Whilst the traffic modelling for the site was undertaken in early 2022, we have applied 25% uplift to the figures to represent much busier scenarios. As such traffic counts and turning movements in our applications align with National Highways data for the summer peak period. 

The scheme has taken this into account and our proposals include ample internal circulation space to accommodate vehicles coming off the roundabout into the site. This means that any likely queuing of vehicles will happen within the site, rather than backing up onto the public highway.

We are currently working with National Highways and Dorset Council to develop a suitable package of improvements for the roundabout. Thes will need to be agreed prior to a planning permission being granted.  

This site will be professionally manage. 

Vehicles within the site will be moving a low speed.  

Footways on site include zebra crossings, tactile paving and dropped kerbs to facilitate pedestrian crossing movement.  

The site will be professionally managed to ensure access and safety features are maintained at all times. 

Except for the most northerly section - serving the existing Shell petrol filling station and Townsend Business Park - North Street is a quiet rural road, gated at one end, which offers a safe and attractive route for pedestrians and cyclists.  

There is an existing footway on North Street running from the 4 residential dwellings to and from the Bere Regis village. As part of the proposed development, a 2m footway will be installed on North Street. At this location dropped kerbs and tactile paving will be incorporated to facilitate access to the existing footway. This 2m footway will extend into the site to provide safe pedestrian access to the industrial units and drive-thru/drive to restaurants. 

Planning permission has also recently been granted for the demolition and comprehensive re-provision of the neighbouring Shell petrol filling station (ref. 6/2020/0489). This will see the existing HGV pumps removed which will, in turn, reduce existing HGV movements along North Street. 

The job estimates for this development are based on the total number of roles which could be supported by the site. However, not everyone will be on site at the same time, with many part time positions available. For example, Starbucks estimates that it will employ 15 staff, with 6 working at any one time. 

Where parking for visitors is concerned, we are confident that enough allocation has been provided. Furthermore, parking provision complies with Dorset Council parking standards for the uses proposed. 

We appreciate there was some concern about the possibility of rapid delivery services operating from the site. 

Online food delivery services are wholly independent commercial enterprises which make money by charging additional fees on top of the price of food ordered from restaurants and takeaway.  

To be commercially viable these services need a substantial catchment population and therefore generally only operate within large urban areas.  This development will primarily serve passing traffic on the A31 and A35 which will have no use for these delivery services, and the local catchment population is almost certainly too small to support these enterprises. 

Our application for the site includes a detailed flood risk assessment report which has been prepared by our drainage consultants and submitted alongside the application. The report identifies the site as located in a Flood Zone 1 area which has a low probability of flooding. 

Nevertheless, we have worked with our consultants to prepare and propose an appropriate drainage strategy for this scheme which can be viewed on the planning portal. This will need to be agreed with Dorset Council, Lead Local Flood Authority prior to planning permission being granted.  

We appreciate the concerns of neighbours regarding noise and hours of operation. As an experienced developer we have proposed steps to minimise disturbance. 

While the operational hours of the development have not yet been determined, we have incorporated a dedicated 3 metre tall acoustic barrier which will run alongside North Street and will minimise the noise and visual impact for neighbours. We are also proposing to retain the majority of perimeter planting and introduce additional landscaping which will further mitigate any noise and disruption to residents.  

Our proposals are supported by a detailed Noise Impact Assessment Report has been submitted to the planning authority as a part of this application. 

We appreciate the rural location of the site and therefore our design philosophy has been to use the minimum amount of lighting to ensure safety. An External Lighting report for this scheme is available on the planning portal. 

The proposal is to illuminate the development car parks, cycle paths, walk and roadways. Lighting has been designed and will be installed in line with industry guidance from the Institute of Lighting Engineers and the Chartered Institute of Building Services Engineers. The incorporation of these guidelines is equally relevant and effective for mitigating impact of lighting upon wildlife. 

We fully expect the Council to impose a condition on the planning permission which will require waste management strategies to be provided for the approval of the Local Planning Authority by each of the food and beverage operators.  

The drive-thru and drive-to units are purpose designed and equipped with best practice ventilation equipment. 

In addition, we expect Dorset Council to set parameters and ensure compliance via planning conditions. 

We have commissioned Landscape and Visual Impact Assessment.  We have been working with Dorset Council ensure that we capture all the necessary viewpoints, which are also informed by comments from local people. It will be submitted as soon as possible and available on the planning portal.  

The industrial units’ roof will be mono pitch in design, falling from front to back, with a height of 6.8m, down to 5.9 at the lowest point. The average house is between 4.7 and 5.8 metres. 

An illustration of the levels can be found on page 17 of the Design & Access Statement on the planning portal.  

The existing hedgerow and planting on Snow Hill Lane will be retained and there is extensive planting around the site. 

Buildings comprising the proposed development have a total footprint of 2,004 sqm. This is just over 10% of the total site area of 19,500 sqm (1.95 hectares). 

The area being retained as open green space for biodiversity enhancement within the scheme is double the size of the footprint of buildings proposed.

 Woodbury Park is therefore a low-density development.

We will always consider a range of offerings at the site which meet the planning use requirements and based on interest from occupiers. In this instance we have secured interest and leases with major brands for three of the units. 

The fourth drive-to unit is still available, along with the industrial units and we are happy to discuss with businesses if this site is of interest.  

With the provision of food and beverage units we are providing additional consumer choice. All occupiers offer a range of food options to customers.  

The site is within easy walking and cycling distance of the village, encouraging healthier lifestyles.  

The air quality assessment report submitted with the application found the impact would be negligible?

The Neighbourhood Plan allocates this site for a mix of uses including food and beverage units. The industrial units in our proposals respond directly to the identified local demand. .

Whilst national Planning Practice Guidance (004 Reference ID:53-004-20190722) states that “planning policies and supplementary planning documents can, where justified, seek to limit the proliferation of particular uses where evidence demonstrates that this is appropriate” having regard to, amongst other things, “proximity to locations where children and young people congregate such as schools, community centres and playgrounds”, neither the adopted Purbeck Local Plan Part 1 (November 2012) nor the emerging Purbeck Local Plan 2018-2034 contain any such policy limitation. Dorset Council has also not adopted any supplementary planning guidance in relation to this matter.  

The site is more than 1km away from the Primary and Pre-School in Bere Regis. 

The rents for the industrial units on site will be determined by a number of factors including the size of a unit, the length of a lease and the strength of covenant from the end user and market conditions. As such, we are unable to provide an average rent. 

If you are interested in renting a unit please get in touch through hello@godwindevelopments.co.uk. 

The development will be liable for a Community Infrastructure Levy (CIL) contribution to Dorset Council, which would be shared with the Bere Regis Parish Council. Further site-specific Section 106 obligations may be requested but these have yet to be negotiated fully with the Council.  

The Purbeck Local Plan requires that a retail impact assessment be submitted in support of planning applications for ‘main town centre uses’ where the floorspace proposed exceeds 1,000 sqm.  In total, the proposed drive-thru and drive-to units deliver 889 sqm of floorspace. 

Consequently, there is no requirement for retail impact assessment in relation to the proposed development at Woodbury Park.