March DR Part I

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- D E S I G N R E A L I Z AT I O N Vlad Dumitru - ARCT-1063-M01-2018-19-130 -

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Disclaimer: This Document follows the US English - American Spelling

“I pledge allegiance to the Flag of the United States of America, and to the Republic for which it stands, one Nation under God, indivisible, with liberty and justice for all.�

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- CONTENTS -

- Contents List -

- The Planning Process -

Introduction Project Brief.............................................7

Planning Application Stages. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 6

Project Introduction..................................8

nternational Planning Practices. . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 8

L o c a l A u t h o r i t y. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Building Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 8

C o m m i s s i o n e r. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Homeowners

Iconic American Experiences......................9

C l i e n t A m b i t i o n s / D e s i g n i n C o n t e x t. . . . . . . . . . . . 5 2

Association.........................50

Strategy and time frame. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 3

- Part 1A -

Client Ambitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 6

Site and Context Description

Political and Economic Motivation. . . . . . . . . . . . . . . . . . . . . . . . . 5 6 Local Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 6

L o n d o n a s a S t a r t i n g P o i n t. . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2

Local Development Framework. . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 6

Site: Initial Option....................................12

P l a n n i n g A u t h o r i t y. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 6

Final Site Choice......................................13

Local and National Planning Pollicies

Current Use of the Site.............................13 Location...............................................14 Context - Political Importance..................15

Whiltshire Plannig Policies........................60

L o c a l I d e n t i t y. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 6

Economical and Social Impact Analysis Planning Constraints and Opportunities Transport Links. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 0 Physical constraints and opportunities.........21

Economic Analysis. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 1

Soil Condition.........................................22

Demographic Analysis. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 2

Neighboring Constrains...........................25

Local Development Framework. . . . . . . . . . . . . . . . . . . . . . . . . . . 5 6

Local Access Rights................................13

P l a n n i n g A u t h o r i t y. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 6

Historic / Conservation Area......................31

- Part 1B -

Local Plan............................................32

Professional Strategy

Archeological Investigation.....................32 A r e a s o f O u t s t a n d i n g N a t i o n a l B e a u t y. . . . . . . . . 3 5 Habitat

S u r v e y. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 6

Land use and Owners. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 6

T r e e s P r o t e c t i o n O r d e r. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 6

Easements and Covenants. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 8

Conservation Area..................................37

Risk Management Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 8

Environmental constraints and opportunities

Local Ambitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 0

Flood Risk..............................................40

National Ambitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 0

Climate Conditions..............................................42

Project

management. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 2

About the Commissioners. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 2

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- FIGURE LIST -

- Part 1B Professional Strategy Brief Land Development Description. . . . . . . . . . . . . . . . . . . . . . . 8 3 Goals set within the Master Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . 8 3 Risk Management Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 8 Local Ambitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 0 National Ambitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 0 Project

management. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 2

About the Commissioners. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 2 Masterplan

Phases. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 4

The Cathedral of American Citizenship. . . . . . . . . . . . . . . . . . . . . . 8 0

- Procurement Strategy Timeline. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 9 Quality... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 9 Cost. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 9 Procurement Route. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0 2 Construction Management Contract. . . . . . . . . . . . . . . . . . . . 1 0 2

Contract Regulations and Project Management CDM 2015. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0 6 Project Team. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0 6 Design

Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0 7

Tendering

Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0 8

Masterplan Construction Team. . . . . . . . . . . . . . . . . . . . . . . . . 1 0 9 Building Construction Team. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1 4 Bibliography. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1 6

Welcome Y'all

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Project Brief Withing this document the feasibly of the proposed Midwest Horizon Master plan is analyzed and justified based on Context demands, Local and National Policies and the Proposals Buildability(Part 1 - A and B) and then its possible construction is detailed and investigated (Part 2).

This Document presents the outline of the master plan and a detailed report on one of the key buildings that exists within it.

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- PROJECT BRIEF -

Project Introduction As part of the American Embassy, the proposed Master plan seeks to develop, in contrast with the purely British chose Site, a piece of a architecture that promotes the physical manifestation of the American Dream.

In the wake of Brexit talks and the UK leaving the EU, The United States are to reinforce the British — American " Special Relationship ". It will do so by exposing the public to the American Way of Life though its iconic representations.

It brings a taste of the American Experience to the UK by making it possible to Walk on the Moon, to pilot a space shuttle, to be the star of a Hollywood movie, to own an American House and drive an American Car, to be a Cowboy/girl on your own farm, to explore the vast American Landscapes while drinking whiskey and shooting guns, to have a Thanksgiving Dinner every single day, to play football and baseball, all this without leaving the country.

Local Authority Wiltshire Council puts forward an extensive plan that covers any further development until 2026. The core strategy is the upkeep of its incredibly rich historical and ecological background by enforcing policies that will only enrich the existing sites.

Protecting and enhancing the natural environment, sustainable transport, long term economic growth, meeting the housing needs are all key when deciding the future of any application in the area.

Commissioner - US Goverment funded by US Brands The proposed American " enclave " on British soil is developed by the US of A Developments, a company formed by the US Government and backed by an Union of American brands: Jack Daniels, John Deere, Chick fill A, and Ford Motors, Companies that seek to extend their influence further in Europe. This Union is backed by the US and UK government which in turn would benefit from a new trading relationship.

The Midwest Horizons proposal is the centerpiece that will balance the UKs uncertain economic deals as the US replaces the EU. On a National level the Midwest Horizon Proposal promotes new strong trading relations between the US and the UK.

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- PROJECT BRIEF -

Iconic American Experiences The development comprises of a 55.7 hectares plot of land where Iconic American Activities are to be recreated in minute detail.

Participation in this reactivation of American Values and Traditions educates the individual on what it means to be an American. Ones journey through the Midwest Horizons culminates with the status of American Citizen and the Possession of an American Passport after plegin alliegnce to Old Glory and understanding waht it means to be American.

The highlight of this experience follows a curated path: - Based on the level of income: a family, group or individual can either live in the suburbs or in a villa; - Living in the suburbs is strictly regulated by the local council and a strict set of rules are to be observed at all time; - Villa dwellers observe the same rules as the suburban counterpart but the maintaining work is to be done by paid workers; - All "Potential Americans" will have to put together their own Flag - the fabrics are provided by the US Government while the pole has to be cut and hand carved from one of the many species of indigenous American Pines planted on site; - All will participate on the weekly Thanksgiving Banquet, where apple pies, turkey dinners, donuts and either McDonalds or Chick-fil-A are served, all this while listening to a speech from the President Himself; - Every visitor can be the star of his own Hollywood film and there will be specific days when the visiting public is expected to spend time on the movie sets; - All will be taught to ride horses and tend to cows while doing the mandatory hours on the functional farm; - All will care for the local apple tree orchard and all are expected to be able to cook an authentic American Apple Pie by the end of their stay

The Proposal builds ,through idealized and Iconic representations, an interactive portrait of the USA and by doing so it sells the American Dream

Fig. 01

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PART 1 - A

Site Choice and Context Description The following pages will describe the general fabric of the chosen site by looking at the surrounding conditions and the current use of the assigned plot of land.

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- CHOOSING THE SITE -

London as a Starting Point Trafalgar Square is to host the first celebration that will kick-start the US-UK Project. A monument will be installed on Trafalgar Square to Celebrate and Understand the manifestation of the American Dream. It will serve as a teaser for the values and ideologies that are to be experienced once the Master plan in finished and opened to visitors.

It will also serve as a reflection on what the US can learn from the UK, on how a country acknowledges its own shortcomings and makes a step froward towards change and improvement.

- Site: Initial Option Initially London was considered as the Site for the Master plan, more specifically the current embassy space at 33 Nine Elms SW11 7US. It was seeking to address the lack of satisfaction from current US political leader and improve their opinion. However, the nature of projects demands a higher level of intimacy between the two states, it demands more than just a plot of land in an already crowed and diverse metropolis.

700 m Current American Embassy on 33 Nince Elms SW11 7US

- Final Site Choice The final Site was Chosen for its character and historical value that is purely British in order to symbolise a pure American-British Connection. The site is situated within a delicate area, however, the selected plot of land offers almost perfect conditions that will make it so that the proposed development will not affect the character by acting as an American Enclave on British Soil. Furthermore, the site benefits from excellent connection links to main highways and airports.

Fig. 03

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- CHOOSING THE SITE -

- Current Use of the Site On 22 out of the sites 55.7 hectare, as of March 2015, Vogt Solar has been harvesting solar radiation on Castle Combe though the use of 60000 17.8 Mw Solar Panels.

The remaining 33.7 hectares are used as arable lands by the Castle Combe Circuit Company.

- Final Site Choice The area Surrounding castle Combe is of renowned historical value, the Castle Combe Village is often referred to as one of the prettiest villages in the UK.

22 / 55.7 hectare, Solar Farm

Castle Combe Circuit has a convoluted and rich history. Although it was primarily used as arable terrain its use extended to roman settlements, airplane landing during the second world war and solar farming in the present. Desk based Assessments proves that its history reaches as far as the bronze age. Later in this document, areas of significant archeological importance within the site will be discuses and possible strategies considered.

Site Choice Justification The politics behind this projects demand a particular level of intimacy between the two nations. The site needs to evoke traditional British aesthetics and it has to be ingrained in popular culture so that its location will entice the American Investors.

Both nations need to exchange high value, ideologically rich manifestations of their spirit in order for the “Special Relationship� to work. The UK wiil allow the use of a plot of land situated in a historic location while the US will bring in its icons and its over the top architectural language in order to attract and sell.

33.7 / 55.7 arable land

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- SITE OVERVIEW -

Littleton Drew

Grittleton

M4 Highway

Burton

Manor House Nettleton

Upper Castle Combe

Castle Combe

Yatton Keynell

Castle Combe Circuit

Location The Site is comprised of 57.71 hectares of agricultural land surrounded by the functional race track at Castle Combe, Wiltshire SN14 7EY. It is neighboring Yatton Village to the East and the Village of Castle Combe to the North-West.

The whole area has an extensive history, former used as an airfield during the second world war the most recent planning applications have been either residential extensions or maintaining works.

The proposal surpasses anything that has been developed in the area and it could be describe as too loud and obnoxious for the village. In the following pages it will be discussed how such a development would benefit the local fabric and improve the local economy and tourism.

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- S I T E I M P O R TA N C E -

Context - Political Importance

The neighboring village is often name the�prettiest village in the UK�. Its historical value can not be overstated as any proposed development can not affect the fabric of the existing site. However given its value, this planning application seeks to gain approval by highlighting key polices in the local development framework which will only result in economical and social support.

The proposal seeks a degree of intimacy between the 2 governments as they try to reinforce the Special Relationship between the 2 nations.

Just as Roosevelt saw Churchill naked: "British Prime Minister has nothing to hide from US President"(Winston

Churchill),

the Castle Combe Site was

chosen to emphasize the value of such an exchange.

This strong architectural manifestation of British Identity will be involved in a symbolic exchange with the new American Iconographic addition.

Any further point in this document seeks to prove how the Site will be left unharmed by the construction works and the future proceedings.

The British identity best represented through its history and the American Identity best represented through its brand monopoly come together on piece of land which is to become a stepping stone for those who seek to be part of the American Dream

Quaint British Background for Loud American Practices The site, although central to the region, is relatively hidden from the surrounding town and landscape. Through American Architectural Practices the proposed new addition will seek to add to the tourist number by creating a new attraction.

It will not hinder in any way the viewing corridors to the historical valuable neighbors. It will create new opportunities to oversee and appreciate the historical site.

The relationship between context and proposal is one of Contrast, one promoting the other.

Fig. 07

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- C O N T E X T FA B R I C -

Local Identity The site is located within the perimeter of the Castle Combe Circuit.

Beyond the circuit track, to the east, south, west and north-west the site is surrounded by agricultural and pastoral lands. To the North-East corner there a series of 1 story Circuit Related buildings and 1-2 stories Wood Recycling Halls. Further North the Upper Castle Combe village can be seen, made up of 1 to 2 stories buildings the only exception being the Castle Combe Congregational Church 3 to 4 stories.

The B4039 Road Passes through the village to the North and East Sides of Site

1Km - Neighboring Agricultural Fields -

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- C O N T E X T FA B R I C 01

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Planning Constraints and Opportunities This section employs a series of desk based assessments to determine the feasibility of putting forward a planning application in the area.

The following pages will determine if the soil conditions permit construction works,what easements and covenants affect the proposal, if there is a serious flooding risk and what historical and environmental issues are to be considered.

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Physical constraints and opportunities

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- SOIL CONDITIONS -

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- SOIL CONDITIONS -

Chippenham General Soil Condition

Chippenham General Soil Condition

- Forest Marble Formation - Mudstone -

- Cornbrash Formation - Limestone -

Sedimentary Bedrock formed approximately 166 to 168 million years ago in the Jurassic Period. Local environment previously dominated by shallow seas.

Sedimentary Bedrock formed approximately 164 to 168 million years

Setting: shallow seas. These sedimentary rocks are shallow-

Setting: shallow carbonate seas. These sedimentary rocks are shallow-

marine in origin. They are detrital, ranging from coarse- to fine-grained (locally with some carbonate content) forming interbedded sequences.

marine in origin. They are biogenic and detrital, generally comprising

- Kellaways Sand Member - Sandstone -

- Chalfield Oolite Formation - Limestone -

Sedimentary Bedrock formed approximately 164 to 166 million years

Ooidal. Sedimentary Bedrock formed approximately 166 to 168 million

ago in the Jurassic Period. Local environment previously dominated by

years ago in the Jurassic Period. Local environment previously dominated

shallow seas.

by shallow carbonate seas.

Setting: shallow seas. These sedimentary rocks are shallow-marine in

Setting: shallow carbonate seas. These sedimentary rocks are shallow-

origin. They are detrital, ranging from coarse- to fine-grained (locally

marine in origin. They are biogenic and detrital, generally comprising

with some carbonate content) forming interbedded sequences.

carbonate material (coral, shell fragments), forming beds and locally

ago in the Jurassic Period. Local environment previously dominated by shallow carbonate seas.

carbonate material (coral, shell fragments), forming beds and locally reefs.

reefs

- Hazelbury Bryan Formation - Sandstone - Coclusion Sedimentary Bedrock formed approximately 157 to 164 million years ago in the Jurassic Period. Local environment previously dominated by

The designated site is located within a Forest Marble Formation -

shallow seas.

Mudstone Area. In general the soil in Mudstone area can expand and contract based on the moisture levels. according to British Standard

Setting: shallow seas. These sedimentary rocks are shallow-marine in

8004 it is recommended that the foundations go deeper than 3 meters,

origin. They are detrital, ranging from coarse- to fine-grained (locally

to a depth where the moisture level remains stable or a different, more

with some carbonate content) forming interbedded sequences.

stable soil condition is found.

In the folowing pages a series of local documented borhole surveys will be analized and a concluzion on the structural soil condition of the soil will be provided for the specific Castle Combe Circuit plot of land.

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- SOIL CONDITIONS -

- Borehole Survey 01 Brooms Farm Yatton Keynell SN14 7JU Borehole Record & Results of 24Hour Pump Test: • 0 to 21m: Grey Clay • 21 to 24m Yellow Limestone

B.03

• 24 to 26.4m Grey Limestone

B.04

• 26.4 to 29.9m Yellow Limestone • 29.9 to 70m Grey Limestone • 70 to 80m Yellow Limestone • 80 to 110m Grey Limestone

P.A

B.02 P.B

B.C

• 110m to 115m Grey Clay

B.01 - Borehole Survey 02 MANOR HOUSE GOLF CLUB TP4 Borehole Record: • 0.25 to 1.2m: Turf over brown silty sandy topsoil with rootlets and a

1K m

little gravel

- Borehole Survey Location -

• 1.2 to 1.65m Very stiff pale grey and yellow brown extreemly closely fissured silty clay with occsional small white calcareous nodules and

- Pit Survey A -

some orange brown lottlings • 1.65 to 1.8m Grey slightly to moderately weathered micritic crystalline

• 0 to 30cm: Dark brown non calcareous sandy loam. Stoneless

limestone, very strong with firm and stiff silty clay seem 10-15 mm

• 30 to 50cm: Brown sandy loam. stoneless. Weak medium subangular,

thick between bedding discontinues. Generaly mdeium to widely

blocky.

spaced joints and closely spaced bedding descontinnuities.

• 50 to 65cm: Limestone bedrock. Horizontal bedded plates.

Stability Report: Generaly Stable Groundwater: Not encountered

- Pit Survey B • 0 to 25cm: Dark brown non calcareous sandy clay loam. Very slight

- Borehole Survey 03 -

stone, up to 3%.

• 25 to 45cm: Brown sandy loam. Moderate medium angular blocky.

MANOR HOUSE GOLF CLUB TP4 Borehole Record:

- Pit Survey C -

• 0.3m Turf and weeds over dark brown silty sandy Topsoil with rootlets and fine-medium limestone fragments

• 0 to 30cm: Dark brown non calcareous sandy clay loam. Very slight

• 0.8m Firm dark brown friable silty sandy clay with many generally

stone, up to 3%.

fine-medium-coarse sub-rounded to sub-angular oolitic limestone

• 30 to 40cm: Greyish brown clay. Weak, fine, medium, subangular,

fragments - Regolith

blocky.

• 1.25 to 2.8m Pale cream and buff moderately weathered sandy

• 40 to 85cm: Brown stoneless clay. Moderately developed coarse

oolitic limestone, strong, with generaly closely spaced joints and very

angular blocky. Slowly permeable layer starts at 40cm.

closely spaced bedding discontinuities. Weathered with estimated 20%buff oolitic discontinuities.

Stability Report: Generaly Stable Groundwater: Not encountered

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- SOIL CONDITIONS -

- Borehole Survey 04 -

Conclusion

Allington Borehole Borehole Record:

Foundation Types

Kellaways Sand:

The soil is generally stable but changes in humidity levels might affect

• 0 to 1m: Orange, fine grained Sand

the structural integrity.

• 1 to 3m: Light Grey, fine grained Sand For the specific soil conditions identified prior it would be recommended that the building employs a system of both Raft and poled Foundations:

Kellaways Clay: • 3 to 5m: Light grey, fresh Clay

• The Raft foundations would deal with the superficial weak and

• 5 to 7m: Light grey, fresh Clay

expansive clay and sands. For the buildings 4 stores it will reach a

• 7 to 9m: Light grey microcrystaline Limestone

1200mm width and a 1000mm depth

• 11 to 25m: Dark grey, fresh Clay

• The Piled Foundation will reach stronger strata to support the heavy beaning structural demands. The boreholes for the reinforced

Forest Marble Beds:

concrete piles, 1800mm in diameter will go at least 10000mm deep

• 25 to 76m: Dark and light grey, fresh to moderatly weathered Limestone

Lansdown Clay: • 76 to 77m: Light to dark grey and buff, fresh to moderatly weathered Clay

Tresham Rock: • 77 to 95m: Light to dark grey fresh, micritic Limestone

Hawkesbury Clay: • 95 to 98m: Light to dark grey, microcrystaline fresh, micritic Limestone

Fullers Earth: • 99 to 119m: Light to dark grey, microcrystaline fresh, micritic Limestone

Inferior Oolite: • 119 to 126mm: Light to creamy white, microcrystaline fresh, oolitic Limestone

Stability Report: Stable Groundwater: Not encountered

General Conditions • The bedrock is generally stable and structural erections are feasible.

• There are no known underground water sources in the vicinity of the Site.

• Around the site: There are no reports of structural damage on existing buildings due to soil instability.

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- NEIGHBORING CONSTRAINS -

Structural allowances Any proposed developments must considered the structural effect it might have on any existing or future construction. It this case it is imperative that the proposal will not damage the historical built environment.

The track will act as buffer zone with no structural developments passing beyond it. This will assure that no further development on any of the neighboring agricultural land will be affected. Further more, the master plan proposed a series of 2 stories houses in the North-East corner. This ensures that the structural works are of no risk to the existing fabric.

Planned Structural Works

Structural works past the track

70 0 m

Rights to Light Given the Sun Position design will avoid positioning any tall buildings to North-East Corner where the Castle Combe Village Resides. None of the existing buildings will be deprived of natural light respecting the English law on easments for buildings older than 20 years.

The agricultural use of the North-Most neighboring plot of land demands the same treatment.

1-2 Stories

3-4 Stories

5-6 Stories

7-8 Stories

9-10 Stories

70 0 m

Infrastructure As previously discuses the power plant that currently employs the site is seriously upsetting the locals by necessitating that power lines cross through their plots of land, disturbing traffic and tourists.

The Development is providing a two step plan for the possible developments of the surrounding areas.

-it will use the high capacity electrical infrastructure already provided by the existing solar plan -it will extend it to all corners of the site so that future constructions can plug in to the system without further works

B4039

70 0 m

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Existing Electrical Services

Proposed Electrical Services

- NEIGHBORING CONSTRAINS -

Party Wall The sites relative isolation to the rest of the sites through the racing track makes it so that there are no issues of interference with neighboring walls or structures.

Site Boundary

Existing Building

70 0 m

Public Access There are no legal rights of access over the proposal site. When the circuit is active the central area of the circuit is off-limits to people.

Access on site is only possible when the track is inactive through just one point of entrance.

Entrance Point

Site Boundary

70 0 m

Green Spaces Due to the nature of the Chippenham area green spaces are to be found within the nearby context. Although, the proposed site is can be classified as a green space the fact that is private property argues that the general public was never allowed to make use of it.

The proposal will open the site to the public.

In Conclusion The Proposal does not interfere with any physical considerations that might affect the local fabric.

The proposal will seek to improve the local framework facilitating future developments in the area,.

1K m 27

- LOCAL ACCESS RIGHTS -

Right to Public Access and freedom to Roam This part of the document looks at how the master plans construction and use will impact the possible daily routes of the locals.

Restaurants Being a touristic area, there are numerous pubs and restaurants to be found on Site.The site is not closing any path that might lead to any such spaces.

1K m

Retail There are no major shops in the nearby area. Supermarkets such as Tesco’s or Salisbury's can be only found in nearby Chippenham, 8.15Km away, following the B4039 road. which is outside the development area.

1K m

Education In close proximity to the site the Grand Russian School can be be accessed by following the B4039 while the Bybrook Pre-school is found in Yatton Keynell (3.5Km) following the same road.

1K m 28

- LOCAL ACCESS RIGHTS -

Medical Centres There are no hospitals in the nearby area. Chippenham Community Hospital and Cossham Hospital Bristol can be accessed following the B4039 road to Chippenham (10.6Km) and Bristol(27.78Km). The B4039 is outside the site area.

1K m

Worship The historically significant St Andrew’s Church and the Castle Combe Congregational Church can be found withing the area. There are no other worship places in relative proximity to the site.

1K m

Green Spaces Due to the nature of the Chippenham area green spaces are to be found within the nearby context. Although, the proposed site is can be classified as a green space the fact that is private property argues that the general public was never allowed to make use of it.

In Conclusion No possible regular daily activity will be impacted by the new development. The use of the site will not interfere with the existing freedom of movement nor will it change any existing paths.

1K m 29

30

Historic/ Conservation Area constraints and opportunities

31

- HISTORICAL AREA 01

02

03

Local Plan

Historic Finds during construction works

The Nature of the site demands a close analysis on what lies under

7.1.3 “All artefacts from the watching brief will, as a minimum, be washed,

the surface. The site is rich with history and the following Desk Based

marked, counted, weighed and identified. Any stratified ironwork will be

Assessment and survey will dictate how any further design steps will be

X-rayed and stored in a stable condition along with other fragile and

taken. What follows is a close inspection of the historical fabric and the

delicate material. The X-raying of objects and other conservation needs

design response.

will be undertaken by the staff of Wiltshire Museums and Library Service Conservation Consortium, Salisbury�

Archeological Investigation METHOD STATEMENT FOR ARCHAEOLOGICAL EVALUATION Base on Information Prepare by Wessex Archaeology The site is comprised of 55.71 hectares of arrable fields surrounded by the racing track, which in turn is surrounded by agricultural land on all sites. A Desk-Based Assessment (DBA) has been prepared by Wessex Archaeology which discuses the historycal background of the Site.

PREHISTORIC AND ROMANO BRITISH Arial Photography shows crop marks, pits and linear features showing the remains of a prehistoric settlement concentrated withing 2 key areas. Stray finds such as pottery shreds hint to Romano-British activity although there are no known sites in the area.

ANGLO-SAXON AND MEDIEVAL No physical evidenge recarding this period has been found on Site.

POST MEDIEVAL It is believed that during this period the site was used as arable land.

19th CENTURY AND MODERN The Tithe Maps shows the Site as part of enclosed arable and pastoralagricultural fields Two landing strips were constructed in 1940 as part of a landing field for No. 9 Flying Training School with Planes Landing on the grass meadow.

In 1949 the airfield is converted into a 1.4 mile racing circuit by Mrs Thomas of Bristol Motor Cycle and Light Car Club.

Conclusion Although the site area is mostly void of historical value due to its agricultural character there are 2 relatively small but historically sensitive areas. the best course of action is to not disturb them and design around them.

32

- HISTORICAL AREA -

Historical importance Positive linear anomaly - cut feature of archaeological potential Roman Heritage Assets Modern Conservation Area Grade I Listed Building Grade II Listed Building

33

- A R E A O F O U T S TA N D I N G N AT U R A L B E A U T Y -

Fig. 05

Area of Outstanding National Beauty

34

- A R E A O F O U T S TA N D I N G N AT U R A L B E A U T Y -

- Areas of Outstanding National Beauty This area classification is particularly demanding for planning approval as any proposal must account for both local and national policies.

These policies are strongly upheld for areas of national importance as they restrict the scale and the scope of potential developments.

“An area of outstanding natural beauty (AONB) is land protected by the Countryside and Rights of Way Act 2000 (CROW Act). It protects the land to conserve and enhance its natural beauty.”(gov.uk) An AONB development can only receive planning permission from either the Local Authorities or the Secretary of State and only after it is proven that the design conserves and enhances the natural beauty.

Utility services (gas pipes, electrical works, telecommunication cables) and improvements of public access are usually the applications that would receive permission. This makes it imperative that any submitted proposal would only benefit the general experience of an AONB by adding public services and amenities.

- Conclusion AONBs are a particular Planning Constrain that requiters a carefully detailed building strategy.

• It is rare that a proposal gains approval in such an area, it must be proven that the development is national interest. This will lead to substantial time expenditure during the planing phase in order to convince the authorities that Midwest Horizons benefits the whole nation • There will significant cost increases during all phases of the projects in order to prevent and mitigate any possible ill effect on the area such as soil contamination and biodiversity disturbances.

Planning permission is granted only if all ecological and historical issues are taken into account: any possible drawback must be outweighed by potential benefits. Biodiversity, wildlife corridors, rare flora must be conserved and/or enhanced.

35

- E C O L O G I C A L C O N S I D E R AT I O N S -

Habitat Survey

by JOHN FELWELL WILDLIFE MATTERS CONSULTANCY UNIT The given site is currently either covered by the solar farm or ploughed by agricultural reason. Overall, the proposed development site has no protected flora, no water bodies, lacks biodiversity, is of low nature conservation importance.

• The site is within the Cotswolds Area of Outstanding Natural Beauty (AONB).

• Over 70 taxa of flora and fauna was recorded on site • One ‘Schedule 1 Birds’ was present: the migratory Fieldfare.

• Badgers are present in the quarry to the north east.

• The development site is overall of low nature conservation

1K m

importance.

Green spaces surrounding the site

• The site did not have suitable habitat for reptiles (grass snakes, slow worms, common lizards, adders) and no evidence of reptiles was seen.

• Enhancement recommendations are made.

Trees Protection Order There are no trees on site. However the proposal follows the councils advice to ecologically populate the area.

Conclusion The survey demonstrates that the site lacks significant ecological

Local Badger Population

value. The presence of badgers can be simply mitigated by avoiding construction works during the night as badgers are nocturnal. During use, the proposal will be off-limits at nigh in the badger inhabited area.

The local planning authority supports the creation of new habitats for flora and fauna and the proposed master plan would provide this through it’s landscape features in Phase VIII.

Schedule 1 Birds: the migratory Fieldfare.

36

- A R C H I T E C T U R A L C O N S E R VA T I O N A R E A -

Conservation Area Besides its inclusion in an AONB the Castle Combe area is also a significant architectural conservation area, over 90% of the built environment is listed as either as a Grade I or II.

Conclusion Historical value dictates a buildings classification and its registration under Heritage Englandas as either a Grade I, II, II* or III. The Castel Combe Race Track is not neighbouring any listed building and as previously stated before its development would not affect the history datum.

1K m

Grade I Listed Buildings

Grade II Listed Buildings

1K m

Grade I: The Manor House

1K m

Grade I: St Andrew's Church

Grade II: Cottages along the Main Road

Grade I: By Brook Bridge

37

38

Environmental constraints and opportunities

39

- FLOOD RISK -

Key Flood Risk Areas

40

- FLOOD RISK -

Flood Risk Assessment The Site is entirely within a Flood Risk 1 Area which means that there is 1 in 1000 (less than 1%) chance that there will be any flooding in the area.

Furthermore, The Historic analyzes proves that there are no flooding records in the area.

There is a chance, in abnormal meteorological conditions, that there might be surface water flooding in the area. There are numerous bodies of water surrounding the site however the surrounding Current Circuit has an extensive drainage system.

The Master plan is proposing a few new bodies of water within the site that might overflow if the weather is particularity rainy. To combat this a Surface Drainage Strategy will be implemented to diver the flow of water in the nearby By Brook River.

The Attached Map highlights the potential areas where flooding issues might appear.

- Fluvial The Closest Zone 2 or 3 Flooding Area - The By Broock River - is 630m away. This distance is enough to make the site not affected by the rivers overflowing.

Ponding Area

Documented water runoff Incidents

- Surface The North Wiltshire SFRA Inspected nearby pounding areas

and

determined there were no cases of flooding due to water runoff close to the site. The only documented incidents were recorded further North in the Village.

- Groundwater The North Wiltshire SFRA and EA Maps show no superficial water sources around the site. There is however an important aquifer in the area which must not be contaminated

- Sewers The North Wiltshire SFRA and EA Maps show no recorded flooding incidents from sewers sources.

Conclusion The Site is outside any flooding risk from known bodies of water. The large flat surface might be subject to surface flooding, this can be mitigated with a simple drainage system proposed withing the design.

41

- C L I M AT E C O N D I T I O N S -

1K m

1K m

- 2018 -

- 2018 -

Overall Yearly Humidity Percentages

Average Rainfall Quantity

64%

70%

1020mm

1K m

1500mm

1K m

- 2018 -

- 2018 -

Average Yearly Wind Speeds

Overal Yearly Dayligh Hours

3-4 MpS

4-5 MpS

Night 00:00-05:42 18:46-00:00 10:56 Hours

5-8 MpS

42

Astronomical twilight 05:42-06:21 18:07-17:46 01:18 Hours

Nautircal twilight 06:21-07:01 17:27-18:07 01:20 Hours

Daylight 07:37-16:51 09:13 Hours

- C L I M AT E C O N D I T I O N S -

- Rainfall -

Climt The overall climate conditions in the UK are called temperate maritime defined by temperatures not much lower than 0ºC during winter time

The West parts of the UK are defined by the highest volume of rainfall in

and not much higher than 32 ºC during summer time. The proximity to

all of Europe. In some areas up to 5,570ml of water can fall within a year.

the Atlantic Ocean, the northern Latitude and the Golf Stream Current

This being said it is not uncommon that draught might settle in. In 2006

are the main influences of the British Climate.

the nation experienced 31 days of no rain.

- Temperature -

- Sunshine / Cloud Hours -

In England the average temperature varies between 8.5 °C to 11 °C. This

The United Kingdom sees and average of 1340 hours of sunshine during the year, however cloudy sky are more than frequent. High pressure system may move over the UK resulting in long lasting cloudy skies.

is a small variation largely influenced by the moderating effects of the Atlantic Ocean.

- Weather Abnormalities -

- The Gulf Stream -

It is rare that flood or draughts are experienced in the UK, the climate keeps constant. Thunderstorms are not common in the North and West

Although The UK, North-Western US and Russia are ruffly on the same latitude the UK has a significant warmer winter.

This is mostly due the moderating and warming effect of the Golf Stream Current.

and Cyclones have no effect because the seas are toot cold.

- Climate Change -

- Winds -

London Met Office speculates that the average annual temperature will increase by 2-3 °C while heavier rainfalls will be experienced during

The West Coasts of the British Isles experience some of the strongest

wintertime.

winds in area. This is due to the proximity to a large ocean.

- Conclusion -

The Current US Administration is not interested in promoting climate change mitigation methods, however in order to gain planning approval the proposal will follow the British model in this aspect.

The roposal will have to deal with significant water volumes from rainfalls and strong winds due to its geographical position. The Master plan will store large quantities of rainwater in the Water towers which can subsequently be used for the inhabitants needs or delivered to the local agricultural land if a drought is to manifest in the area. This level of flexibility will see an increase in material and structural costs.

The Strong Winds are actually welcomed as the design is proposing to harvest wind power to supply the local dwellings with free electricity

1K m - 2018 Yearly Average Temperature 12ºC

14ºC

43

44

The Planning Process This Part of the Document describes how the project follows the planning process, what particularities of the project might push or delay the process and how the proposal supports the development strategy implemented by the local council.

45

- PLANNING PROCESS -

- STAGE II:Application and validation Local level requirements:

Planning Application Stages The process is designed to allow the involved parties to voice their view on the submitted proposal. Midwest Horizons representatives will support

This is more comprehensive and specific list specifically tailored by each

all the necessary information regarding the planning application.

individual council. The following documents are required by the Wiltshire Council under the “Full Planning Permission Validation Checklist” found on the Wiltshire Council Website:

- STAGE I: Pre-Application Advice • Location plan 1:2500 or 1:1250 The local Wiltshire council can and should be involved from the very

• Site plan 1:500 or 1:250/1:200/1:100

start of the project. The council can provide advice in taking the best

• Existing Elevations 1:100 or 1:50

course of action for submitting an application with a high change of

• Proposed Elevations e 1:100 or 1:50

approval. In this initial stage the developer, US of A Developments of the

• Existing and Proposed Floor Plans 1:100 or 1:50

site asks the architect for a feasibility report for the site i.e: a residential

• Existing and Proposed Roof Plans 1:100 or 1:50

developer would like to see how many flat units could be built on site. The

• Site Sections/levels 1:100 or 1:50 • Site Survey Minimum of 1:200

architect will use the councils information pack to generate a massing

If specificaly requiered (when higlithed in red the requiermnt speciifaly tragest the chosen site):

that respects the local policies. Height, overshadowing, overlooking etc. are taken into account in order to provide options that would assure

• Flood Risk Assessment: requiered when the proposal is within Enviroment Agency Flood Zone Areas 2 or 3 or if its over 1 hectare in

the client that an investment in the site is worth making. At this stage a planning officer is assigned for the future application.

size in Floor zone 1 • Ecological Assessment/ Protected Species survey • Land Contamination Assessment

- STAGE II: Application and validation -

• Transport Assessment: for a Residential development of 100 dwellings; Retail and/or employment/leisure uses of 1000m2 or more

Under the guidance of the local council US of A Developments will put

• Archaeological Assessment where the site includes, or has the

forward a series of documents with the scope of explaining how the

potential to include, a heritage asset of archaeological interest

proposal will fit within the existing context. Whether the proposal involves

• Functional and viability assessment

demolition, a change of use, or a new developments a pack of drawings

• Waste Audit for residential developments of 10 or more houses; new employment premises of 300m2;

must be submitted showing the needed changes.

• new retail facilities 500m2

The minimum national requirement list includes the following:

• Noise Impact Assessment • Lighting Impact Assessment • Ventilation/Extraction Details

• 5 copies of the standard application form;

• Landscape and visual impact appraisal for a major development

• An ownership certificate:(A for when the applicant is the sole owner;

• Statement of Community Involvement for major developments of 10

B for when the development extends over a site owned by another

dwellings or more, including sheltered housing or retail developments of 1,000 square metres or more

individual or group; C for when one or more owners are unknown; D

• Planning Obligations Draft Heads of Terms

for when none of the owners are known);

• Planning Statement

• The payment of the correct application fee - this can be usually

• Electrical Imput Assessment to define the elecatrical needs • Safety Report to show means of escape

calculated using the local councils online portal;

• Photographs of the existing site

• Location and Site Plans - purchased online from a council accredited

• Schedule of works and/or specification of repairs

surveyor • A Design and Access Statement

46

- PLANNING PROCESS -

- STAGE III: Site Visit -

Approval

The assigned planning case officer will be analysing the site in order to

When Approval is granted there is often a number of conditions that

determine if the proposal is respects the site relevant policies and if the

must be respected going further with the building process.

neighbouring community is responding well to future development. The

Refusal - Appeal

case office is also responsible to document the sites existing conditions through photographs.

When the application is refused, if the applicant believes the decision is incorrect can go through a long and expensive Appeal Process. Appeals

- STAGE IV: Local Community Consultation -

are handled outside Local Committees by the Planning Inspectorate.

Midwest Horizon is bound to go though the appeal process as the size

It is imperative that the proposed development is properly advertised

and character of the proposal will upset local representatives.

to the local community, that neighbours are notified and any expert bodies with interest in the site have voiced their opinion.

Once the proposal has been published a 21 day consultation period need to pass before any decision is made. The Chippenham area was recently the scene of a particular case where the owners of one property were not informed and consulted; this subsequently caused significant delays to the planning approval process.

- STAGE V: Case Officer Recommendation -

The assigned officer will note in the “officer report� all the relevant facts regarding the proposal in order to inform the bodies responsible with the decision.

- STAGE VI: Approval / Refusal -

Senior Officers with delegated Authority from the Planning Committee are in over 90% of cases responsible to make a decision regarding the application. However, given the scale and importance of the Castle Combe Proposal the decisions will be made by the actual Planing Committee, the Secretary of State and National Representatives.

47

- PLANNING PROCESS -

Discussion with Local Council Representative

Context Plan Photographs Joinery drawings Landscaping Roof Plans Context Plan

Pre-App Advice

Drawing Package

Street Scene Exisiting / Proposed sections Floor Plans Elevations

- Case Officer is Assigned -

Site Layout Plan Site Location Plan

Consultation / Publicity

Overshadowing

Site Visit

-

Material Considerations

Parking Highway safety Traffic

5x copies of application forms

Submission

Signed ownership certificate

Noise

Drawing Package

Impact on listed buildings

The correct fee

Layout Appearance Materials Government policy Disabled access

ts

Development plan

- Case Officer Recomandation -

Previous decisions

pen to c o m ys o m Da en 21

Overlooking

08-12 Weeks

Nature conservation

Decision

- Refusal -

- Approval -

48

- Appeal -

U S A N D U K P O L I C I E S . R U L E S A N D R E G U L AT I O N S

International Planning Practices

Building Regulations

The Planning Policies that affect the Castle Combe Circuit site are to be

Building Regulations encompass an extensive set of rules that apply

understood and responded to through careful consideration and good

to every building or non building structure. These regulations address

design. This being said, the dual Geo-politic nature of the development

health and safety issues in order to make the use of a structure sound for

demands another set of policies and regulations that belong to the

use. Standards are used and any application must respect the minimum

American counterpart. The Recreation of the American Dream can only

requirements in order to gain approval. The governments provides the documents detailing these regulations:

exist in a space that follows American Policies.

American Planning Association

Part A - Structure Part B - Fire Safety

The APA is the representation of Urban Planning in the United States

Part C - Site preparation and resistance to contaminates and moisture

under a professional organization. APA members aim to improve the

Part D - Toxic Substances

general built environment through the country by exchanging ideas

Part E - Resistance to the passage of sound Part F - Ventilation

and putting together comprehensive National Policy Guides.

Part G - Sanitation, hot water safety and water efficiency

Building Codes

Part H - Drainage and Waste Disposal Part J - Combustion appliances and fuel storage systems

Planning Permission in the US requires that any proposal will follow a

Part K - Protection from falling, collision and impact

building code. The regulations that control the standards under witch

Part L - Conservation of fuel and power

structures are erected are detailed under the adopted Building Code.

Part M - Access to and use of buildings

Almost all states in the US follow the International Building Code: it

Part N - Glazing Safety (Withdrawn) Part P - Electrical Safety

addresses health and safety concerns as well as performance.

Part Q - Security

Homeowners Association

Part R - Physical infrastructure for high speed electronic communications networks.

Depending on the Area the homeowners association is free to impose a series of rules that can sometimes be categorized as absurd. They range from lawn color to inconsistent shingles and have resulted in bankruptcy and improvement when disobeyed.

US and UK Policies. Rules and Regulations In the following pages this document will show how the

Local

Development Frame Work for The Castle Combe Area is analyzed,how the proposal accounts and respects the local policies and how the American Polices are also involved and respected.

Comunity Plan

National Guidance

Other plans / strategies

Local Development Framework

APA Pollicies

Homeowners Association 49

International Buildign Code

- HOAs RULES -

Homeowners Association - Rules for Living in the Suburbs -

R.01 - Do not exceed the prescribed number of roses -

Jeffery DeMarco from Santa Fe, was sued by the HOA for planting too many roses in his front garden and thus violating the Architectural Design Rules adopted by the local community. He was force to pay 70.000$ in legal fees and lost his house to the bank.

R.02 - Do not use inconsistent shingles -

Joe Woodard from Sanford, after a plane crashed in his house and killed his wife took it to himself to rebuild his roof. Shortly after the works were done he was obliged by the HOA to rebuild again after the Association concluded that the shingles he used were different from the ones employed by his neighbours.

R.03 - Maintain a consistently green lawn at all times -

Joeseph Prudente, 66 years old from Beacon Woods was jailed for failing the care for his lawn. He was rescued by the local community that paid for landscaping, however he is still under prosecution and must pay the HOA fines.

R.04 - Do not smoke in your own house -

HOAs extended the smoking ban to residents homes. Court hearings have ruled in the favor of HOAs citing the health hazards of second hand smoke

50

- HOAs RULES -

Homeowners Association - Rules for Living in the Suburbs -

R.05 - Do not post signs, banners or billboards -

Denise Hicks, Tennessee was prohibited to display a “For Sale� Sign in her front yard. The HOA cited a breach of contract the specifically prohibits any such sign breaking the uniformity of the Suburban Frontages

R.06 -Do not shelter relatives outside the HOA age group-

Jimmy and Judy Stuttler

from Clearwater assumed

guardianship of their granddaughter after her mother was ruled unfit due to drug habits. The HOA for the retirement village where the old couple lived forced the family to move. The house failed to sell even after a 121.000$ slash in the price from 250.000$ to 129.000$. The family situation remains uncertain.

R.07 - Dogs must be carried at all times -

Pamela McMahan, cane using geriatric failed to carry her cocker spaniel though her Long Beach, California Condominium.The HOA stipulated that a pets feet must never be in contact with the floor.

The old lady was fined 25$ every time she failed to carry her dog adding up in hundred of dollars which eventually forced her to move.

R.08 - Respect the noise schedule -

During daylight a 50 decibels noise limit must be observed while during night times noise must not pas beyond 20 decibels.

Fig. 46

51

52

Client Ambitions - Design in Context

53

- TIME FRAME -

USA - UK Agreement 2019

Design Team is Appointed Planning Application starts

4 months

Trafalgar Square Event

2021

16 weeks Approval

Workshops with the locals

2022

Construction Packages 2022

Demolition / Foundations

Tendering

2022

2022

Phase I 2023

Underground Services Roads and general infrastructure

Phase II - IV

Baseball / Football Stadiums

2023

The Farm Presidential Arrival Thanksgiving Hall The Church Hollywood Studios

Phase VI - Residential 2024

The Suburbs The Villas Restaurants

Phase VII - The Citizenship Cathedral 2025

Phase VIII - Landscaping 2025

Pine / Apple Trees Fire Watch Towers Roads / Walk of Fame Water Collection Points Eolian Farming

54

Fig. 02

- TIME FRAME -

Strategy and time frame

Phase VII: the Cathedral of Citizenship by 2025

By the 2020 presidential election the UK-US trade deal is expected to be

The Cathedral is the Central Point of the whole Master plan, within in the

signed and implemented. A High-stakes deal between US companies

"future Americans" are to use all the skills gained thought their journey

can take up to 10 months as seen in the Disney-Fox Merger deal. This

though Midwest Horizons. This building will test individual and based on

would imply that the master plan for the “One American Dream” needs

their level of patriotism they will earn the American Citizen Status.

to receive planning application by early 2021. Given the historical value

Phase VIII: by 2025

of the area surrounding the site, another 1 to 2 years are to be expected to spent on the unavoidable Appeal. This would be surpassed by the involvement of the UK government on the Wiltshire Council. This provides

The fire watch towers, rain water collection point, eolian energy farming

a starting date of 2022. The final planning documentation is expected

installations and landscaping ( indigenous plant species introduced on

to be approved by late 2022 to coincide with goals set in the Wiltshire

site. In order to re-create the American Environment Apple and Pine

Local Development Framework for 2026.

Trees will be introduced to site. This will offer veracity to the proposal while adding a much needed habitat for the local bird and bat species.

Phase 0: the Trafalgar Square Event: To draw attention to the main development on Castle Combe, London will be the starting point for the Midwest Horizons Development. Just as in the 1620 when Mayflower departed from London to the New World, a

Proposed Plant Species Introduction

return event will be set around Trafalgar Square. The Mayflower Replica is to bring back to London copies of the American Constitution. A new

Pine

temporary monument will be built on Trafalgar Square were information about the new development will be provided to the prospective “dreamers”. By "buying" the Constitution an individual will receive a place in the forthcoming development where he or she can start their journey to become an American

On Site Phase I : by 2023 The first year on site will be spent focusing on moving the solar panels from the farm to a new location, foundation works and installing the necessary infrastructure: Underground electric cables, roads and access paths, waste removal etc.

Phase II though IV: by late 2023.

Red pine (Pinus resinosa)

The Farm, the Presidential Arrival Park, the Thanksgiving Hall. These are

Pitch pine (Pinus rigida)

Virginia pine (Pinus virginiana) Jack pine (Pinus banksiana)

Apple

large but simple builds based on existing American Precedents - the construction drawings already exist in the US National Registry.

The timber, steel and stone elements can be provided by the UK which cuts the transport cost. Neighboring the site exists a Wood Recycling Factory witch is to be employed for any subsequently wood works.

Phase VI : by late 2024 The Suburbs and Villas: based on just 2 sets of plans. This is to appease the American Council which demands an uniform aesthetic to the 2 neighborhoods.

Red Delicious

55

McIntosh Red

Honeycrisp

- CHANGE OF USE -

Client Ambitions

Local Development Framework

The Castle Combe Solar Farm is to be replace by Midwest Horizons.

Is a design strategy that seeks to better local area by addressing issues such as the local economic needs, housing, infrastructure and amenities.

The proposal is a completely interactive experience that follows closely

Within this strategy the government aims to provide a flexible plan of

the built strategy of a Theme-Park in order to recreate a carefully

action that would support sustainable future development.

curated American Experience on British Soil. The design team is tasked with translating the American cliche in to a celebratory manner that will

The Midwest Horizons Master plan adds housing opportunities,

be as loud and engaging as possible while still paying respect to the

educational and leisure facilities, ecological improvements and cultural

tranquility of the context. There are acoustic, visual and historical issues that will be detailed and mitigated in the following pages.

Comunity Plan

National Guidance

Other plans / strategies

Political and Economic Motivation This US - UK Interaction is not one of compromise but one of beneficial exchange. In the wake of Brexit. and threats to dismantle NATO, It

Statement of Comunity Involvement

enforces the economic, political and social relationship between the US and the UK, it secures trading agreements between the 2 superpowers Development Management DPD

while providing the symbolic opportunity to become a citizen of one of

Other DPDs

the most controversial nations in the world.

Local Plan

Proposals Map

Core Strategy

Local Development Scheme

The existing North-East built environment is particularly challenging due to it’s historical value. The following pages will explain how the proposal

Sites and Placemaking DPD

SPDs

will have no ill effect on the existing conditions, and how no rights will be affected by the proposed development Anual Monitoring Report

Area Action Plans

The proposed master plan pays close attention to the ecological and Local Development Framework

historical background. The precedent of the solar farm demonstrates that fauna and flora can be managed so that construction works and development use will not disturb the ecology of the site. In the pages

Planning Authority

that follow solutions will be put forward to tackle the sites challenges according to Local and National dictums.

The Context is of such great historical value that any further developments must seek to help in preserving and supporting the exiting fabric.

The Framework Document centralizes around the ideas of sustainability, infrastructural

developments,

residential

expanse

and

thriving

Previous applications on this site have been made aware of Policy NE4;

economies.

in particular:

The document aims to achieve the following, by 2026:

“major developments including of an industrial and commercial nature will not be permitted except in exceptional circumstances. These

• Significant progress in the job market as it aims to create 27,500 new

Proposals will be subject to the most rigorous examination and will be

jobs. ;

demonstrated to be in public interest”

• The delivery of self sustainable developments in order to tackle climate change;

The Pre-App advice emphasizes the urgency of consulting the National

• Affordable homes;

Planning Policy Framework, the Wiltshire Core Strategy Pre-Submission

• Strong and resilient communities;

Document and the North Wiltshire Plan.

• Ecological conservation;

56

- FITTING IN WITH THE LOCAL DEVELOPMENT FRAMEWORK -

Wilthsire Core Strategy 2026 Focused on the Chippenham Community Area: 5,090 new homes

Improved Self-Suficient Status

Improved Infrastructure

Enhance Town Centres: mix of leisure, reatil and entertaiment

26.5 ha of new employment land

Green Spacess Enhancements and Improved Accesibility

Vibrant Bussines Location

- Chippenham Local Plan MilestonesBath Road Car Park / Bridge Centre Site - retail extension to the town centre and supermaket Chippenham MIxed Use Calne Masterplan

A350 Chippenham Bypass Dualling

Bath Road Car Park / Bridge Centre Site - retail extension to the town centre and supermaket

Langley Park: 400 dwelings

River Avon Corridor, 35 improvement projects in the pipeline

Langley Park: Hotel and Aldi foodstore

Cotswolds AONB Conservation Works

Central Car Park, Salisbury : 200 new homes

- Castle Combe Masterplan The Farm: 9 ha of new employment land, 250 jobs

2020 The Farm: self -sustainable agricultural practices

Wind Farming system

2021

Central Car Park, Salisbury : 40,000 sqm retail

Rowden Hill Primary School

Hollywood Studios: 100 highly paid jobs

2022

Chippenham Gateway: 1’000 jobs on 1 ha of new employment land Cocklebury Road Masterplan: 136 apparmetns, 106 parking spaces retirement facility

Kingston Farm Buildings: 150 dwelings

4 new public squares, church and restaurants

2023

Kingston Farm Buildings: 2-3 ha of new employment land Restored Wilts and Berks Canal and the River Marden

Showell Business Park, 12.5 ha of new employment land Eastern link road

2024

Good Energy: public car park 225 spaces

7 helipad locations

Good Energy HQ: 400 new jobs

Water Collection System

Chippenham Riverside, 1500 Dwelings

100 Dwelings: market and affodable rent

2025

Chippenham Riverside: 5 ha of new employment land Expansion of Abbeyfield School

20 firewatch towers overseeing the AONB

Landscaping works: 25 ha of new green spaces

2026

West Warminster Master Plan: 900 new homes West Warminster Master Plan: 6 ha of new employment land

New infrastructure for the new town

A new small slef-sufficent town in Chippenham

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Local and National Planning Pollicies This section looks at the local and national development strategy. It will discuss how the proposal fits withing both Local and National Planning Policies and how it will benefit the Chippenham Area as a whole.

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- WILTSHIRE PL ANNING POLICIES -

Key Mixed Use Designed Areas AONB Administartive Borders Development Site Protected Green Space

P.02 P.03

P.04

P.01

APA / HA = American Planning Authority / Homeowners Association /

PLANNING POLICIES

P.01

Planning Policy 4.23 Mixed use timeline

At mixed use strategic sites there will be a focus on ensuring an appropriate phasing of development, so that jobs are provided in a timely manner alongside new homes. It is therefore a requirement that employment land will be delivered in the early stages of mixed use development proposals. This will be achieved through master planning and legal agreements

P.02

Planning Policy 6.24 Retail and leisure

Enhance the vitality and viability of the town centres in Wiltshire through policies promoting the regeneration of central areas and delivery of new growth at settlements to support the vitality of centres.

The Principal Settlements of Chippenham, Salisbury and Trowbridge, must strengthen their roles as shopping destinations to reduce the ‘leakage’ of trade to other larger competing centres such as Bath, Swindon and Southampton.

DESIGN RESPONSE

P.01

APA / HA

Planning Policy 4.23 Argument

The Castle Combe proposal follows a specified timeline that will deliver both jobs opportunities and housing withing the Master plan.

The employment buildings such as The Farm are among the first to be delivered while the suburbs and the villas are to be added at a later stage

P.02

Planning Policy Argument

6.24

The proposal seeks to be a vibrant center with multiple retail outlets and growth opportunities for the surrounding centers.

The Castle Combe Proposal will follow the marketing strategy of Airport Terminal with Duty-Free Outlets. Acting as a buffer zone between the US and the UK will offer tax free prices to any products sold on site.

This will result in a tempting market for local businesses and is guaranteed to bring in large numbers of prospective customers.

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P.01

Healthy Communities Policy Guide

Healthy communities are defined as places where all individuals have access to healthy built, social, economic, and natural environments that give them the opportunity to live to their fullest potential regardless of socially defined circumstances.

P.02

APA Policy Guide on Smart Growth

The American Planning Association also recognizes the tremendous economic growth potential present by retrofitting existing suburban corridors with the opportunity to create more efficient development patterns that allow for a wider variety of economic opportunity, access, and placemaking.

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PLANNING POLICIES

P.03

Core Policy 42:

Standalone renewable energy installations Standalone renewable energy installations, of all types, will be encouraged and supported.

Policy 6.39: The development of most standalone renewable energy installations within Wiltshire will require careful consideration due to their potential visual and landscape impacts, especially in designated/ sensitive landscapes, including AONBs

P.04

Core Policy 39 Tourist development

Proposals for tourist developments will be supported subject to a sequential assessment: I. There is evidence that the facilities are in conjunction with a particular countryside attraction.

II. No suitable alternative existing buildings or sites exist which are available for reuse.

III. The Proposal is compatible with its wider landscape IV. The building is served by adequate access and infrastructure. v. The site has reasonable access to local services and a local employment base.

DESIGN RESPONSE

P.03

Core Policy 42: Argument

Within the Proposed Master plan there are a number of wind turbines to be strategically placed around the Site: These will provide enough energy to illuminate public paths, they will satisfy the electrical needs for public buildings and they will guarantee a 0$ electrical bill for the Suburbs.

P.04

Core Policy 39 Argument

I: The Castle Combe area is already a strong touristic location II: As stated previously in the document the Castle Combe Site is the only option III:The proposal will have no impact on the existing fabric and it will not deter the character of the area IV. The M4 highway is only 1 km away though the B4039 Road V. Outside the local hotels, corner shops and Golf Club the area has virtually no employment opportunities

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APA / HA

P.03

APA Policy Guide on Energy: Policy 2.0

APA encourages planners and decision makers to make energy conservation and efficiency major criteria when making and evaluating plans, programs, projects, and policies. APA affirms that in the short- and mid-term energy conservation becomes a hallmark of energy policy while new infrastructure and technology introduce more long-term improvements and security into the energy system.

P.04

APA Policy Guide on Public Redevelopment

In too many cases, communities chasing sales and property tax revenues fail to recognize the role of redevelopment as a tool for creating a sense of place based on a community’s unique natural and cultural assets. The perception of redevelopment as a tool for economic development, rather than a part of a comprehensive strategy for promoting physical revitalization and financial reinvestment, has wide-ranging implications for how the redevelopment process functions.

- WILTSHIRE PL ANNING POLICIES -

Key Gypsy / Traveler Camp Site Flood Risk Area Rural Conservation Area Administartive Borders Development Site Protected Green Space

P.05 P.07 P.06 P.08

PLANNING POLICIES

P.05

Core Policy 43 Affordable housing

Housing and planning policies will be used to promote the delivery of new affordable homes. This policy intends to provide a clear and robust planning policy framework for all those involved in the delivery of affordable housing.

It is anticipated that this strategy will deliver approximately 13,000 affordable homes within the plan period.

P.06

Core Policy 48 Supporting rural life

Supports rural communities, outside the limits of Principal Settlements. The policy is based on the following key objectives: I. Protecting the countryside and maintaining its local distinctiveness.

II. Supporting the sensitive reuse of built assets to help meet local needs.

III. Supporting improved access between places and services IV. Supporting the community in taking ownership of local services.

DESIGN RESPONSE

P.05

Core Policy 43 Argument

The Master plan includes 200 new large family friendly dwelling 150 of which will be low income based. This is an affordable housing allowance of 75% almost double the recommended Chippenham area 40% allowance.

P.06

Core Policy 48 Argument

I. The proposal will have no ill effect on the existing Castle Combe Area II. The proposal aims to improve the existing fabric by enhancing the context touristic value III. Withing the Master plan significant infrastructure works are proposed for any future developments in the area IV. The Community will have full free access to the new amenity spaces unlike the current situation where the site is off limits.

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APA / HA

P.05

APA Policy Guide on Housing

The housing stock must include affordable and accessible for sale and rental units, not only to meet social equity goals, but in order to ensure community viability. The development of a diverse and affordable housing stock must be carried out without sacrificing sound regulations that are in place to protect the environment and public health.

P.06

APA Policy Guide on Smart Growth

The American Planning Association supports the development of mixed use, mixed income livable communities where people choose to live, work, and play because they are attractive and economical options rather than forced decisions.

Promoting efficient and sustainable land development, incorporates redevelopment patterns that optimize prior infrastructure investments, and consumes less land that is otherwise available for agriculture, open space, natural systems, and rural lifestyles.

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PLANNING POLICIES

P.07

Core Policy 47: Gypsies and travellers

Provision should be made to help meet the accommodation needs of all of Wiltshire’s communities, including the gypsy and traveller community and travelling showpeople, who normally reside in or travel through the county. The general principle is that of aligning planning policy on traveller sites more closely with that for other forms of housing.

P.08

Core Policy 67: Flood risk

The Core Strategy supports a sustainable approach to surface water drainage, and development will be expected to incorporate Sustainable Drainage Systems (SuDS) such as rainwater harvesting, green roofs, permeable paving, and ponds, wetlands and swales, wherever possible. The provision of green infrastructure, including woodland, should also be considered as a measure to reduce surface water run-off.

Prospective developers will be expected to follow the ‘surface water management train’ approach recommended by the Environment Agency.

DESIGN RESPONSE

P.07

Core Policy 47: Argument

The site is outside of any pre-assigned travel site. If the local council conditions the approval of the planning application by requiring such spaces the master plan can easily adjust for it. As mentioned before there will be around 5 hectares out of the 55.7 available where no construction works can take place due to historical considerations. This being said these areas can easily accommodate travellers.

P.08

Core Policy 67 Argument

The EA Flood Map show the site as part of the Flood Zone 1. The nearest Flood Zone 2 and 3 are approximately 630m away.

The whole development is located within Zone 1 (Low Risk of flooding at the 1:100 year fluvial). Furthermore. there are no know historical precedents showing flooding within the site.

North Wiltshire SFRA has no record of fluvial flooding within the area surrounding the Site.

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APA / HA / ICB

P.07

APA: An Inclusive Planning Process

The American Planning Association supports an inclusive citizen participation in all levels of planning as a means to accommodate diversity while promoting equity and community.

P.08

APA Policy Guide on Hazard Mitigation

The American Planning Association and its Chapters and Divisions support measures and policies to enhance awareness of risks and efforts to improve community preparedness, resilience, and sustainability in the face of both natural and humancaused hazards.

- WILTSHIRE PL ANNING POLICIES -

Key Arable Land - No Public Access Administartive Borders Development Site Protected Green Space

P.11 P.12 P.10 P.09

APA / HA = American Planning Authority / Homeowners Association /

PLANNING POLICIES

P.09

Core Policy 50: Biodiversity and geodiversity

Development proposals must demonstrate how they protect features of nature conservation and geological value as part of the design rationale. There is an expectation that such features shall be retained, buffered, and managed favourably in order to maintain their ecological value, connectivity and functionality in the longterm.

P.10

Core Policy 51: Landscape

The European Landscape Convention promotes landscape protection, management and planning, and applies to all landscapes, towns and villages, as well as open countryside; the coast and inland areas; and ordinary or even degraded landscapes, as well as those that are afforded protection. Development on the edges of towns and villages will be broadly controlled in line with Core Policy 3 (Delivery Strategy).

DESIGN RESPONSE

P.09

Core Policy 50: Argument

As mentioned before there was an extensive Ecological Habitat Survey taken by John Felwell from Wildlife Matters Consultancy on site. There are no wildlife elements that can be impacted by the development.

The only habit that might be affected is the local badger habitat but any negative impact can be mitigated just by avoiding construction works at night.

P.10

Core Policy 51: Argument

From a landscape point of view The Current State of the Site is disproportionate from the surrounding Forestry Area. The historical used of the area as plough lands made it so that the Landscape value has decreased.

The proposal will revitalise the area by introducing a significant volume of accessible green space. The Nature of the site will see the introduction of Apple and Pine trees to the Area acting like an enclave of new and vibrant landscaping value.

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APA / HA

P.09

APA Policy Guide on Habitat Protection

The preservation and enhancement of wildlife and its habitat cannot be distinguished from preservation of human habitat and so is a core function of government. As a core function, habitat preservation should be reflected in the entire process of planning, and managing growth and development.

P.10

APA Policy Guide on Public Redevelopment

With increases in historical tourism across the United States, communities increasingly find that historic resources, including both built and landscape components, provide critical texture and context to redevelopment areas that improve economic and social vitality.

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PLANNING POLICIES

P.11

Core Policy 55: Air quality

Air quality in Wiltshire is predominantly good with the majority of the county having clean unpolluted air. There are, however, a small number of locations where the combination of traffic c, road layout and geography has resulted in exceeding the annual average for nitrogen dioxide (NO²) and fine particulates (PM10).

P.12

Core Policy 52: Green infrastructure

The maintenance and enhancement of Wiltshire’s green infrastructure network will be crucial in helping to ensure that the growth set out in this Core Strategy can be delivered in a sustainable manner. In particular, the development proposed in this strategy will necessitate a particular focus on maintaining and improving green infrastructure within the Principal Settlements and Market Towns, particularly along the river and canal corridors.

DESIGN RESPONSE

P.11

Core Policy 55: Argument

The biggest pollutants in the area are the M4 Highway and the B4039 Road north to the site. The Master plan includes an extensive Landscaping proposal which would add a significant number of trees in the area. This new implementation should further aid to keeping the air clean in the area as well as other significant benefits from the tree addition.

P.12

Core Policy 52 Argument

The Proposed Master plan is uses the majority of the available 55.7 to create a public green amenity space.

The current used of the site forbids public access which leaves the the locals deprived of a valuable recreational space.

The proposal will mitigate the impact the historical use of the site had on the existing green infrastructure by recreating the prehistorical existence of the area.

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APA / HA

P.11

APA Healthy Communities Guide

Planners and policy makers influence these determinants of health through decisions such as, land use, urban design, and transportation, which affect local air quality, water quality and supply, transportation safety, and access to physical activity, healthy food, and affordable housing, among many other quality of life indicators.

P.12

APA Policy Guide on Green Infrastructure

The American Planning Association and its Chapters support legislation and other actions to achieve the goal of no overall net loss of the nation’s remaining green infrastructure resource base, as defined by acreage, volume, location, type, and function. In order to achieve the no net loss goal, APA and its Chapters support legislation and other actions to enhance, restore and create green infrastructure where feasible, in order to increase the quality and quantity of the nation’s green resource base.

- WILTSHIRE PL ANNING POLICIES -

Key Arable Land - No Public Access Administartive Borders Development Site Protected Green Space

P.13 P.14 P.15 P.16

APA / HA = American Planning Authority / Homeowners Association /

PLANNING POLICIES

P.13

Core Policy 34: Additional employment land

The evidence indicates that Wiltshire does not have land available in the right location at the right time to meet business needs and this could result in Wiltshire losing business to other locations where a more favourable business and regulatory environment exists.

CP 34 supports the delivery of opportunities for the provision of employment land that may come forward in the Principal Settlements, Market Towns and Local Service Centers of Wiltshire.

P.14

Core Policy 36: Economic regeneration

The Core Strategy supports regeneration opportunities and aims to maximize the re-use of previously developed land. The provision of economic development on previously developed land will therefore be supported.

DESIGN RESPONSE

P.13

Core Policy 34: Argument

The Proposal would deliver a wide range of employment opportunities such as: Farm Management, Security, Agriculture, Cleaning, Law Enforcers, Fire watch Personnel, Agriculturists, Document Registry, Migration Officers etc.

P.14

Core Policy 36: Argument

The Site is currently used as a solar farm, the proposal would replace the current use of the site with a mixed use development that would benefit the local community and national Interest far more than the solar farm currently is. The Proposal will reinforce Relationship with the US in order to improve both the national and local economy.

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APA / HA

P.13

APA Policy Guide on Smart Growth

Increased access to jobs and education to improve the community tax and employment base through greater investment and purchasing power.

The American Planning Association supports incentives targeted at restoring and expanding vibrancy to the nation’s urban centers and core downtown as an engine for job growth and economic vitality.

P.14

APA Policy Guide on Smart Growth

The APA recognizes the tremendous economic growth potential present by retrofitting existing suburban corridors with the opportunity to create more efficient development patterns that allow for a wider variety of economic opportunity, access, and placemaking.

The APA affirms that applying principles of Smart Growth provides definite economic benefits — for individuals, for neighborhoods, for communities, for developers, for land owners, and for the economy as a whole

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PLANNING POLICIES

P.15

Core Policy 63: Transport strategies

Packages of integrated transport measures will be identified in Chippenham to help facilitate sustainable development growth.

The packages will seek to achieve a major shift to sustainable transport by helping to reduce reliance on the private car and by improving sustainable transport alternatives.

P.16

Core Policy 57: Quality design and place shaping

A high standard of design is required in all new developments, including extensions, alterations, and changes of use of existing buildings. Development is expected to create a strong sense of place through drawing on the local context and being complementary to the locality.

Applications for new development must be accompanied by appropriate information to demonstrate how the proposal will make a positive contribution to the character of Wiltshire.

DESIGN RESPONSE

P.15

Core Policy 63: Argument

The Master plan Includes a provision for 6 helipads and an independent wind farming electrical system that would provide power for electric cars. The B4049 Road will be improved during the construction works for the Master plan to accentuate the connection to the M4 Highway.

P.16

Core Policy 57 Argument

The Proposed Master plan responds carefully to the local character, it accounts for the historical value and the existing tranquil environment. The development will not only benefit the local Castle Combe Area but two nations as a whole.

Visually, the master plan is a vibrant scheme that seeks to attract visitors and awe through its American Spirit. This will, however remain enclosed within an enclave, it will hinder no protected views and it will not affect the history fabric of the site.

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APA / HA

P.15

APA Policy Guide on Smart Growth

The American Planning Association supports changes to roadway design standards that promote and support the use of transit and non-motorized transportation modes, including walking and biking, especially to accommodate and promote the implementation of “Complete Streets� policies and plans.

P.16

APA Policy Guide on Green Infrastructure

Supporting the right of Americans to choose where and how they live, work, and play enables economic freedom for all Americans. The declarations below support that goal.

Smart growth is about tailoring choices for individual settings; it is largely about retrofitting communities to offer more choices both in terms of housing types and prices but also in terms of transportation options.

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Economical and Social Impact Analysis The proposal will provoke significant changes in the local economy and will increase the number of visitors though the entire Wiltshire Area.

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