben, Edwyn-Jones, Hollingshead, Smith and Yeo\nAgainst 0\nAbstentions 0\nMOTION CARRIED\nP/LBC/2026/03972 and P/FUL/2026/03973\nProposal: Install wall mounted air conditioning unit and External alteration to a wall mounted air conditioning unit\nLocation: 38 High Street, SP7 8JG\nComment: Support as no material effect on listed nature of building and does not impact conservation area\nProposed by Cllr Edwyn-Jones and Seconded by Cllr Smith\nIn Favour 7 Cllrs Elmendorff, Barratt, Dibben, Edwyn-Jones, Hollingshead, Smith and Yeo\nAgainst 0\nAbstentions 0\nMOTION CARRIED", "links": [ { "uri": "https://planning.dorsetcouncil.gov.uk/plandisp.aspx?recno=429654", "dest": null, "action_type": "/URI", "bbox": [ 75.75, 582.173, 173.063, 599.821 ] }, { "uri": "https://planning.dorsetcouncil.gov.uk/plandisp.aspx?recno=430216&cuuid=82BD4A2B-38AE-47E3-BF74-5C48447E0590", "dest": null, "action_type": "/URI", "bbox": [ 75.7002, 398.188, 173.013, 416.996 ] }, { "uri": "https://planning.dorsetcouncil.gov.uk/plandisp.aspx?recno=430217&cuuid=AB6C6F13-BFD1-479C-993F-7083F634E8CA", "dest": null, "action_type": "/URI", "bbox": [ 192.296, 398.188, 289.896, 416.996 ] } ], "reading_order": 1 }, { "page": 4, "type": "TEXT", "location": { "l": 463.8265, "t": 212.16, "r": 561.4868, "b": 197.04 }, "text": "Action: Town Clerk", "reading_order": 2 }, { "page": 4, "type": "TEXT", "location": { "l": 26.3947, "t": 166.56, "r": 360.8873, "b": 151.2 }, "text": "There being no further business, the meeting was closed at 8.08pm.", "reading_order": 3 }, { "page": 4, "type": "TEXT", "location": { "l": 26.6346, "t": 134.88, "r": 552.3687, "b": 104.4 }, "text": "These minutes were adopted on [date] under minute reference [PH] as a true record of the decisions taken and are duly signed below by the Chair of that meeting.", "reading_order": 4 } ] } ]