Unanimous planning approval for the regeneration of Chippenham Town Centre
Wiltshire Council has granted planning permission for the £50 million transformational regeneration of Emery Gate Shopping Centre - a major milestone in the long-term renewal of historic Chippenham.
‘Chippenham Riverside’ will transform the current Emery Gate shopping centre into a high-quality mixed-use neighbourhood, reconnecting the High Street with Island Park and the River Avon. The scheme will re-open the site to the town, creating a vibrant, sustainable destination at the heart of Chippenham and delivering more than 200 new homes alongside new public spaces, routes and amenities.
The vision, developed by HNW Architects for independent developers and regeneration specialists Acorn Property Group and supported by Lambert Smith Hampton alongside the wider design team, reimagines the site as a dynamic new mixed-use neighbourhood. The proposals set out a holistic masterplan of distinctive, human-scale buildings arranged around new streets, routes and public spaces. The scheme will deliver flexible commercial and leisure space, much-needed new homes and enhanced public realm, while prioritising low-carbon reuse and the regeneration of a key brownfield site at the heart of the town.
Planning officers concluded that the proposals represent a “transformational opportunity for the regeneration of Chippenham.”
A scheme shaped by place and people
The approved ambitious masterplan represents an investment of at least £50 million into the heart of Chippenham, reinforcing confidence in the town centre and supporting wider regeneration ambitions. The plan proposes 4,000m2 of commercial space for retail, health, leisure, and dining, alongside 225 new homes in a highly sustainable location. By sensitively repairing and enhancing the historic High Street, the scheme reduces the built footprint, increases greenery and biodiversity, and creates new connections from the High Street to Island Park and the River Avon Corridor – all designed to re-energise and future-proof the town centre.
Key benefits identified by officers include:
• Town centre regeneration and long-term vitality
• High-quality public realm and improved pedestrian permeability
• Introduction of active frontages to Island Park
• Diverse and flexible commercial space capable of adapting to future retail and leisure demand
• Town-centre housing, increasing natural surveillance and footfall
• Low-carbon redevelopment of a major brownfield site
• Over £1 million reinvested through Community Infrastructure Levy to support education, healthcare, play space and transport infrastructure
• High-quality public realm and improved pedestrian permeability
• Introduction of active frontages to Island Park
• Diverse and flexible commercial space capable of adapting to future retail and leisure demand
• Town-centre housing, increasing natural surveillance and footfall
• Low-carbon redevelopment of a major brownfield site
• Over £1 million reinvested through Community Infrastructure Levy to support education, healthcare, play space and transport infrastructure
Wiltshire Council’s Economy and Regeneration Service described the project as:
“A transformational opportunity for the regeneration of Chippenham, securing its long-term vitality and viability, supporting future economic growth and wider town centre regeneration, which is essential for its ongoing prosperity.”
“A transformational opportunity for the regeneration of Chippenham, securing its long-term vitality and viability, supporting future economic growth and wider town centre regeneration, which is essential for its ongoing prosperity.”
They added:
“The proposal will help revitalise the town centre, creating a high-quality public realm, with flexible commercial provision and dynamic frontages that can adapt to future demand.”
“The proposal will help revitalise the town centre, creating a high-quality public realm, with flexible commercial provision and dynamic frontages that can adapt to future demand.”
Planning officers also noted the scheme’s contribution to place-making, describing the design as having “clear legibility, high-quality shopfronts and flexibility for the future.”
The Council’s Conservation Officer welcomed the approach, stating:
“This is a large central site and its redevelopment will have a lasting impact on the town. The proposed development offers significant opportunities for enhancement, with many positives set out within the design and development themes expressed.”
The Council’s Conservation Officer welcomed the approach, stating:
“This is a large central site and its redevelopment will have a lasting impact on the town. The proposed development offers significant opportunities for enhancement, with many positives set out within the design and development themes expressed.”
“Emery Gate is one of those sites that really matters. It sits between the High Street, the river and the park, yet for years it has turned its back on all three. This approval recognises the opportunity to do something fundamentally better – to repair the townscape, open up the riverside and create a piece of Chippenham that works throughout the day and into the evening.
This has been a collaborative, design-led process shaped by the town’s history, landscape and community. Chippenham Riverside is well placed to act as a catalyst for wider regeneration, and we’re proud to see our vision approved as we look ahead to delivering a sustainable, flexible and civic transformation for the town.”
This has been a collaborative, design-led process shaped by the town’s history, landscape and community. Chippenham Riverside is well placed to act as a catalyst for wider regeneration, and we’re proud to see our vision approved as we look ahead to delivering a sustainable, flexible and civic transformation for the town.”
Lee Davies, Director, HNW Architects
We are delighted to secure planning permission for Chippenham Riverside. Emery Gate is a pivotal site, and this decision allows us to invest with confidence in a development that will support the town’s economy, create sustainable new homes and bring long-term benefits for residents, businesses and visitors alike. A destination for residents of all ages. Chippenham Riverside builds on our long history of transforming complex town centre sites into thriving, future-ready destinations. We look forward to continuing to work with Wiltshire Council and the local community as the project moves forward.
Dane Cummings, Head of Commercial Property, Acorn Property Group
“This decision reflects a clear and well-balanced planning judgement. The Emery Gate proposals respond directly to both adopted and emerging planning policy, while addressing the long-recognised need to regenerate this part of Chippenham town centre.
The scheme delivers substantial public benefits – from improved connectivity and high-quality public realm to new homes in a highly sustainable location – and it is particularly encouraging to see the Council recognise the importance of flexible, mixed-use development in supporting the long-term vitality of town centres. We’re pleased to have supported the project through a positive and collaborative planning process.”
The scheme delivers substantial public benefits – from improved connectivity and high-quality public realm to new homes in a highly sustainable location – and it is particularly encouraging to see the Council recognise the importance of flexible, mixed-use development in supporting the long-term vitality of town centres. We’re pleased to have supported the project through a positive and collaborative planning process.”
Rob Reeds, Director, Lambert Smith Hampton
February 2026