Strategic Housing and Economic Land Availability Assessment Review September 2017 Strategic Housing and Economic Land Availability Assessment Review
Contents
Contents
1 Introduction 3 2 Methodology 5 3 Actions Required to Overcome Constraints 8 4 Site Assessments 10 4.1 Cirencester 10 4.2 Andoversford 28 4.3 Blockley 31 4.4 Bourton-on-the-Water 34 4.5 Chipping Campden 39 4.6 Down Ampney 46 4.7 Fairford 49 4.8 Kemble 56 4.9 Lechlade 59 4.10 Mickleton 65 4.11 Moreton-in-Marsh 68 4.12 Northleach 77 4.13 South Cerney 80 4.14 Stow-on-the-Wold 85 4.15 Tetbury 92 4.16 Upper Rissington 99 4.17 Willersey 101 4.18 Rural Sites 104
Appendices
1 SHELAA Panel 118 Strategic Housing and Economic Land Availability Assessment Review 3
Introduction 1
1.1 This report presents the results of the Strategic Housing and Economic Land Availability Assessment (SHELAA). The SHELAA assesses the availability, suitability and achievability / viability of delivering development on potential residential and economic sites in Cotswold District. The SHELAA helps to locate sufficient land to accommodate the District's identified need for housing and economic development over the Local Plan period 2011-2031.
1.2 This report should be read in combination with the Council's Five Year Housing Land Supply Report, which takes account of residential planning permissions and provides a housing trajectory. It should also be read in combination with the Council's Economic Land Monitoring Report, which provides details of planning permissions for economic development and contains an economic development trajectory. Both reports are available to download from the evidence base and monitoring page of the Council's website.
Why undertake a SHELAA?
1.3 The SHELAA will help to inform plan making, the development industry and local communities by providing an early indication about whether sites across the District are deliverable and the timescales of when sites are expected to b developed. In so doing, the SHELAA will provide robust evidence to inform the Local Plan process when allocating the most appropriate land uses. However, it should be noted that the SHELAA will be one of a number of evidence base documents, in addition to Local Plan consultations, that will contribute towards the decision about which sites will be allocated. The SHELAA has no policy status.
1.4 National policy and guidance both require local authorities to produce a SHELAA. More specifically, paragraph 14 of the NPPF requires Local Plans to meet objectively assessed needs, with sufficient flexibility to adapt to rapid change. The Cotswold SHELAA will provide robust evidence to demonstrate that needs for different types of development can be met within the District. Paragraph 159 of the NPPF also requires local authorities to prepare an assessment of residential land to establish realistic assumptions about the availability, suitability and the likely economic viability of sites to meet the identified housing need over the Local Plan period. Furthermore, paragraph 161 of the NPPF requires the assessment of the existing and future supply of land available for economic development and its sufficiency and suitability to meet the identified needs.
1.5 The NPPF recommends carrying out land assessments for housing and economic development as part of the same exercise so that sites may be allocated for the use that is most appropriate. Land assessment also assists neighbourhood forums and parish/town councils in the development of their Neighbourhood Plans by identifying deliverable sites and highlighting any potential constraints.
How the SHELAA fits in with the Local Plan process
1.6 The primary role of the Cotswold District SHELAA is to pro-actively identify and assess sites that have the potential to deliver development for residential and economic development. However, the inclusion of a site within the SHELAA does not determine whether a site should be allocated for development. That will only be done through the Local Plan process. The inclusion of a site in the SHELAA will also not necessarily mean that planning permission will be granted. Planning applications will be determined in accordance with the Cotswold District Local Plan, unless material considerations indicate otherwise. 4 Strategic Housing and Economic Land Availability Assessment Review
1 Introduction
1.7 The suitability of a site and its capacity will need to be fully tested through either the development management (planning application) or Local Plan process. Indeed, the Council's recommendations on site suitability and capacities are informed by evidence that is proportionate to the role of the SHELAA, as set out above. The supporting evidence for planning applications or the allocation of sites within the Local Plan will be much more detailed. As such, the SHELAA's recommendations on site suitability and capacities may change in light of more detailed evidence.
1.8 As a technical document, the SHELAA is not subject to a formal consultation period, although the Council will welcome any additional site information that may affect the delivery of a site. Anyone wishing to make a formal representation about the suitability of sites for development will have the opportunity to do so through future Local Plan consultation process. It should be noted that whilst a planning application is in progress, all correspondence must go through the Case Officer dealing with that application.
Previous editions produced by Cotswold District Council
1.9 Cotswold District Council previously produced a Strategic Housing Land Availability Assessment (SHLAA) in 2010 and 2012. A full review of all potential housing and economic development sites was also undertaken in May 2014. Addendums to this document were subsequently published in November 2014 and December 2015. The SHELAA Review (May 2014) and its two Addendums were consolidated into a single report in January 2016. Strategic Housing and Economic Land Availability Assessment Review 5
Methodology 2
2.1 The SHELAA has been prepared in accordance with the policies and guidance set out in the National Planning Policy Framework (NPPF) and the Planning Practice Guidance (PPG) with particular reference to the PPG's guidance on housing and economic land availability assessment. This report has also been produced in accordance with the Cotswold District SHELAA Methodology (September 2017) (the SHELAA Methodology), which sets out how local circumstances and evidence are handled. The SHELAA Methodology is available to download from the evidence base and monitoring page of the Council's website
Identification of sites
2.2 Sites can be submitted to the Council for assessment at any time. An accumulation of sites that had been submitted since the previous assessment in December 2015 have been included within this SHELAA. In addition, a 'Call for Sites' campaign was undertaken over a three week period between July and August 2016, which invited site submissions for assessment in the SHELAA. This identified a number of new sites, as well as reconfirming the availability of sites already in SHELAA process.
2.3 Further site submissions have been taken into consideration from the Local Plan Submission Draft Reg 19 public consultation held between 27 June 2016 until 8 August 2016. The Council have also been proactive in identifying sites through the desktop review process, as outlined in Appendix 2 of the SHELAA Methodology.
2.4 All sites have been registered, given a reference number and drawn onto the Council's Geographic Information System (GIS).
Assessing availability, suitability and achievability
2.5 The PPG recommends that site surveys should be proportionate to the detail required for a robust appraisal and that more detail should be provided for sites that are considered to be realistic candidates for development. As set out in the SHELAA Methodology, some sites were discounted at the first stage of the assessment process. For example, this included sites not within or adjacent to the Development Boundary of a Principal Settlement identified in the submitted Cotswold District Local Plan (July 2017) and sites where Strategic Flood Risk Assessment Level 2 Flood Zone 3b would prevent development. Similarly, sites that had planning permission, where development was complete or where the site would not deliver five or more dwellings or was under 0.25ha or 500m2 of economic development were also discounted from the assessment process.
2.6 Consideration was also given to each site's general suitability and achievability before undertaking detailed site assessments. This included consideration of extant and emerging national, local and neighbourhood planning policies and guidance. The initial site assessment also considered any relevant planning history, Local Plan evidence base studies and work already undertaken in previous versions of the SHELAA. The availability of all remaining sites was thoroughly investigated and written confirmation was obtained from landowners and property agents as evidence to demonstrate this. Sites that were unsuitable, unavailable or where development was not achievable were classed as being 'not currently deliverable'. The reasons for sites being not currently deliverable are provided in the 'Comments' column of the site assessment tables in the appendices of this report. 6 Strategic Housing and Economic Land Availability Assessment Review
2 Methodology
2.7 The remaining sites underwent a desktop assessment using GIS mapping software and other online resources. The findings are given in the 'Desktop Constraints' column of the assessment tables. This was followed by a site visit where photographs were taken and further constraints identified. The full list of constraints that were considered is provided at Appendices 4 and 5 of the SHELAA Methodology.
2.8 In order to complete Part 1 of the Site Assessment Form found within the SHELAA Methodology, a preliminary conclusion was made by Officers on the suitability of sites and whether to progress them to the next stage in the process. Sites were assessed as being 'not currently deliverable' where:
Physical limitations or problems such as access, infrastructure, ground conditions, flood risk, hazardous risks, pollution or contamination were so severe that development would currently be unacceptable in the context of the existing Local Plan, national or emerging planning policy. Landscape features, nature or heritage conservation impacts or environmental / amenity impact were so severe that development would be unacceptable in the context of the existing Local Plan, emerging plan policy and national policy.
2.9 The remaining sites also received comments from Cotswold District Council's Heritage and Design, Development Management and Environmental and Regulatory Services teams. This improved the robustness of the assessment by helping to identify issues that could potentially prevent the sites from being granted planning permission. The Research Team at Gloucestershire County Council also assessed all sites using their accessibility modelling programme, which ranks sites according to their accessibility (distance, walking time, cycling time and bus/walk time) to either a primary school, full-time education collage, GP surgery, major brand supermarket, Post Office and one of the 17 Principal Settlements. This was taken into consideration when assessing the suitability of each site.
Assessing economic viability
2.10 The economic viability of potential development sites is considered within the Cotswold District Whole Plan and Community Infrastructure Levy (CIL) Viability Assessment (April 2016). This report is available to download on the Monitoring and Evidence Base page of the Council's website.
2.11 Residential sites are categorised into 13 typologies that are specific to sites in Cotswold District. The typologies take consideration of varying site size, location, the proportion of open space, the density of development, housing types, and whether the land is greenfield or brownfield. The assessment uses a Residual Valuation Model and tests build costs, abnormal costs, infrastructure costs and financial assumptions, including different levels of affordable housing, s106 contributions, mitigation measures and the introduction of CIL.
2.12 The report's recommendations are incorporated within the emerging Local Plan to ensure that the policies are set at a viable level. This ensures that the Local Plan's policies are do not prevent sites from being delivered. The report caveats that the fact that a site is shown as viable does not necessarily mean that it will come forward and vice versa. However, it demonstrates that all of the deliverable and developable SHELAA sites fall within typologies that are calculated to be viable.
2.13 The report concludes that “Cotswold District is situated in a high value and vibrant area with strong house prices that are able to support an active housing market”. Strategic Housing and Economic Land Availability Assessment Review 7
Methodology 2
2.14 Office and industrial/distribution development are not viable in Cotswold District. However, it is explained that this is a pattern seen across much of the country and that where development is coming forward, it tends to be from existing businesses for operational reasons – rather than to make a return through property development. However, the local market for such development is improving and is expected to continue to improve. Furthermore, much of the office, industrial and distribution development coming forward in Cotswold is ‘user led’ being brought forward by businesses that will use the eventual space for operational uses, rather than for investment purposes. The Council's Business Implementation Plan seeks interventions to support new and existing businesses.
2.15 In relation to retail uses, smaller supermarkets and retail warehouses are both found to be viable on greenfield sites and brownfield sites. Large supermarkets are not viable, although none of the SHELAA’s development proposals are for large supermarkets.
The Advisory Panel
2.16 An advisory Panel of key stakeholders was formed to help identify further development constraints and consider how constraints can be overcome. The Panel also commented on lead-in times and build-out rates, which gave a better understanding of the timescales for development.
2.17 Various Panel members were approached to achieve a range of professional skills and viewpoints. A full list of the Panel members and a record of their level of involvement is provided at Appendix 1. The Panel worked within the terms and conditions provided at Appendix 5 of the SHELAA Methodology.
2.18 A Panel meeting was held on 24 April 2017. Comments were received during the Panel meetings and some organisations who were unable to attend provided comments via written submission.
Community involvement
2.19 To gain a strong community input into the SHELAA and the allocation of sites in the Local Plan, the town and parish councils of the Principal Settlements were invited to provide comments on the provisional site assessments in March 2017. The town and parish councils' comments helped identify some previously unknown constraints, which were verified by Council Officers. The comments were used to help inform the final conclusions on the deliverability and capacities of sites.
Officer meeting to confirm site deliverability, site capacities and timescales for development
2.20 Once all supporting information had been accumulated to inform the final assessment of sites, an Officer meeting was held to consider whether sites were available and suitable for development and that development was achievable and economically viable. A reasonable estimate was also made about the timescales of when sites could be delivered and the capacity of each site to accommodate development. Further details of this process are provided within Section 3 of the SHELAA Methodology.
2.21 The Council has considered all the available evidence to arrive at its conclusions on potential deliverability and the timescales that sites will likely be developed within. However, given that the situation surrounding sites is continually changing, further information can be submitted at any time, which will be considered in next review of the SHELAA. 8 Strategic Housing and Economic Land Availability Assessment Review
3 Actions Required to Overcome Constraints
3.1 The individual site assessments in Section 4 contain a number of constraints that would require a standard action to overcome the constraint, for example, an indication that further investigation / information would be needed before a planning application is submitted. Rather than reproduce this action against each individual site, the table below summarises some standard actions that will be needed to overcome various constraints.
Constraint Actions required to overcome constraints
Flood Zone 2 or 3a The site will be required to undergo the Sequential Test and the Exception Test in line with paragraph 100 of the NPPF.
Source Protection Zone Consult with the Environment Agency to ensure that the proposed development will not cause any contamination to ground water.
Waste water treatment facility buffer zone The developer will need to consult the local sewerage undertaker (e.g. Thames Water or Wessex Water) to establish whether the proposed development is affected by the Odour Consultation Zone of the sewage treatment facility.
Noise or odour issue An odour or noise impact assessment may be required, which will require further investigation and could require and Odour or Noise Impact Assessment.
Potential waste water treatment Developers may be required to demonstrate that there is adequate sewerage infrastructure capacity infrastructure capacity issues both on and off the site to serve the development and that it would not lead to problems for existing or new users. In some circumstances it may be necessary for developers to fund studies to ascertain whether the proposed development will lead to overloading of existing sewerage infrastructure. Developers are advised to consult their local sewerage undertaker from the outset of their development designs.
Filled quarry or landfill buffer zone or any A 'Phase 1 Study' (desktop study and site reconnaissance) should be submitted with a planning potential contamination issues application. Depending on the findings of the Phase 1 Study, there may be a need for a more intrusive 'Phase 2 Study'.
Best and most versatile agricultural land: NPPF paragraph 112 states that “Local planning authorities should take into account the economic Land in grades 1, 2 and 3a of the and other benefits of the best and most versatile agricultural land. Where significant development Agricultural Land Classification. of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality”. DEFRA provides information on land use classification. For some sites, detailed survey work has been undertaken that marks out the exact areas of best and most versatile agricultural land. In such cases, NPPF paragraph 112 implies that it will need to be demonstrated that other areas of poor quality land cannot be used first.
For sites in active or non-active agricultural use where a detailed survey of best and most versatile agricultural land has not been carried out, a ground survey will be required to establish whether the land is best and most versatile agricultural land.
Heritage assets and their setting including Liaise with Cotswold District Council and Gloucestershire County Council heritage teams to determine Scheduled Monuments, Listed Buildings, the evidence/assessment required to inform key design principles and ensure the conservation Registered Parks and Gardens, (protection and enhancement) of affected heritage assets and their setting. There may also be a Registered Battlefields, Conservation requirement to liaise with Historic England. Within Scheduled Monuments there is a presumption Areas, Listed Buildings, parks and gardens that development that further damages archaeological deposits would not be appropriate. and and non-designated heritage assets.
Archaeology issues Assessment and evaluation may be required prior to the determination of any planning application (where this has not already been carried out), to include an assessment of the impact of the development on the significance of any heritage assets and their settings. Contact Gloucestershire County Council heritage team for further details.
Habitats Regulations Assessment In line with the precautionary approach applied by the Habitats Regulations Assessment Screening Screening Report, a number of settlements have been identified where development could have an impact on European designated wildlife sites. Until significant effects can be ruled out, any development within the following settlements must undergo Habitats Regulations Assessment Screening: Cirencester; Strategic Housing and Economic Land Availability Assessment Review 9
Actions Required to Overcome Constraints 3
Constraint Actions required to overcome constraints
Strategic site south of Chesterton, Cirencester; Andoversford; Blockley; Fairford; Kemble; Lechlade-on-Thames; Mickleton; Siddington; South Cerney; Tetbury; and Willersey.
Ecology issues Ecological assessment required
Consultation Zone for an Airport Consult the Civil Aviation Authority at the earliest stage of the planning application process.
Consultation Area for the Minerals Local Consult the Gloucestershire County Council Minerals and Waste Development Management service Plan at the earliest stage of the planning application process.
3.2 It should be noted that the SHELAA only provides a broad outline of potential constraints. A full planning application will require a much greater level of detail of site constraints and actions to overcome them. Further discussions with Council officers will almost certainly be needed and it is recommended these are undertaken as early in the planning application process as possible. 10 Strategic 4.1 Cirencester 4 Site
4.1 The following tables list all sites included in the SHELAA process. Each table has a settlement map showing the boundaries Housing of each specific site. Sites that were discounted from the SHLAA process at the pre-mapping stage do not feature on the maps. Assessments and
/ SHELAA Area Submitted Desktop Constraints Survey
SHELAA Ref Site Name Comments Assessed Deliverability Economic (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
C_1 Cattle Market – – Housing – – – – Duplicate of C_95 – Discounted
14 Whiteway View, Development Land C_2 – 0.05 Housing – – – – Development complete – Stratton complete A
Masonic Hall – plus Below 5 dwelling threshold - former Urban Capacity Study site with no expression of vailability C_3 – 0.13 Housing – – – – – Discounted garage and car parking interest (still used as Masonic Hall).
Land at Churn Development C_4 – 0.04 Housing – – – – Development complete – Meadows, Stratton complete Assessment
22 Kingshill (demolition Development C_5 – 0.06 Housing – – – – Development complete – of garage) complete
Development C_6 23 Castle Street – 0.03 Housing – – – – Development complete – complete Review
Extant planning C_7 24 Queen Street – 0.11 Housing – – – – Under construction (Ref: 12/05656/FUL) – permission
25 Sheep Street, Development C_8 – 0.09 Housing – – – – Development complete – Cirencester complete
25-27 Querns Lane (in Development C_9 place of workshops/ – 0.09 Housing – – – – Development complete – complete warehouse)
C_10 26 Ascroft Road – 0.01 Housing – – – – Below 5 dwelling threshold – Discounted
Development C_11 3 Weavers Road – 0.03 Housing – – – – Development complete – complete
C_12 7 Ashcroft Road – 0.04 Housing – – – – Below 5 dwelling threshold – Discounted
31 Vaisey Road, Development C_13 – 0.06 Housing – – – – Development complete – Stratton complete
Development C_14 35 Cricklade Street – 0.03 Housing – – – – Development complete – complete
C_15 37 Dyer Street – 0.04 Housing – – – – Below 5 dwelling threshold – Discounted
Unsuitable - there are substantial constraints that put its suitability in doubt, such as Not C_16 4 Acre Field GF 1.71 Housing N N Y – the site's function as a green lung in the built up area and its amenity value as a – currentltthewy recreational space. developable
Source Protection Zone; Grade II The site comprises several retail warehouse units and two garages. There are no Housing or Listed Building adjacent to western long-term leases and the site could potentially be released for residential development C_17 42-54 Querns Lane BF 0.18 Y Y Y 6 dwellings 11-15 years employment boundary; Within Conservation in the medium-term. Low impact employment uses with flats above may also be an Area; Scheduled Ancient Monument option. Some high quality development would benefit this location, although careful / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
adjacent to northern boundary; design would be required to consider the impacts on the Conservation Area, the Within Fairford, Kemble and South neighbouring Listed Building and Scheduled Ancient Monument. The site's Cerney Airport Safeguarding Areas; development for residential use is considered to be suitable subject to high quality Filled Quarry or Landfill Buffer design. The site is known to lie over complex archaeological deposits of Roman date, Zone; Consultation Area for the so the outcome of consultation/ archaeological investigation may impact on the emerging Minerals Local Plan development's design. (Consultation Draft).
5 Lower Bowling Green Development C_18 – 0.01 Housing – – – – Development complete – Lane complete
C_19 50 Chesterton Park – 0.03 Housing – – – – Below 5 dwelling threshold – Discounted
Development C_20 50 Querns Lane – 0.05 Housing – – – – Development complete – complete
C_21 50 Querns Lane – – Housing – – – – Duplicate of C_20 – Discounted
C_22 50-52 Lewis Lane – 0.04 Housing – – – – Has planning permission for 7 dwellings (Ref: 17/02205/FUL) – Discounted
C_23 52 Querns Lane – – Housing – – – – Duplicate of C_20 – Discounted
56 Dyer Street (bc - 14 C_24 – 0.01 Housing – – – – Below 5 dwelling threshold - also now in retail use. – Discounted Gloucester Street)
Development C_25 6 Abbey Way – 0.10 Housing – – – – Development complete – complete Strategic
C_26 61 Castle Street – 0.02 Housing – – – – Below 5 dwelling threshold – Discounted
95 Queen Elizabeth Development C_27 – 0.03 Housing – – – – Development complete – Housing Road complete
C_28 6A Abbey Way – – Housing – – – – Duplicate of C_25 – Discounted and C_29 3, 5, 7 Ashcroft Road – – Housing – – – – Duplicate of C_12 – Discounted Economic C_30 74 Cricklade Street – 0.04 Housing – – – – Below 5 dwelling threshold – Discounted
78 Dyer Street from C_31 – 0.01 Housing – – – – Below 5 dwelling threshold – Discounted residential Land Site Development C_32 8 Dyer Street – 0.03 Housing – – – – Development complete – complete A vailability
C_33 8 Thomas Street – 0.11 Housing – – – – Below 5 dwelling threshold – Discounted Assessments
Development C_34 82 Dyer Street – 0.01 Housing – – – – Development complete – complete Assessment
Development C_35 85 Lewis Lane – – Housing – – – – Development complete – complete
Development C_36 87A Cricklade Street – – Housing – – – – Development complete – complete Review
Land adjoining 19A C_37 – 0.34 Housing – – – – Duplicate of C_91 – Discounted (north of) London Road 4 1 1 12 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Archery House Assessments C_38 – – Housing – – – – Unable to locate site – Discounted Bungalow, The Park
This site accommodates an existing block of flats that are in active use and are and managed by Bromford Homes. A review of similar accommodation at Paterson Road C_39 Austin Road Flats – 0.29 Housing – – – – resulted in a redevelopment proposal, although the proposal does not produce a net – Discounted gain in dwellings. If the Austin Road Flats were to be redeveloped, it is likely that the Economic site would also not produce a net gain in dwellings.
Bartonbury Glen, Stroud C_40 / CIR_E3 – 0.19 Housing – – – – Below 5 dwelling threshold – Discounted Road Land
C_41 Bowling Green Farm – – Housing – – – – Duplicate of C_42 – Discounted A Unsuitable - sensitive site on edge of Cirencester that is within the Special Landscape vailability Area and is visible within the valley that it sits within, particularly local footpaths including the Monarch's Way. The site is well used by the local community and is a proposed Local Green Space in the emerging Local Plan (Policy LGS5). The site was Land off Berry Hill specifically recommended for inclusion in Special Landscape Area by Local Plan Not currently C_42 Crescent, also known as GF 4.60 Housing Y N Y – – Inspector for the Local Plan (2001-11). Outline application for 66 dwellings refused developable Assessment “The Humpty Dumps” planning permission in November 2015 on landscape grounds (Ref: 15/03539/OUT). Appeal dismissed in September 2016 as the site's development would "cause substantial harm to the landscape character and appearance of the site and its environs" (Appeal Ref: APP/F1610/W/16/3144113)
Briar Patch, Church Review C_43 – – Housing – – – – Included in error – Discounted Lane, Cerney Wick
Unavailable - the site is in active use as a telephone exchange. The lease ends beyond 2031 and there is an option to renew. Although the site may become available in Not currently C_44 BT Exchange BF 0.25 Housing N ? ? – – future, there is no reasonable prospect or certainty that a development will be delivered developable within the next 15 years.
Chesterton House, Development C_45 – 0.55 Housing – – – – Development complete – Vyners Close complete
C_46 Chesterton Park – – Housing – – – – Duplicate of C_75 – Discounted
Chesterton Primary C_47 School - part of playing – – Housing – – – – Duplicate of C_76 – Discounted field
Unsuitable - the site is entirely within the Conservation Area and is in close proximity of a number of Listed buildings. The southern part is City Bank Park and City Bank Allotments. The embankment of a disused railway line also crosses the south of the Ciy Bank Park, site. The middle part of the site is Cirencester Primary School’s playing fields and a allotments and wooded area runs down the site’s eastern boundary. These are all important green Not currently C_48 GF 15.60 Housing ? N Y – – Cirencester School's spaces that form part of the Conservation Area. The north of the site is already developable playing field developed with residential and commercial uses adjoining Beeches Road. In addition, the River Churn and a Key Wildlife Site run through the site and large parts of it are within Flood Zone 3b, 3a or 2 (SFRA Level 2). There are very few pats of this site that are suitable for development and none at the scale of the SHELAA.
C_49 Deer Park School – – Housing – – – – Included in error – Discounted
City Bank (Purley Road) C_50 – – Housing – – – – Duplicate of C_89 – Discounted CIR 15 A
Development C_51 Corn Hall – – Housing – – – – Development complete – complete / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Ground floor retail with C_52 / Extant planning 27/27A Dyer Street – 0.29 approximately – – – – Extant planning permission (Ref: 16/05023/FUL) – CIR_E21 permission 10 apartments above
Development C_52A 27/27A Dyer Street – 0.11 Housing – – – – Development complete – complete
Earle & Ludlow Ltd, 77 Extant planning C_53 – 0.05 Housing – – – – Extant planning permission for four dwellings (Ref: 16/03602/FUL) – Victoria Road permission
Elmbrook House, Development C_54 – – Housing – – – – Development complete – Baunton Lane, Stratton complete
Former Arkenside Hotel Development C_55 44-46 Lewis Lane – 0.16 Housing – – – – Development complete – complete Cirencester
Former Chefs Cottage, C_56 – 0.03 Housing – – – – Below 5 dwelling threshold – Discounted Oakley Hall
The Forum Car Park is a public car park located directly adjacent to Cirencester's Primary Shopping Area. The site forms an important part of the town centre's parking provision, although it has limited aesthetic value. A retail-led mixed use development is proposed in combination with the adjacent former Magistrates Court (C_101A / CIR_E22) and the Police Station (C_101B / CIR_E22). This scheme would not lose
Retail led any existing car parking provision. However, a much larger scheme may be possible Retail-led Strategic Source Protection Zone; Within mixed use if the public car parking were relocated to other sites or if it were decked. Such as mixed use Conservation Area; Site is a (900sq m scheme could include student accommodation or a care home, although this will be (900sq m Scheduled Ancient Monument; retail and 24 dependent on the outcome of the Car Parking Strategy. If a decked solution were to retail and 24 C_57 / Within Fairford, Kemble and South Forum Car Park BF 0.54 flats) in Y Y Y come forward, careful design would be needed to ensure that it benefits the townscape. flats) in 6-10 years CIR_E10 Cerney Airport Safeguarding Areas;
combination The Retail Study (2016) identifies connectivity issues to the surrounding core retail combination Housing CDC owned car park; Consultation with C_101A / streets, which constrain the site's suitability for retail use. A revised highway and public with C_101A / Area for the emerging Minerals CIR_E22 and realm layout may overcome some of these concerns and the inclusion of the Police CIR_E22 and Local Plan (Consultation Draft). C_101B Station and Magistrates Court would bring the site closer to Dyer Street and Cricklade C_101B Street and provide better visual linkages. Any scheme must be beneficial to the
Conservation Area and the setting of the adjoining Listed Buildings. The site is a and Scheduled Ancient Monument and is known to lie over complex archaeological deposits of Roman or later date, so the outcome of consultation/ archaeological investigation Economic may impact on the development's design. An ecological survey would also be required.
Garage block, Oakley Unavailable and unsuitable - site is currently in active use. Displacement of parking Not currently C_58 BF 0.22 Housing N N ? – – Road potential from 70 garages would be a major constraint. developable Land Site Garage, offices and car C_59 – – Housing – – – – Duplicate of C_106 – Discounted park A vailability
Garage Site, Apsley Assessments C_60 – 0.09 Housing – – – – Below 5 dwelling threshold – Discounted Road
Hannis Butchers Shop, C_61 – 0.00 Housing – – – – Below 5 dwelling threshold – Discounted
Barton Court Assessment
C_62 Harebushes – – Housing – – – – Duplicate of C_165 – Discounted
Former Arkenside Hotel C_63 44-46 Lewis Lane – 0.17 Housing – – – – Duplicate of C_55 – Discounted
Cirencester Review 4 13 14 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Not within or directly adjacent to a settlement identified as being sustainable in the Assessments Hunters Equestrian, Housing or C_64 / CIR_E9 – 4.82 – – – – current or emerging Local Plan. Development would also be an unacceptable intrusion – Discounted Cherry Tree Lane employment into the countryside and breaks new ground beyond the A419. and Development C_65 Kingshill South – 5.87 Housing – – – – Development complete – complete Economic
C_66 / Housing or Land at Kingsmeadow – 3.11 – – – – Development of new 62-bed hotel, restaurant / pub complete (Ref: 15/00595/FUL) – Discounted CIR_E17 employment
Cirencester Lorry Park, Land C_67 / Development Old Cricklade Road, – 0.60 Employment – – – – Development complete – CIR_E11 complete Kingsmeadow A Land adjacent to 87 Development vailability C_68 – 0.08 Housing – – – – Development complete – Chesterton Lane complete
Land adjacent to C_69 Cranhams Lodge, – 0.03 Housing – – – – Below 5 dwelling threshold – Discounted Assessment Cranhams Lane
C_70 / Land adjacent to Extant planning permission for a cinema, student accommodation, restaurants and Extant planning – 0.64 Housing – – – – – CIR_E16 Brewery Car Park cafes, shops and an arts facility (Ref: 14/01529/FUL) permission
Land adjacent Brewery Not currently Review C_70B Car Park (The Existing GF 0.25 Housing N ? ? – Unavailable - the Bowls club is not available for development. – developable Bowls Club)
Below 5 dwelling threshold - 5 or more dwellings would be difficult to achieve due to the required landscape buffer and the adjacent low density development pattern. A smaller development may be suitable. The site is disused land within the AONB that now comprises an area of naturally reoccurring scrub. It neighbours detached Land adjacent 'Donside', bungalows to the east, detached two-storey housing to the north and fields in C_71 GF 0.29 Housing – – – – – Discounted off Barnway, Stratton agricultural use to the south and west. The site's development would continue the line of housing along the western side of Donside. Donside does not appear to be adopted, although it is a public right of way. Further investigation is required into any biodiversity issues and archaeology. The site is not immediately available but is likely to become available later in the plan period. The site is within a Source Protection Zone.
Land adjacent to Extant planning C_72 – 0.13 Housing – – – – Under construction (Ref: 12/02905/FUL) – Stratton Wold, Stratton permission
Development C_73 Land at Barton Lane – – Housing – – – – Development complete – complete
Land at Bowling Green North-western section of site in Flood Zone 3b (SFRA Level 2). Remaining area would C_74 – 0.23 Housing – – – – – Discounted Lane not accommodate 5 or more dwellings
Mixed use, including housing, Land at Chesterton C_75 / CIR_E5 – 110.10 employment, – – – – Duplicate of C_177 – Discounted Farm retail and community facilities
Land at Chesterton C_75B – – Housing – – – – Included in error – Discounted Farm / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Unsuitable - the site comprises an of mature trees to the east of Chesterton Primary School. The trees are protected by a Tree Preservation Order and form part of a green space in an otherwise densely urbanised area. Access is envisaged from Somerford Road, although this would likely be on TPO trees. The trees also have landscape and biodiversity value. Any development proposals would require a comprehensive joint approach with the school and community. The site's availability will be a key issue, Chesterton School which will need to be made available by the County Council. A planning application Not currently C_76A Wooded Area, GF 0.43 Housing Y N ? – for 12 dwellings was refused in 2005 (Ref: 05/00544/OUT). The refusal reasons – developable Somerford Road included; loss of views from highways and footpaths; loss of important local green space + area's wooded character; loss of mature trees + negative impact on TPOs; loss of a dedicated wildlife area & biodiversity; increased traffic on Somerford Road, which is already subject to congestion. The same issues persist and the benefits of a residential development on this site are unlikely to outweigh the harm. There is also potential for currently unknown heritage assets due to the high density of archaeological features in the vicinity and the lack of previous archaeological investigation of the site.
Unavailable - the site comprises Chesterton Primary School and its playing field. The Chesterton School, BF / site was formerly assessed in combination with C_76A as part of the same site. It has Not currently C_76B 2.21 Housing N ? ? – – Somerford Road GF subsequently been clarified that there are no plans to make the school building developable available. The site has therefore been split to show the available area.
Unachievable - this is an important site at the town's entrance and within the AONB, Gas Pipeline Buffer Zone through which is mostly used for agriculture. The site also contains a small tennis court and the site; AONB; Strategic Nature a pond in the north-west corner. Most of the site is within a gas pipeline buffer zone, Area adjacent to northern boundary; which is unsuitable for development unless evidence from the Health & Safety Within setting of Grade II Listed Executive indicates otherwise. Some of the area unaffected by the gas line may be Uses directly Buildings to the west; Historic Park suitable for high quality development affiliated to the Agricultural University, although relating to the & Garden adjacent to northern extreme care would be needed to mitigate any impact on the site's historic parkland Land at College Farm, Not currently C_77 / CIR_E6 GF 5.86 Royal Y Y N boundary; Source Protection Zone; character, relationship with adjacent historic buildings and location within the AONB. – Stroud Road developable
Agricultural Within Fairford and Kemble Airport Hedgerows and trees within the site would need to be assessed, although there may Strategic University Safeguarding Areas; Filled Quarry be an opportunity to increase ecological value through design. The adjacent 'Triangle or Landfill Buffer Zone across north Site' already has Outline planning permission for an employment development in and west of site; Consultation Area connection with the Royal Agricultural University. This would take time to obtain for the Minerals Local Plan Reserved Matters consent and fully develop. The development of C_77 / CIR_E6
(Consultation Draft). would likely happen after the Triangle Site. The site's development is therefore likely Housing to be unachievable within the Local Plan period.
Source Protection Zone; AONB; Strategic Nature Area adjacent to and northern boundary; Grade II Listed The site incorporates the Royal Agricultural University buildings (many of which are Buildings within site; Historic Park
Listed) and the surrounding fields used as sports pitches and agriculture. The Economic & Garden adjacent to northern south-west part of the site is an 'Established Employment Site' in the emerging Local A limited boundary; Within Fairford and Uses directly Plan and is unsuitable for redevelopment. The site is heavily constrained by its location amount of Kemble Airport Safeguarding Areas; relating to the within the AONB and at the entrance into the town. However, a limited amount of University- Royal Agricultural GF / Gas Pipeline Buffer Zone touches C_77A 33.20 Royal Y Y Y development in the confines of the existing buildings that is sympathetic to its related 11-15 years University BF site's eastern boundary; Filled Agricultural surroundings may be suitable. Acceptable developments are likely to involve the development
Quarry or Landfill Buffer Zone Land
University redevelopment of existing buildings. Major development to the south-east of the main in north-east Site across north of site; Public Right of RAU building would have a detrimental impact on the setting of the Listed Buildings, corner Way across site (Monarch’s Way); the AONB and the Monarch’s Way. There is also potential for currently unknown
South-western part of site is an A heritage assets due to the known archaeological features in the vicinity. Established Employment Site; vailability
Consultation Area for the Minerals Assessments Local Plan (Consultation Draft).
Land at corner of
Cranhams Lane and Assessment C_78 corner of Somerford – – Housing – – – – Duplicate – Discounted Road (Chesterton School)
Northern part of former Extant planning C_79A Highways Depot, Stroud – 0.28 Housing – – – – Extant planning permission for a classroom black (Ref: 14/00211/FUL) – permission Review Road 4 15 16 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Southern part of Former Assessments GF / Unsuitable - site has a combination of constraints. Within AONB and has many TPOs. Not currently C_79B Highways Depot, Stroud 0.39 Housing ? N ? – – BF Linear shape makes site difficult to develop. developable Road and Unsuitable - the site is located on Cirencester's eastern edge. It's topography rises gently from south to north and is in agricultural use for crop production. A national network overhead powerline runs close to the western boundary. There is new housing Economic to the west, which provides a positive edge to the settlement. A park is located to the south-west, sports pitches to the north, the village of Preston to the south-east and fields in agricultural use to the west. The site is also adjacent to Forty Farmhouse to Land at Kingshill, Up to 400 the south-east, which is a Listed Building. The site is remote from the town centre and Not currently C_80 adjacent to Kingshill GF 13.39 Y N Y – –
dwellings it occupies a prominent and elevated position. Its development would be conspicuous developable Land South in a number of important local viewpoints and seen against the skyline, including views from the A419 on the entrance to Cirencester. The site also forms part of a green
swathe which abuts the settlement edge and contributes to Cirencester's rural setting A
and provides a rural buffer between Cirencester and Preston. Its development would vailability bring coalescence between Preston and Cirencester and would be an intrusion into open countryside.
Allotments adjacent to Unsuitable - allotment site that should be retained if needed unless a suitable Not currently C_80A GF 0.73 Housing ? N ? – – Kingshill South alternative location can be found. Not resubmitted with C_80 in Call for sites 2016. developable Assessment
Land east of Kingshill Extant planning C_81 / CIR_E1 5.15 Housing – – – – Under construction (Ref: 13/02942/OUT) – North permission
Unavailable - the site comprises Paternoster Primary School and its playing field. Paternoster School, GF / The site was formerly assessed in combination with C_82B as part of the same site. Not currently Review C_82A 0.43 Housing N Y Y – – Watermoor Road BF It has subsequently been clarified that there are no plans to make the school available. developable The site has therefore been split to show the available area.
Source Protection Zone; Within setting of Grade II Listed Building A review of care provision across Gloucestershire is currently in progress. The site to the east; Within Conservation may become available if alternative new accommodation is provided. The site is Area; Site is a Scheduled Ancient suitable for demolition and new-build housing, although the decommissioning and Paternoster House, GF / Monument; Within Fairford, Kemble demolition of the existing use needs to be factored into the delivery time-frame. The C_82B 0.51 Housing Y Y Y 13 dwellings 11-15 years Watermoor Road BF and South Cerney Airport site also has potential tree constraints and known archaeology from Roman and later Safeguarding Areas; Filled Quarry date. However, it is a brownfield site in a central location that would otherwise be or Landfill Buffer Zone; Consultation suitable for redevelopment, subject to high quality design and overcoming the impact Area for the emerging Minerals on the Scheduled Ancient Monument and archaeology. Local Plan (Consultation Draft).
C_83 Land at Siddington – Housing – – – – Included in error – Discounted
Land east of Wilkinson Housing or Unsuitable - statutory allotments, which are well used and should be retained if needed Not currently C_84A GF 3.40 ? N Y – – Road employment unless a suitable alternative location can be found. developable
Mixed use, including housing, Field east of Somerford C_84B – 3.14 employment – – – – Duplicate of C_177 – Discounted Road and community facilities
Mixed use, including housing, C_84C / Field south-east of – 1.27 employment – – – – Duplicate of C_177 – Discounted CIR_E4A Wilkinson Road and community facilities / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Mixed use, including Field sandwiched housing, C_84D / between Spratsgate – 1.88 employment – – – – Duplicate of C_177 – Discounted CIR_E4A Lane and former railway and line community facilities
Land at Stratton Mill (revision Countrywide Farmers Resv Matt App. Development C_85 – 0.64 Housing – – – – Development complete – Also known as complete Whiteway View), Stratton
Land at Stratton C_86 – – Housing – – – – Duplicate of C_110 – Discounted Rectory, Stratton
Land between A419 and Development C_87 – 8.60 Housing – – – – Development complete – A417 Kingshill North complete
Land north of Baunton C_88 – – Housing – – – – Duplicate of C_110 – Discounted Lane, Stratton
Unavailable - site has been sold to Cirencester Town Council on the understanding that it will not be developed. The site may also not be suitable as it is an important Not currently C_89 Land off Purley Road GF 1.18 Housing N ? Y – – green space with amenity value. there are also concerns regarding archaeological developable elements, flooding and access issues. Strategic
Land opposite 230 C_90 Stratton Heights, – 0.04 Housing – – – – Below 5 dwelling threshold – Discounted Stratton Housing Land to rear of 12-16 Development C_91 – 0.12 Housing – – – – Development complete – Burford Road complete
Land to rear of 18-22 and C_92 – 0.02 Housing – – – – Below 5 dwelling threshold - there are also significant TPO constraints – Discounted Tower Street Economic Unsuitable - refused planning permission for 7 dwellings in August 2006 and appeal Land to rear of Querns Not currently C_93 GF 0.34 Housing ? N Y – was dismissed (Ref: 05/01694/FUL). Refusal reasons cannot be overcome. Site is a – School developable SAM, is within the Conservation Area and is adjacent to several Listed Buildings.
Lavender Lane / Trinity Development Land C_94 – 0.05 Housing – – – – Development complete – Site Road complete
Livestock Market / Development A C_95 – 1.85 Housing – – – – Development complete – vailability Leisure Centre CIR2 complete Assessments
Memorial Hospital and C_96 – – Housing – – – – Duplicate of C_97 – Discounted car park Assessment Source Protection Zone; Grade II The site mainly comprises a surface level public car park but also contains the vacant Listed Buildings adjacent to north, Memorial Hospital and a bomb shelter, which are both non-designated heritage assets. Housing, south and western boundaries; The trees within the site are protected by the Conservation Area designation. The Air employment Within Conservation Area; Raid Shelter is a non-designated heritage asset, although it has extant Conservation Old Memorial Hospital C_97 / or mixed use North-west of site is a Scheduled Area consent for demolition (Ref. CT.0128/2/A - this application was partially Site & Car Park, Sheep BF 0.38 Y Y Y 9 dwellings 6-10 years CIR_E12 car parking Ancient Monument; Within Fairford, implemented). Consideration will need to be given to the relocation of facilities in 23
Street Review commercial Kemble and South Cerney Airport Sheep Street. There may also be potential contamination issues relating to the former and housing Safeguarding Areas; Filled Quarry hospital use. The refurbishment/conversion of the existing hospital building is
or Landfill Buffer Zone; Part of site acceptable, although this may also have viability issues, particularly for non-residential 4 is CDC owned car park; uses. The loss of car parking would have to fit in with the delivery of the town centre's 17 18 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Car Parking Strategy. This may also impact on the timescales for development due Assessments Consultation Area for the emerging to the need for phasing of the Strategy. The car park is also a Scheduled Ancient Minerals Local Plan (Consultation Monument with known complex archaeological deposits of Roman and later date. Draft). Any development proposal would require high quality design given the site's sensitive location. and
Below 5 dwelling threshold - the site comprises 5 gardens in multiple ownership. One Economic Gardens to rear of owner has removed their site from the SHLAA meaning the remaining site area cannot C_98 – 0.23 Housing – – – – – Discounted 28A-36 London Road deliver 5 or more dwellings. Furthermore, none of remaining landowners have expressed an intention to develop the site.
Land north of London Land C_99 – – Housing – – – – Duplicate of C_37 & C_91 – Discounted Road A
Part garden at 95 Queen vailability C_100 – – Housing – – – – Duplicate of C_27 – Discounted Elizabeth Road
Source Protection Zone; Adjacent to Grade II Listed Buildings to the
north; Within Conservation Area; Assessment Scheduled Ancient Monument The site comprises the former Magistrates Court building, which has low design quality adjacent to southern; Within and is now vacant. There may have contamination issues relating to an on-site petrol C_101A / See C_57 / See C_57 / Magistrates Court BF 0.10 Y Y Y Fairford, Kemble and South Cerney tank. A retail-led mixed use development is proposed in combination with the adjacent 6-10 years CIR_E22 CIR_E10 CIR_E10 Airport Safeguarding Areas; Within Police Station (C_101B / CIR_E22) and Forum Car Park (C_57 / CIR_E10). See the emerging Primary Shopping Area; comments on the Forum Car Park for further details. Consultation Area for the emerging Minerals Local Plan (Consultation Review Draft).
The site comprises Cirencester Police Station, which is a three storey building of low design quality that is still in active use, although is available for development in the C_101B / Cirencester Police See C_57 / See C_57 / BF 0.24 Y Y Y Same as C_101A / CIR_E22 next 15 year time-frame. A retail-led mixed use development is proposed in combination 6-10 years CIR_E22 Station CIR_E10 CIR_E10 with the adjacent former Magistrates Court (C_101A / CIR_E22) and Forum Car Park (C_57 / CIR_E10). See the comments on the Forum Car Park for further details.
Development C_102 Querns Business Centre – – Housing – – – – Development complete – complete
Querns School, Querns Development C_103 – 0.10 Housing – – – – Development complete – Lane complete
Rear of Little Acres, Development C_104 – 0.02 Housing – – – – Development complete – Quarry Close, Stratton complete
Unsuitable and unavailable - the site incorporates the rugby club's sports pitches and club house. The topography rises towards the north-east. The site has extremely high landscape value and is an integral part of the Special Landscape Area. It also forms Not currently C_105 Rugby Football Club GF 6.35 Housing N N Y – part of the rural setting of Whiteway Farmhouse (a Listed Building) to the north. The – developable site is also within a Source Protection Zone and is adjacent to the Conservation Area on the southern boundary. It has also been confirmed that the rugby pitches are not for sale for development.
C_106A / Former TH WHite Development – 0.33 Housing – – – – Development complete – CIR_E13A Garage complete
Site contains several Grade II The site incorporates the publicly operated Sheep Street car park, the former Mixed use Listed Buildings and is in the setting Cirencester railway station building (a Listed Building that is now in office use) and Mixed use commercial / of others; Within Conservation Oakley House (not Listed but is a non-designated heritage asset that is in office use). commercial / C_106B / Sheep Street Island BF 0.96 leisure / Y Y Y Area; Historic Park & Garden The site has split level topography and is in multiple ownership. The site's development leisure / 11-15 years CIR_E13B housing / car adjacent to northern boundary; would be dependent on the outcome of the Cirencester Parking Strategy. Any scheme housing / car parking Source Protection Zone; Strategic would need to use the designated and non-designated heritage assets as the focus parking Nature Area 100m to the west; for the development proposal. The trees within the site would also need to be retained. / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Within Fairford, Kemble and South Cerney Airport Safeguarding Areas; The site would require high quality and sensitive design given its location in the Filled Quarry or Landfill Buffer Conservation Area and adjacent to Listed Buildings. The Retail Study (2016) comments Zone; Consultation Area for the that the site is not ideal for retail use due to its separation from the main town centre emerging Minerals Local Plan retail area and that an office or residential development would be more suitable. (Consultation Draft).
Extant planning C_107A Site (A) at Siddington – 2.70 Housing – – – – Under construction (Ref: 14/05184/REM) – permission
C_108 Site B at Siddington – – Housing – – – – Included in error – Discounted
C_109 Site C at Siddington – – Housing – – – – Included in error – Discounted
Site at Baunton Lane, Not within or directly adjacent to a settlement identified as being sustainable in the C_110 – 3.47 Housing – – – – – Discounted Stratton current or emerging Local Plan
Unsuitable - the site comprises 'The Cranhams', which is a Listed Building, and its domestic curtilage. It also incorporates an enclosed field in agricultural use to the south. The west of the site contains a pond and some scrub land, which are likely to have biodiversity value and where Great Crested Newt have been identified. The site Up to 40 is adjacent to a Scheduled Ancient Monument to the south, which is excluded from houses and the developed area of the strategic planning application at Chesterton Farm, which 2-4 is currently being determined (Ref: 16/00054/OUT). Furthermore, the site forms the apartments, setting of the Listed Building and maintains views into the open countryside further C_111 / The Cranhams, including the Not currently GF 2.54 Y N Y – to the south. The site's development would have a significant and unacceptable impact – CIR_E5 Cranhams Lane conversion of developable on the setting of the Listed Building. In the context of the Chesterton strategic planning the Cranhams application, the site has an important function in providing a green swathe that links
(subject to Strategic the existing built up area with the countryside to the south. The site's development Listed Building would therefore have a negative impact on the wider landscape, particularly from the consent) Public Right of Way at western and southern boundaries. The development proposal also includes the conversion of The Cranhams to flats. This would require further investigation, although it is not expected that such a scheme could deliver 5 or more dwellings. Housing
Site opposite Oakleaze, C_112 – – Housing – – – – Included in error – Discounted South Cerney Road and
C_113 Land at Somerford Road – – Housing – – – – Duplicate of C_84 – Discounted Economic
C_114 Land at Somerford Road – – Housing – – – – Duplicate of C_84 – Discounted
Land south of C_115 – – Housing – – – – Duplicate of C_75 – Discounted Cirencester Land Site
Southleigh, 48 C_116 – – Housing – – – – Duplicate of C_117 – Discounted Somerford Road A vailability Assessments Southleigh, 48 C_117 – 0.18 Housing – – – – Below 5 dwelling threshold – Discounted Somerford Road
Stratton End, Gloucester Development Assessment C_118 – 0.10 Housing – – – – Development complete – Road, Stratton complete
Unavailable - the site is in 4 separate ownerships, all of which are confirmed as unavailable. The site is also in the AONB, is close to a Grade II* Listed Building to Not currently C_119 Stratton Park, Stratton GF 1.93 Housing N ? ? – – the south-west and is adjacent to the Conservation Area. The site is therefore in a developable highly sensitive location. Review
Extant planning
C_120 Stratton Place, Stratton – 0.34 Housing – – – – Under construction (Ref: 15/03052/FUL) – 4 permission 19 20 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Stratton Rectory, Assessments C_121 – – Housing – – – – Duplicate of C_122 – Discounted Stratton
Stratton Rectory, 94 and Development C_122 Gloucester Road, – 0.26 Housing – – – – Development complete – complete Stratton Economic
TA Headquarters and C_123 south of Somerford – – Housing – – – – Duplicate of C_124 – Discounted Road Land TA Headquarters and Unavailable - the MoD are now investing in this site with their new strategy to develop Not currently C_124 south of Somerford BF 0.48 Housing N Y Y – – the TA. developable
Road A vailability
C_125 Telephone Exchange – – Housing – – – – Duplicate of C_44 – Discounted
Telephone Exchange, C_126 – – Housing – – – – Duplicate of C_44 – Discounted Lewis Lane Assessment
The Folly Gallows C_127 – 0.09 Housing – – – – Below 5 dwelling threshold – Discounted Pound Lane
The Garden House, Development C_128 Stonewalls, Chester – 0.16 Housing – – – – Development complete – complete Review Street
The Gate House, 65 Development C_129 – 0.20 Housing – – – – Development complete – Albion Street, Stratton complete
The Lodge, 61 C_130 – 0.01 Housing – – – – Merged with C_136 – Discounted Watermoor Road
C_131 (see The Waterloo Car Park C_52 and – – Housing – – – – Duplicate of C_52 and C_135 – Discounted and Argos Store C_135)
Unsuitable - within Special Landscape Area (Special Landscape Area) and Not currently C_132 The Whiteway GF 15.0 Housing ? N Y – development would be damaging to the Special Landscape Area. Remote from the – developable town centre and development would extend the settlement into the open countryside.
Unsuitable - The site is a field used for animal pasture. It is surrounded by large detached dwellings to the south and west, a wooded area to the north and open countryside on the opposite side of the A435 to the east. The site is in multiple ownership, although all parties are willing to develop the land. There are 4 trees designated with Tree Protection Orders (TPO) along the western boundary and the swathe of trees along the northern and eastern boundaries that are also protected by Vale Field, Gallows Not currently C_133 GF 0.83 21 dwellings Y N ? – a TPO. The TPOs prevent access into the site both from the A435 and Gallows Pound – Pound Lane, Stratton developable Lane without significantly impacting the protected trees. The site also has steep topography that rises to the west and forms part of the Special Landscape Area on the northern approach into Stratton. The site's development would cause harm to the Special Landscape Area and the approach into the town. There is also potential for currently unknown heritage assets due to the lack of previous archaeological investigation of the site.
Extant planning C_134 Vyners Close – 0.75 Housing – – – – Extant planning permission (Ref: 15/01951/FUL) – permission
Flood Zone 3b (SFRA Level 2) The site is a surface level public car park, which is accessed from London Road. The Mixed office C_135 / Decked car Waterloo Car Park BF 0.67 Y Y Y touches northern boundary; Flood site is adjacent to a Conservation Area and is close to several Listed Buildings, which and car 6-10 years CIR_E14 park Zone 3a and 2 (SFRA Level 2) may impact on the scale of development that may be suitable. Part of the site is a parking use, / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
across nearly whole site; Source Protection Zone; Key Wildlife Site adjacent to eastern boundary; Main Scheduled Ancient Monument. The site is also partly constrained by flood risk and River Buffer; Conservation Area has some trees that would need to be retained or their loss mitigated with suitable adjacent to southern and northern re-planting. There may also be ecological constraints due to the proximity of the River possibly boundaries; Site is a Scheduled Churn, which would likely require an ecological assessment. The Retail Study (2016) including a Ancient Monument; Within Fairford, comments that "office and car parking uses are likely to be appropriate. The car park decked car Kemble and South Cerney Airport has the potential for expansion and may be suitable for a multi-level facility". The site's park Safeguarding Areas; CDC owned development would be dependent on the outcome of the Town Centre Car Parking car park; Consultation Area for the Strategy. emerging Minerals Local Plan (Consultation Draft).
Watermoor House, Not currently C_136 BF 0.65 Housing N ? Y – Unavailable - the site is in active use as a care home with no redevelopment plans. – Watermoor Road developable
Land west of C_137 (see Cheltenham Road, – – Housing – – – – Duplicate of C_133 – Discounted C_133) Stratton
C_138 (see Car Park off Beeches – – Housing – – – – Duplicate of C_48 – Discounted C_48) Road (joint site)
Dwelling between Cattle Development C_139 – – Housing – – – – Development complete – Market & Tetbury Road complete
C_140 (see Four Acre Field - part – – Housing – – – – Duplicate of C_16 – Discounted C_16) playing field required Strategic
Unavailable - the site is a surface level public car park, which is bound by London Road to the north, Beeches Road to the east and the River Churn to the west. Commercial uses are located opposite the eastern boundary, the gardens of the
neighbouring properties to the west, and there is further housing to the north and Housing south. Mature trees are also located along the eastern and western boundaries. The site has flat topography but is heavily constrained by flooding - there is Flood Zone C_141A / Not currently Beeches Road Car Park BF 0.53 Housing N ? Y – 3b within south and Flood Zone 3a and 2 within south and north (SFRA Level 2). – CIR_E15 developable There are also ecological issues associated with the River Churn, which is designated
as a Key Wildlife Site. Although not absolute reasons why the site should not be and developed, the site is also a Scheduled Ancient Monument and is within the Conservation Area and is therefore sensitive for these reasons. Any displacement of Economic parking would also need to accord with the Town Centre Parking Strategy once complete.
Unsuitable and unachievable - the site comprises allotment gardens that are accessed from Purley Road. It is surrounded by housing to the south and west, further gardens Land to the north and the River Churn to the east. There are also mature trees along the Site eastern boundary. The site has flat topography but is heavily constrained by flooding - there is Flood Zone 3a and 2 (SFRA Level 2) across nearly the whole site. There A
C_141B / Land rear of Purley are also ecological issues associated with the River Churn, which is designated as a Not currently vailability GF 0.17 Housing N ? N – –
CIR_E15 Road Key Wildlife Site. The site also does not have an access road and its development developable Assessments would likely also require the development of the Beeches Road car park and a new bridge over the River Churn. Given that the Beeches Rad car park is unavailable for development, it effectively means that development of this site is currently unachievable. The site is also sensitive in terms of its location within the Conservation Area. Assessment
Old Hord Site, Off Development C_142 – – Housing – – – – Development complete – London Road complete
Unavailable - site is currently in active use as a playing field and there are no plans Playing Field, off Trinity to dispose of or redevelop the land. Although the site may be released in future, there Not currently Review C_143 GF 0.40 Housing N ? Y – – Road is no reasonable prospect or certainty that new residential units will be delivered within developable
the plan period. The site is also sensitive in terms of it being a Scheduled Ancient 4 21 22 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Monument, is within the setting of a Grade II* Listed Building and is within the Assessments Conservation Area.
C_144 (see and Pony Paddock, Stratton – – Housing – – – – Duplicate of C_133 – Discounted C_133) Economic Unsuitable - currently in active use as a car park for the adjoining offices. The site Not currently C_145 Dingley Dell Car Park GF 0.51 Housing ? N Y – – also has a significant archaeology constraint and is a Scheduled Ancient Monument. developable
Rear gardens - even no. Unsuitable, unavailable and unachievable - site comprises 14 rear gardens in multiple Not currently
C_146 homes on Somerford GF 0.46 Housing N N N – ownership. Suitable access is unachievable. Former Urban Capacity Study site with – Land developable Road no expression of interest from any of the landowners and site is unavailable.
Cinema, hotel and car A C_147 – 0.07 Housing – – – – Duplicate of C_55 and C_63 – Discounted vailability park
Land at City Bank, Unsuitable and unachievable - linear site comprising the former railway route. Now Not currently C_148 Beeches Road and the BF 1.56 Housing ? N N – forms an important pedestrian / cycle way, linking housing to Kingshill School. The – developable Former Railway Line site is a green corridor into the town. Assessment
Source Protection Zone; Site to the rear of Listed Buildings to the north, west and north-east; Within The site is currently used as a car park. The car park has issues with pedestrian and Conservation Area; North-east part vehicle conflict, which could be improved by a development. The Retail Study (2016) of site is a Scheduled Ancient comments that "notwithstanding parking capacity issues, this is seen as one of the
Monument and south-west primary parking locations in the town centre. However, it appears the most attractive Review C_149A / Brewery Car Park Retail / mixed boundary is adjacent to a area for a second phase of retail development. Parking would need to be re-provided 0.43ha of BF 0.43 Y Y Y 11-15 years CIR_E16 (north-east part) use Scheduled Ancient Monument; elsewhere in the town centre or, as an alternative, for CDC to consider the relocation retail land Within Fairford, Kemble and South of the bowls club in order to retain the same/similar level of provision in this location". Cerney Airport Safeguarding Areas; Any development proposals would need to be of a scale that reflects the surrounding Filled Quarry or Landfill Buffer building heights. However, the site is conditionally suitable for a retail-led development Zone; CDC owned car park; subject to the outcome of the Town Centre Car Parking Strategy. Consultation Area for the Minerals Local Plan (Consultation Draft).
Unsuitable - the Retail Study (2016) comments that "notwithstanding parking capacity issues, this is seen as one of the primary parking locations in the town centre. The C_149B / Brewery Car Park Retail / mixed car park area to the south west of the site [C_149B / CIR_E16], adjacent the bowls Not currently BF 0.40 ? N ? – – CIR_E16 (south-west part) use club, does not form part of the allocation for further development because it is developable considered too far removed from the core retail area to provide an extension to it; and in order to keep some car parking in this location due to the popularity of this car park.
Unsuitable - site has strategic importance as a car park for the north of the town centre. Not currently C_150 Abbey Car Park BF 0.29 Housing ? N Y – Site is also a SAM and development would have a negative impact on the setting of – developable many Listed Buildings. Site is also within the Conservation Area.
C_151 (see Beeches Car Park – – Housing – – – – Duplicate of C_148 – Discounted C_148)
6-20 Spital Gate Lane, Development C_152 former Pegasus – 0.06 Housing – – – – Development complete – complete Planning
30 Dollar Street, Dollar GF / Unsuitable - site comprises office car park and garden within the curtilage of a Grade Not currently C_153 Street House, former St 0.28 Housing ? N Y – – BF 2* Listed Building and development would detract from its setting. developable James Place
Development C_154 4 London Road – – Housing – – – – Development complete – complete
C_155 Garage, Purley Avenue – 0.05 Housing – – – – Below 5 dwelling threshold – Discounted / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Jubilee Club, Ashcroft C_156 – 0.10 Housing – – – – Below 5 dwelling threshold – Discounted Road
Nursery, 25 Ashcroft Below 5 dwelling threshold - former Urban Capacity Study site with no expression of C_157 – 0.08 Housing – – – – – Discounted Road developer interest. Site is currently in use as a nursery.
Unsuitable - site is in use as a fire station and Kwik Fit. The location is well suited for Kwik Fit and Fire Not currently C_158 BF 0.60 Housing ? N Y – a fire station as it offers a good strategic access onto the A429. These uses should – Station, School Lane developable be retained on this site.
Rosedale, South East of Development C_159 – 0.22 Housing – – – – Development complete (Ref: 10/00965/REM) – Rose Way complete
Development C_160 VW Garage and Land – 0.43 Housing – – – – Development complete – complete
Pinehurst, South of 48b Development C_161A to Littlecot, Berkeley – 0.42 Housing – – – – Development complete – complete Road
Pinehurst, South of 48b Unavailable - site comprises eight gardens in multiple ownership. Former Urban Not currently C_161B to Littlecot, Berkeley GF 0.87 Housing N ? ? – – Capacity Study site with no expression of interest. developable Road
Retail / mixed Not within or adjacent to Cirencester's proposed Development Boundary. The site is use / a former petrol filling station which has more recently been used for car sales. It is Stratton Garage, commercial, or located on the A435 and is surrounded by fields in all directions that are the flood
C_162 – 0.27 – – – – – Discounted Strategic Gloucester Road any other planes of the River Churn. The existing buildings are of low design quality. However, considered the site is exposed within the Special Landscape Area and is itself heavily constrained suitable by flooding.
Vygon's Premises, Development C_163 – 1.64 Retail – – – – Development complete – Housing Bridge Road complete
C_164 East of Kingshill – 70.0 Housing – – – – Not within or directly adjacent to Cirencester's Development Boundary – Discounted and Unsuitable and unavailable - site forms part of the green wedge that connects Cirencester town centre directly into the countryside. Its development would greatly Not currently Economic C_165 Harebushes GF 59.94 Housing N N Y – detract from the landscape of Cirencester. The site forms part of the Special Landscape – developable Area and a large part of it is also a Scheduled Ancient Monument. There has also been no expression of developer interest.
Land off Barn Way, Most of the site is within SFRA Level 2 Flood Zone 3b. The remaining area is below
C_167 – 0.08 Housing – – – – – Discounted Land Stratton the 5 dwelling threshold. Site
Unsuitable - there are prohibitive concerns about the impact on the Special Landscape A
Area and the surrounding countryside that would come from the site's development. vailability
The site is highly visible from the south and from the Public Right of Way at site's Assessments western and northern boundaries. The site's development may also negatively impact Land south of Stratton on the setting of several Listed Buildings. Flood Zone 3b, 3a and 2 (SFRA Level 2) Not currently C_168 GF 0.33 Housing Y N Y – – Mills, Stratton touches eastern boundary. A Key Wildlife Site is also adjacent to eastern boundary. developable
An outline permission to build 7 dwellings is has been refused (Ref: 16/03402/OUT) Assessment because the proposed development would have resulted in the development of land that makes a positive contribution to the rural character and appearance of Stratton and the 'North Cirencester Special Landscape Area'.
Unsuitable - the same issues exist that occur on C_168, although given the larger size than C_168 the issues are likely to be magnified. The site's development would
Stratton Meadow, Not currently Review C_170 GF 2.84 Housing Y N Y – also require C_168 to come forward first. A Key Wildlife Site is also adjacent to eastern – Stratton developable boundary. An outline permission to build 7 dwellings is has been refused (Ref:
16/03402/OUT) because the proposed development would have resulted in the 4 23 24 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
development of land that makes a positive contribution to the rural character and Assessments appearance of Stratton and the 'North Cirencester Special Landscape Area'.
Land off Barn Way Site and C_171 – 0.44 Housing – – – – Mainly within SFRA Level 2 Flood Zone 3b – Discounted B, Stratton Economic C_172 / Retirement Extant planning Siddington Park Farm – 5.17 – – – – Extant planning permission (Ref: 11/05716/OUT) – CIR_E2 Village permission
Development C_173 Social Club – 0.27 Housing – – – – Development complete (Ref: 14/03185/FUL) –
complete Land
There are 43 existing dwellings across Paterson Road and Golden Farm Road that C_174 Paterson Road Flats – 0.62 Housing – – – – are proposed for demolition. The new development proposals comprise only 41 – Discounted A dwellings. The site therefore has no residential gain. vailability
Garden area at the rear C_175 – – Housing – – – – Unable to locate site (no location plan submitted) – Discounted of 88 Chesterton Lane Assessment Land to the rear of 28 C_176 Cheltenham Road, – 0.04 Housing – – – – Below 5 dwelling threshold – Discounted Stratton
Source Protection Zone; Grade II Listed Buildings within centre and Review north of site; Middle part of site is a Scheduled Ancient Monument; Within Fairford, Kemble and South Cerney Airport Safeguarding Areas; Mixed use, Central part of site is Grade 2 Suitable for mixed use development, predominantly housing. Needs to offer a range 2,350 including Agricultural Land (pre 1988 survey); of services due to the site's size. Scale of the proposal and the need for a masterplan dwellings, 9.1 housing, High Voltage National Electricity and infrastructure mean its development would likely be phased over the medium to ha of 'B Class' Land at Chesterton GF / 6-10 and 11-15 C_177 121 employment, Y Y Y Pylons across east of site; Gas long-term despite the site being available now. Scale of development will be able to employment Farm BF years retail and Pipeline Buffer Zone through the address all constraints. The site's capacity has been adjusted to take consideration land, retail and community site; Filled Quarry or Landfill Buffer of capacity of planning application (Ref: 16/00054/OUT). Love Lane industrial estate community facilities Zone in east of site; Several Public abuts the site to the east, which would need consideration in the design process. facilities Rights of Way across the site and along the southern boundary; Consultation Area for the Minerals Local Plan (Consultation Draft); Disused railway line forms eastern boundary.
Royal Agricultural Extant planning permission for a business park comprising educational, research, Extant planning CIR_E8A – 10.99 Employment – – – – – Univserity Triangle Site agricultural business uses/conference facility (Ref: 10/00964/OUT). Expires 03/05/2018. permission
Employment Bailey Lodge, Royal Extant planning CIR_E8B – 0.69 and – – – – Extant planning permission (Ref: 17/00276/FUL) – Agricultural University permission Residential
Development CIR_E20 Metric House – 1.22 Employment – – – – Development complete – complete
Severrills Field, Extant planning SD_9D Cirencester (Siddington GF 5.39 Housing – – – – Extant planning permission for 88 dwellings (Ref: 15/05165/OUT) – permission Parish)
Unsuitable - development would bring coalescence between Siddington and The Coach Houser Cirencester. The site is also highly visible in the surrounding landscape, particularly Stables, Upper GF / Not currently SD_10 2.99 Housing ? N Y – from the Public Right of Way in the north-western corner. The site's development – Siddington, Cirencester BF developable would also have a severe impact on the setting of a Listed Building and would remove (Siddington Parish) the green buffer between Siddington and Cirencester. / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Site (A) at Siddington, Unsuitable - development would bring coalescence between Siddington and Not currently SD_11 Cirencester (Siddington GF 6.24 Housing ? N Y – – Cirencester. Eastern edge within Flood Zone 3b (SFRA Level 2). developable Parish)
Cirencester arm of the SD_11 / Thames and Severn Unsuitable - development would bring coalescence between Siddington and Not currently GF 9.62 Employment ? N Y – – SID_E1 Canal, Cirencester Cirencester. Eastern edge within Flood Zone 3b (SFRA Level 2). developable (Siddington Parish)
Land at Siddington SD_14 / Glebe, Love Lane, Unsuitable - development would bring coalescence between Siddington and Not currently GF 1.96 Employment ? N Y – – SID_E2 Cirencester (Siddington Cirencester. Poor access and powerline issues. developable Parish) Strategic Housing and Economic Land Site A vailability Assessments Assessment Review 4 25
Development Boundary (as submitted July 2017) Primary Town Centre Boundary (as submitted July 2017) Development complete Extant planning permission 6-10 years 6-10 and 11-15 years 11-15 years Not currently developable 0 180 360 720 1,080 1,440 Meters Discounted ±
0 25 50 100 150 200 Meters Development Boundary (as submitted July 2017) Primary Town Centre Boundary (as submitted July 2017) Development complete Extant planning permission 6-10 years 11-15 years Not currently developable Discounted ±
28 Strategic 4.2 Andoversford 4 Site / SHELAA Housing Area Submitted Desktop Constraints Survey
SHELAA Ref Site Name Comments Assessed Deliverability Assessments (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Land adjacent Housing and / and Below 5 dwelling threshold and 0.25 ha threshold for employment development - only A_1 / AND_E1 Andoversford Sewage – 0.36 or – – – – – Discounted 0.13 ha of site not in Flood Zone 3b (SFRA Level 2). Treatment Works employment Economic
The site is a field in agricultural use (animal pasture) on the edge of the settlement but is very rural in character. It is neighboured by housing and a social club to the south and agricultural uses to the north, east and west. As a result of new evidence
Mostly within Water Treatment that has emerged mainly through the detailed consideration of a planning application Land Facilities 800m Buffer Zone; Public (Ref: 14/05629/OUT) on sites A_2 / AND_E2, A_3A / AND_E2, it is concluded that Land to rear of Housing and / Right of Way along north-west only site A_2 / AND_E2 has potential for housing development, subject to an acceptable A_2 / AND_E2 Templefields & GF 2.31 or Y Y Y 25 dwellings 6-10 years
boundary; Partly in Consultation access being provided and a substantial landscaping scheme being implemented on A Crossfields employment Area for the emerging Minerals the north and north-western side of the site. SuDS may also be required. Any vailability Local Plan (Consultation Draft). development would need to be of a lower density and have transitional belts to acknowledge the site's setting. The existing trees and hedgerows should also be retained. There may also be biodiversity issues and a need to upgrade the sewage treatment facilities. Assessment Unsuitable - The site is a field in agricultural use on the edge of the village. It sits within a valley and has ridge and furrow. The site also allows views from the school out into the surrounding countryside. An outline residential planning application for 57 dwellings (in combination with A_2 / AND_E2 and A_3B / AND_E2) was refused Housing and / A_3A / Land to west of Station on 26/08/2015 (Ref: 14/05629/OUT). Refusal reasons included: the site's development Not currently GF 1.54 or Y N Y – – AND_E2 Road being a significant and unacceptable encroachment into the AONB landscape and developable
employment Review would result in the loss of a greenfield site within the AONB that currently makes a positive contribution to the setting of the settlement to the detriment of its intrinsic character and appearance; harmful erosion of the rural setting of Ossage Farm (Kennel House) and Manor Farm (Grade II Listed Buildings); and the loss of biodiversity.
Flood Zone 3b - over 2/3 of A_3B / AND_E2 is within SFRA Level 2 Flood Zone 3b. Although the area to the south lies outside of Flood Zone 3b, it is unclear how this part could be accessed without crossing an area in Flood Zone 3b. Furthermore, the area outside Flood Zone 3b is crossed by a historic railway embankment that should be retained, making this part of the site difficult to develop. There are also ridge and Housing and / furrow. Refused application for 57 dwellings in combination with A_2 / AND_E2 and A_3B / Land to west of Station – 3.66 or – – – – A_3A / AND_E2 (Ref: 14/05629/OUT). Refusal reasons included: the site's – Discounted AND_E2 Road employment development being a significant and unacceptable encroachment into the AONB landscape and would result in the loss of a greenfield site within the AONB that currently makes a positive contribution to the setting of the settlement to the detriment of its intrinsic character and appearance; harmful erosion of the rural setting of Ossage Farm (Kennel House) and Manor Farm, both of which are listed grade II; and the loss of biodiversity on the application site.
Unsuitable - the landscape impact of new houses on the raised former railway embankment would be highly visible and damaging to the AONB, particular from views from the A40 and the Public Right of Way to the south-west and north-east. The site's development would also unacceptably extend the ribbon of housing along Pine Halt Land to rear of 7 & 8 Not currently A_4 BF 1.24 Housing Y N Y – further north into open countryside. Outline planning application for residential – Pine Halt developable development of 8 houses was refused on 05/06/2014 (Ref: 14/00499/OUT). Refusal reasons included the development's significant harm to the settlement pattern, harm to the character and appearance of the AONB, and the loss of habitat for protected reptiles and amphibians. Appeal dismissed (Appeal Ref: APP/F1610/A/14/2229281).
Unsuitable - too remote from village. Scale is too large for size of village. The Land west of Housing and Not currently A_5 GF 8.38 Y N Y – topography rises to the west and the site has a prominent position within the AONB. – Templefields community developable Development would be visible from great distance.
Adjacent The Old A_6 Station House, Station – 0.06 Housing – – – – Below 5 dwelling threshold – Discounted Road / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Former Cattle Market, A_7 – 0.52 Housing – – – – Development complete (Ref: 13/03775/FUL) – Discounted Station Road
A_8 Former T H White site – 0.65 Housing – – – – Development complete – Discounted
Unsuitable - the site is a horse paddock located on the south of Andoversford. The site's topography rises from east to west and any new housing would extend the development line up the valley side and would be visible from the Gloucestershire Way and the formal approach to Owdeswell Manor. Its development would also Not currently A_9 Owdeswell Manor Farm GF 5.26 Housing Y N Y – – suburbanise the entry to the village by extending housing southwards. An outline developable application for up to 16 dwellings refused on 19/12/2016 (Ref: 16/03127/OUT). Refusal reasons included 'inappropriate encroachment of urban development into open countryside that would failure to conserve the AONB'.
Land south of Not currently A_10 GF 1.65 16 dwellings Y N Y – Unsuitable - same comments as A_9 – Gloucester Road developable
Foxes Moon, Old Up to 4 A_11 – 0.52 – – – – Below 5 dwelling threshold - site submission proposes 4 dwellings – Discounted Gloucester Road dwellings Strategic Housing and Economic Land Site A vailability Assessments Assessment Review 4 29
Development Boundary (as submitted July 2017) Development complete 6-10 years Not currently developable 0 45 90 180 270 360 Meters Discounted ± 4.3 Blockley
/ SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Unsuitable - the site is a field in agricultural use, which sits high on the valley side. It is highly visible from the Heart of England Way and lacks a western physical boundary. Land north-west of Park Any development would have an adverse impact on Conservation Area and the AONB. Not currently BK_1 GF 4.44 Housing ? N Y – – Road Outline application was refused for up to 38 new dwellings (ref: 16/01925/OUT). developable Refusal reasons included the impact on the character and appearance of the AONB and the setting of designated heritage assets.
Housing Land at Blockley Water Extant planning permission for a single dwelling and detached garage (Ref: Extant planning BK_2 / BLK_E1 – 0.17 and/or – – – – – Works 16/03435/FUL) permission employment
Land east of Lower Unsuitable - site's development would not be in keeping with development pattern Not currently BK_3 GF 1.04 Housing ? N ? – – Street, south of Blockley and would be an unacceptable intrusion into the AONB. developable
Not within or adjacent to Blockley's Proposed Development Boundary. The site not Land north-west of BK_4A – 2.97 Housing – – – – in keeping with development pattern and would be an unacceptable intrusion into the – Discounted Station Road AONB. Flooding issues in NE corner.
Not within or adjacent to Blockley's Proposed Development Boundary. The site not Land north of Blockley BK_4B – 2.19 Housing – – – – in keeping with development pattern and would be an unacceptable intrusion into the – Discounted allotments AONB. Flooding issues in NE corner.
Extant planning permission for 23 dwellings permitted on 29th April 2016 (Ref: Extant planning BK_5 Land off Draycott Road – 1.79 Housing – – – – – 15/01020/OUT). permission Strategic
Unsuitable - the site is part of a larger field that is in productive agricultural use and has an undefined northern boundary. The topography slopes down eastwards. The site neighbours low density housing to the south and open countryside in all other
directions. The site is very prominent in the landscape and from a Public Right of Way Housing and its development would not be in keeping with the existing development pattern Land north-east of The Not currently BK_6A GF 1.29 Housing Y N Y – and would be an intrusion into the AONB. The site also contains several important – Limes, Station Road developable trees and hedgerows that would need to be retained and is also within Flood Zone 3b, 3a and 2 (SFRA Level 2) along south-eastern boundary. The potential for currently
unknown heritage assets is also high due to the archaeology recorded on the adjacent and site and the lack of previous investigation on this site, which would need further investigation if a development proposal were to come forward. Economic
Unsuitable - site not in keeping with development pattern and would be an Land between Station Not currently BK_6B GF 9.29 Housing ? N Y – unacceptable intrusion into the AONB. Flooding issues in centre of site. Highly visible – Road & Draycott Road developable in the landscape. Inappropriate scale of development. Land Site Unsuitable - site not in keeping with development pattern and would be an Fields surrounding Not currently BK_7 GF 15.76 Housing ? N Y – unacceptable intrusion into the AONB. Highly visible. Inappropriate scale for – Sheaf House Farm developable development and would be unrelated to the settlement pattern. A vailability Assessments The site comprises a mix of existing farm buildings, the associated hardstanding, and a gymnasium located in a converted farm building. It is neighboured by a Thames AONB; Potentially within Water de-nitrification plant to the east, housing and a new residential development to Conservation Area's setting; the north and north-east and open countryside in all other directions. There are
Sheaf House Farm Assessment BK_8 GF 0.54 13 dwellings Y Y Y Consultation Area for the emerging concerns regarding highway / access issues on a potentially dangerous bend that 13 dwellings 6-10 years Buildings Minerals Local Plan (Consultation receives frequent HGV use and any proposal will need to work with the County Council Draft). to develop solution to highways / access issues. There would also be site demolition and clean up costs relating to the existing farm buildings. There is potential to improve the existing situation, although sensitive design would be required.
Land adjacent 'The Extant planning Review BK_9 – 0.09 Housing – – – – Extant planning permission for a single dwelling (Ref: 16/00479/FUL) – Brown House' permission 4 31 32 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Extant planning permission for a single dwelling (Ref: Extant planning Assessments BK_10 Lower Farmhouse – 0.06 Housing – – – – – 14/05276/FUL) permission
Unsuitable - site in active allotment use and is a proposed Local Green Space and designation in the emerging Local Plan (Policy LGS1). The allotments are well used and are accessible from the local community. Their northwards relocation would push Not currently
BK_11 Blockley allotments GF 1.46 Housing Y N Y – – Economic the allotments further away from the existing settlement and would make the allotments developable less accessible. The site also provides a green space at the entrance to Blockley that is visible from the A4479.
Blockley allotments Not within or directly adjacent to a settlement identified as being sustainable in the
BK_12 – 1.46 Housing – – – – – Discounted Land (northern part) current or emerging Local Plan.
The site is a garden surrounding a former mill, a building of significance within the A
Flood Zones 3b, 3a and 2 (SFRA village although not listed. The site slopes down south-eastwards. A development of vailability Level 2) along south-east boundary; 9 dwellings is proposed of a similar style to those recently approved to the south-west GF / BK_14A The Limes, Station Road 1.29 Housing Y Y Y AONB; Consultation Area for the (Ref: 16/03027/FUL). The proposal excludes any development on the small part of 9 dwellings 6-10 years BF emerging Minerals Local Plan the site in the flood zones. Mature trees within site would need to be retained. The (Consultation Draft). adjacent permission was constrained by archaeology and required investigation, which is likely to be a similar requirement. Assessment
Unsuitable - the site is partly a field used for crop production and is partly sapling trees. It slopes down towards a stream along the northern boundary and is within Flood Zones 3b, 3a and 2 (SFRA Level 2) along north-west boundary. The site is neighboured by housing to the north and a planning permission for 23 dwelling Land south-east of The 25 dwellings development to the west (Ref: 15/01020/OUT). Open countryside extends in all other
BK_14B / Not currently Review Limes and north-west of GF 2.91 and a doctor's Y N Y – directions. The site has a very open and rural feel. The site is visible from the A4479 – BLK_E2 developable Draycott Road surgery and Draycott Road and its development would be an intrusion into the AONB. The site also has potential drainage issues and is too far out of the settlement. There would also be a cumulative traffic impact on Draycott Road in addition to the development already allowed on the neighbouring site to the west. Archaeological investigation would be required if a development proposal were to come forward.
Extant planning BK_14C The Limes, Station Road – 0.22 Housing – – – – Extant planning permission (Ref: 16/03027/FUL) – permission
Unsuitable - the site comprises large gardens to the rear of Park Road. The gardens contain several semi-mature trees and an orchard and are enclosed by hedgerows to the north and south. Neighbouring uses include housing to the north-east, further gardens to the south and west, a graveyard to the east, and open countryside to the Land off Park Road Between 2 north. The site is in duel ownership and both parties are willing to develop it. However, Not currently BK_15 (Park Barn House & GF 0.37 and 13 Y N N – it forms an important green open space that contributes positively to the setting of the – developable Burgred Barn) dwellings Conservation Area and the AONB. The introduction of new residential development into the area would result in an encroachment of development up the hillside. The existing land also acts as an important green buffer between development on Park Road and that extending back from Station Road. There are also concerns regarding how a suitable access can be achieved.
Housing R_65 Blockley Water Works – – and/or – – – – Duplicate of BK_2 – Discounted employment
Development Boundary (as submitted July 2017) Extant planning permission 6-10 years Not currently developable 0 70 140 280 420 560 Meters Discounted ± 34 Strategic 4.4 Bourton-on-the-Water 4 Site / SHELAA Housing Area Submitted Desktop Constraints Survey
SHELAA Ref Site Name Comments Assessed Deliverability Assessments (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Flood Zone 3b, 3a and 2 (SFRA Flat site, where landscape is already compromised by adjacent employment uses. and Level 2) along north-eastern However, advantage should be taken of the opportunity provided by further
boundary; Ground water flood risk development to improve the landscape and ecological value of the wider site (e.g. Economic zone (>75%); AONB; SSSI located screening of views from main road; habitat creation and management in the area to 360m to the south-east; Key Wildlife be retained as open land (in flood zone)). Any development would potentially require Site 30m to the north; Eastern tip mitigation (e.g. Great Crested Newts found nearby). Given the location on the edge of site in Oxford Kiddlington Airport of an important tourist destination, high quality design is required. The site has an 5.79 ha of 'B BOW_E1 / Land north of Bourton Safeguarding Area; Filled Quarry application for an extension of Bourton Industrial Park to provide B class uses pending Class'
GF 5.79 Employment Y Y Y 6-10 years Land BOW_E2 Business Park or Landfill Buffer Zone across most consideration (Ref: 15/03318/OUT). The Environment Agency have raised no objection employment of site; Disused railway line at site's in relation to flooding. A condition has been agreed to secure archaeological mitigation land eastern boundary; Public Right of and recording. Concern has been raised locally about increased heavy traffic through Way runs through north-west of the existing industrial estate given recent residential schemes in this area and other A vailability site; Consultation Area for the highway constraints. However, there is already existing access in the site site's western Minerals Local Plan (Consultation corner, which is close to the Fosse Way and it is not expected that vehicles entering Draft); Possible ridge and furrow on this site will do so through the existing industrial estate. The intensified access onto east of site. the Fosse Way will require junction improvements. Assessment Unavailable - Lapsed former planning permission for "Demolition of existing buildings and erection of 5 dwellings" (Ref: 13/01708/FUL). The principle of development is still Not currently B_1 Ebley Tyres, High Street BF 0.10 Housing N Y Y – – considered suitable, although the Council have been unable to confirm the site's developable availability.
B_2 6 Station Meadow – – Housing – – – – Below 5 dwelling threshold – Discounted Review
Below 5 dwelling threshold - the land is an important last remnant of what was once the open setting of the High Street. The remaining open space should be conserved Land adjacent to the for what it says about the original form of the village and protecting the setting of the B_3 – 0.27 Housing – – – – – Discounted Rectory, Rectory Lane church and the Glebe. The south-west boundary is adjacent to the Conservation Area. There are also access and tree constraints, which collectively mean that 5 or more dwellings could not be delivered on the site.
Development B_4 Barnfields – – Housing – – – – Development complete – complete
Unavailable - site currently used as the British Legion Branch social club, an auction house, car park and a playing field. The leases for the existing developed uses extend beyond 15 years. The playing field is owned by the parish council and has a covenant to "hold the land as a public ground for the resort and recreation of adults and for a playground for children and youths". There is also Flood Zone 3b, 3a (SFRA Level 2) Not currently B_5 British Legion Site BF 1.20 Housing N ? ? – – along south-west boundary and Flood Zone 2 across most of the rest of the site. Any developable development would need to undertake the sequential flood test. The site is also within the ground water flood risk zone (50-75%). There are also heritage and landscape constraints including the site being within the AONB and adjacent to the Conservation Area. A Public Right of Way also runs along the site's northern boundary.
Unavailable - the site was introduced to the SHELAA through the Urban Capacity Study although it has subsequently been confirmed that the land is not available for Car park adjacent Police Not currently B_6 BF 0.96 Housing N Y Y – development. It is also within the AONB; has a Grade II Listed Building adjacent to – Station developable the eastern boundary; has the Conservation Area adjacent to the southern boundary; and is within the setting of a Scheduled Ancient Monument to the east.
Development B_7 Former Highways Depot – 0.91 Housing – – – – Development complete – complete
Development B_8 Hill view High Street – 0.06 Housing – – – – Development complete – complete
Land adjacent 4 The B_9 – – Housing – – – – Duplicate – Discounted Gorse / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Land adjacent to Under construction (Refs: 13/00291/OUT, 16/00998/REM, 15/00818/REM and Extant planning B_10 Hackling House (Site B), – 4.38 Housing – – – – – 16/03834/FUL) permission Bourton Industrial Park
Land at 24 Rissington Below 5 dwelling threshold - also has extant planning permission for 1 dwelling (Ref: Extant planning B_11 – 0.10 Housing – – – – – Road 16/04232/FUL). permission
Land at north of St B_12 – – Housing – – – – Duplicate of B_3 – Discounted Lawrence's
B_13 Land at Rectory – – Housing – – – – Duplicate of B_3 – Discounted
B_14 Land at Station Road – – Housing – – – – Duplicate of B_17 – Discounted
Unsuitable - development would be extremely problematic. Site forms is part of the Bourton Conservation Area as an “area of landscape value”, providing an important Land south of The open space in the village. Development would have a negative impact on the setting Not currently B_15A GF 1.29 Housing N N Y – – Manor Fields of a number of Listed Buildings and the AONB. There is also an important line of trees developable along north-west boundary – protected by both Conservation Area and TPO. The site is also designated a Local Green Space in the emerging Local Plan.
Unsuitable - whole site is a Scheduled Ancient Monument with important landscape Land at The Manor Not currently B_15B GF 1.99 Housing N N Y – value within the Conservation Area. The site is also designated a Local Green Space – Fields developable in the emerging Local Plan.
Land north of Lamberts Unsuitable - unable to overcome Scheduled Ancient Monument constraint. Site has Not currently B_16 GF 0.52 Housing ? N Y – – Field additional access constraints. developable Strategic
B_17 Land off Station Road – 4.71 Housing – – – – Development of 100 dwellings nearly complete (Ref: 12/03616/OUT) – Discounted
Land to the rear of the
Coach and Horses, Housing Development B_18 Stow Road (aka – 2.22 Housing – – – – Development complete – complete Meadow Way) adjacent Fosse Way and Old Gasworks Yard, B_19 – – Housing – – – – Duplicate of B_42 – Discounted Gasworks Lane Economic
Pulham's Bus Depot, Extant planning B_20 – 0.30 Housing – – – – Under construction (Ref: 14/03208/FUL) – Station Road permission
Salmondsbury House, Land B_21 – – Housing – – – – Duplicate of B_22 – Discounted Site Station Road
B_22 / Salmondsbury House, Extant planning A – 0.63 Retail – – – – Extant planning permission for a new food store (Ref: 14/00654/FUL) – vailability BOW_E4 Station Road permission Assessments
Below 5 dwelling threshold - the site is in multiple ownership. No expression of interest Garage block near Rye B_23 – 0.10 Housing – – – – in developing the site and unable to determine whether site is available. Loss of – Discounted Crescent garages + new houses would create parking issue. Assessment
Gardens near Rectory Below 5 dwelling threshold - the site is owned by Bourton-on-the-Water Parish Council, B_24 – 0.16 Housing – – – – – Discounted Lane who have given no expression of interest in developing the site.
Land adjacent to Under construction (Refs: 13/00291/OUT, 16/00998/REM, 15/00818/REM and Extant planning
B_25 Hackling House (Site B), – 3.54 Housing – – – – – Review 16/03834/FUL) permission Bourton Industrial Park 4 35 36 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Unsuitable - site in active allotment use and should be retained if needed unless a Assessments Land between suitable alternative location can be found. In addition, the site is linear, is in close Fosseway & Springvale, Not currently B_26 GF 0.28 Housing N N Y – proximity to the Fosse Way and contributes to the landscape setting of Bourton when – known as Springfield developable viewed from the Fosse Way. Furthermore, the site has access issues and breaks
Allotments and away from the existing settlement line.
Large car park and Economic B_27 – – Housing – – – – Duplicate of B_6 & B_45 – Discounted garden off B4008
Large garden, Roman Development B_28 – – Housing – – – – Development complete – Way complete Land
Below 5 dwelling threshold - development of a density that would meet the 5 dwelling
minimum threshold would be unsuitable. Strong tree-belt on Roman Way, which would A Large gardens east of constraint the developable area. Site is a Scheduled Ancient vailability B_29 junction of Roman Way – 0.38 Housing – – – – – Discounted Monument and developer would have to work with English Heritage to establish and Moor Lane whether any development is acceptable. Other constraints include: AONB; filled quarry or landfill buffer zone.
The site is predominantly in SFRA Level 2 Flood Zone 3b. The remaining site area is Assessment Large gardens B_30 – 0.84 Housing – – – – below the 5 dwelling threshold. In addition, the development would be unachievable – Discounted Rissington Road + site is in multiple ownership. No expression of interest in developing the site.
B_31 British Legion Site – – Housing – – – – Duplicate of B_5 – Discounted
Unavailable - the site is currently in active retail use and the future redevelopment Review proposals are for a retail-led scheme, potentially with a limited number of flats on upper floors. The principle of retail development on this site is already established by the existing use but, given the site would not provide a net gain in retail land, the site is not suitable for allocation for retail use. Local opinion (submitted by the Parish Council) is generally supportive of increased comparison goods retail facilities on this site and notes a lack of shopping opportunities within the village for residents of Co-op, Countrywide Bourton-on-the-Water. The Cotswold Retail Study (Dec 2016) notes a need for 250sq Housing, B_32 / Stores and Arthur Webb m of comparison goods floorspace and 60sq m of convenience goods floorspace in Not currently BF 1.29 employment N Y Y – – BOW_E3 Dealership, Station Bourton-on-the-Water, so this site may be suitable to accommodate this need. developable or retail Road However, the site is approximately 350 metres from Bourton's Primary Shopping Area, as defined by the NPPF, and any intensification of retail use would be subject to Local Plan retail policies. In addition to the above, the site is also in multiple ownership and has trees along the northern, eastern and southern boundaries, which are protected by Tree Preservation Orders. The site is also adjacent to a Grade II Listed Building and is within the AONB. If the an alternative development proposal were to come forward, the site is surrounded by housing and is well suited to residential or employment uses.
B_33 Larch House – – Housing – – – – Duplicate of B_54 – Discounted
B_34 Pulhams Bus Depot – – Housing – – – – Duplicate – Discounted
Roof Trees Rissington B_35 – 0.08 Housing – – – – Below 5 dwelling threshold – Discounted Road
South Lawn, Victoria Development B_36 – 0.12 Housing – – – – Development complete – Street complete
South Lawn, Victoria B_37 – – Housing – – – – Duplicate of B_36 – Discounted Street
Development B_38 31 Rissington Road – 0.05 Housing – – – – Development complete – complete
Cotswold Perfumery Development B_39 – 0.01 Housing – – – – Development complete – Victoria Street complete / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
The Paragon Garage, Development B_40 – 0.04 Housing – – – – Development complete – Lansdown complete
Development B_41 2 Station Road – 0.05 Housing – – – – Development complete – complete
Development B_42 Gas Works Lane – 0.12 Housing – – – – Development complete – complete
Development B_43 Land at 58 Melville – – Housing – – – – Development complete – complete
Land at Stoneways Development B_44 – 0.09 Housing – – – – Development complete – Gorse Meadow complete
Larch House, Station Development B_45 – 0.29 Housing – – – – Development complete – Road complete
Below 5 dwelling threshold - site is in the curtilage of a Listed Building. Conversion B_46 The Manor – 0.44 Housing – – – – of the existing building is unlikely to meet the 5 dwelling minimum threshold, if it can – Discounted be achieved at all.
Land east of Coach & Development B_47 – 0.57 Housing – – – – Development complete – Horses complete
Police Station, Moore B_48 – 0.09 Housing – – – – Below 5 dwelling threshold – Discounted Road Strategic
Extant planning B_49 Library & Youth Centre – 0.10 Housing – – – – Under construction (Ref: 13/05036/FUL) – permission Housing Car park at Rissington B_50 – – Housing – – – – Removed at Part 1 of SHLAA Assessment – Discounted Road
Extant planning
B_51 Land at Clapton Row – 0.10 Housing – – – – Below 5 dwelling threshold. Extant Planning Permission (ref: 16/04665/OUT) – and permission
Unsuitable - sensitive location in the AONB. High landscape impact with topography Economic Pockhill Farm, Pockhill rising above Bourton. New development would be highly visible. Site also has access Not currently B_52 GF 3.84 Housing Y N Y – – Lane issues with very narrow approach roads, which would not be suited to an intensification developable of use. Land Unsuitable and unachievable - highways access issue cannot be overcome. Gasworks Site Lane, a very narrow residential road with parked vehicles, currently provides access to the site. Intensification of use of Gasworks Lane would be unsuitable. The site also Not currently
B_53 Land at Broadlands GF 3.67 Housing ? N N – – A has an open character and is part of Bourton's rural edge and forms part of the town's developable vailability setting within the AONB, particularly from the footpaths running through the site. The Assessments site also possibly has ridge and furrow.
Former railway Unsuitable - raised former railway embankment provides important historic screening Not currently B_54 embankment to rear of BF 1.03 Housing ? N N – feature for the landscape setting of Bourton when viewed from the Fosse Way. The – developable Assessment Green Lake Close site's linear nature would also make it difficult to develop the site. Review 4 37
Development Boundary (as submitted July 2017) Development complete Extant planning permission 6-10 years Not currently developable 0 85 170 340 510 680 Meters Discounted ± 4.5 Chipping Campden
/ SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Craftwork shops, situated off Sheep St CC_1 – 0.11 Housing – – – – Flood Zone 3b (SFRA Level 2) – Discounted with potential to convert buildings
19 Cherry Orchard CC_2 – 0.07 Housing – – – – Below 5 dwelling threshold – Discounted Close
Development CC_3 8 Aston Road – 0.12 Housing – – – – Development complete (Ref: 10/03226/FUL) – complete
CC_4 Adjacent Cutts Garage – 0.06 Housing – – – – Below 5 dwelling threshold – Discounted
Adjacent to Cross Development CC_5 – 0.01 Housing – – – – Development complete – Cottage, Sheep Street complete
Land adjoining Castle Development CC_6 – – Housing – – – – Development complete – Gardens complete
CC_7 Badgers Field – – Housing – – – – Duplicate of CC_39 – Discounted
Berrington Field Farm, CC_8 – – Housing – – – – Duplicate of CC_10 – Discounted Station Road Strategic
CC_9 Berrington Mill Nurseries – – Housing – – – – Duplicate of CC_10 – Discounted
CC_10A Berrington Mill Nurseries – 0.63 Housing – – – – Mostly in Flood Zone 3b (SFRA Level 2). – Discounted Housing
Land at Berrington Mill Extant planning CC_10B – 2.68 Housing – – – – Extant planning permission for 26 dwellings (Ref: 14/05178/REM) – Nurseries permission
Builders Yard and Craft Development and CC_14 – – Housing – – – – Development complete – Shop complete Economic
Circa Antiques (Now Grey's Opticians) The CC_15 Square - 1st & 2nd – 0.01 Housing – – – – Residential loss – Discounted floors from residential
C3 to Offices B1 Land Site
Development
CC_16 Clemette, Sheep Street – 0.15 Housing – – – – Development complete – A complete vailability Assessments Cotswold Garage, Development CC_17 – 0.26 Housing – – – – Development complete – Sheep Street complete
CC_18 Cutts Garage – – Housing – – – – Duplicate of CC_19 – Discounted Assessment
Development CC_19A Cutts Garage – 0.12 Housing – – – – Development complete (Ref: 12/03111/FUL) – complete
Housing CC_19B / Cutts Garage – 0.48 and/or – – – – Flood Zone 3b (SFRA Level 2) – Discounted Review CCN_E4 employment 4 39 40 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Development Assessments CC_20 Foxwood, Grevel Lane – 0.15 Housing – – – – Development complete – complete
Garage area to rear of and CC_21 – 0.12 Housing – – – – Below 5 dwelling threshold - site also in multiple ownership and in active use. – Discounted Berrington Road Economic CC_22 Inset Map 5 – – Housing – – – – Unable to locate site – Discounted
Unsuitable - development would have significant adverse impact on the AONB. Too Field north-west of remote and separate from the town and would unacceptably extend the ribbon of Not currently CC_23A GF 3.00 Housing ? N Y – –
Aston Road allotments. development northwards along Aston Road into open countryside. Grade 1 agricultural developable Land land (detailed survey required).
The site is a field used for crop production, which is located on a low ridgetop. It is A visible from the A4035 and a public footpath and minor road to the north. The Council vailability has resolved to grant planning permission to a new 40 dwelling housing development directly to the east (Ref: 16/00937/OUT), although development has yet to commence. CC_23B is more elevated than the adjacent CC_23F. This site formed part of a larger application that was refused planning permission for 90 dwellings (Ref: 15/00419/OUT). AONB; Potentially a breeding Refusal reasons included the site's size, its position on greenfield land and the size 36 dwellings Assessment c.50 dwellings ground of Skylarks (a European of the scheme proportionate to the size of the existing settlement. That particular (in CC_23B Land at Aston Road GF 1.01 in combination Y Y Y protected bird species); Agricultural 6-10 years development was also said to be a significant encroachment into the AONB landscape combination with CC_23F land grading is either Grade 3a or and would have involved the replacement of an area of agricultural land that makes with CC_23F) 3b (detailed investigation required) a positive contribution to the setting of the settlement with built development, which would have been detrimental to Chipping Campden's character and appearance. However, the site is considered suitable for a lower density development in the longer-term, although careful consideration will need to be given to the site's location Review within the AONB and the setting of Chipping Campden. A development that delivered some community uses would also be beneficial.
Extant planning CC_23C Land at Aston Road – 2.96 Housing – – – – Extant planning permission for 40 dwellingst (Ref: 16/00937/OUT) – permission
Unsuitable - significant adverse impact on AONB. Too remote and separated from Not currently CC_23D Land at Aston Road GF 38.69 Housing ? N Y – settlement. Scale of site is too large. Grade 1 agricultural land (detailed survey – developable required).
Unsuitable - the site provides the only allotments in Chipping Campden and should Not currently CC_23E Aston Road Allotments GF 0.84 Housing ? N Y – – be retained if needed unless a suitable alternative location can be found. developable
The site is currently used for crop production but is directly to the east of a site where the Council has resolved to permit 40 dwellings (Ref: 16/00937/OUT). This site formed part of a larger application site that was refused planning permission for 90 dwellings (Ref: 15/00419/OUT). Refusal reasons included the site's size, its position on greenfield land and the size of the scheme proportionate to the size of the existing settlement. c.50 dwellings That particular development was also said to be a significant encroachment into the CC_23F Land at Aston Road GF 1.73 in combination Y Y Y Same as CC_23B AONB landscape and would have involved the replacement of an area of agricultural See CC_23B 6-10 years with CC_23B land that makes a positive contribution to the setting of the settlement with built development, which would have been detrimental to Chipping Campden's character and appearance. However, the site is considered suitable for a lower density development in the longer-term, although careful consideration will need to be given to the site's location within the AONB and the setting of Chipping Campden. A development that delivered some community uses would also be beneficial.
Land at Berrington Mill Nurseries (adjacent to Development CC_24 Nursery - between – 0.10 Housing – – – – Development complete – complete Fosse House and Evergreens, Station Rd)
Land at Fox Wood CC_25 – – Housing – – – – Duplicate of CC_20 – Discounted Grevel Lane / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Land to rear of 32 Development CC_26 – – Housing – – – – Development complete – Littleworth complete
Maylems Delicatessen, Development CC_27 – 0.06 Housing – – – – Development complete – High Street complete
Northwick Business Not within or adjacent to the Development Boundary of a settlement identified as being CC_28 – – Housing – – – – – Discounted Centre sustainable in the Local Plan.
Chipping Campden CC_29A / Development Business Park, – 0.85 Employment – – – – Development complete – CCN_E1A complete Battlebrook Drive
AONB; Lorries in the Vale of Linear site to the north of Battlebrook Business Park. There is pre-formed access from Chipping Campden 0.67ha of 'B Evesham Zone; Consultation Area Battlebrook Drive. The site is disconnected from town, but close to other employment CC_29B / Business Park GF / Class' 0.67 Employment ? Y Y for the Minerals Local Plan uses and the planned future railway station. The site is reasonably well screened and 6-10 years CCN_E1B Extension, Battlebrook BF employment (Consultation Draft); Water would be a suitable northward extension to the business park, which would add another Drive land Treatment Facilities 800m Buffer. row of employment units. Unsuitable for residential development.
Chipping Campden CC_29C / Extant planning Business Park, – 0.36 Employment – – – – Extant planning permission for a business park (Ref: 17/02706/FUL) – CCN_E1C permission Battlebrook Drive
Rye Piece Farm CC_31 (R_171) Ebrington Chipping – – Housing – – – – Duplicate of R_171 – Discounted Campden
Singer House High Development Strategic CC_32 – 0.01 Housing – – – – Development complete – Street complete
Station Road Garage, CC_33 – 0.11 Housing – – – – Not within or adjacent to Chipping Campden's Development Boundary – Discounted Station Road Housing
The Castle, Station Development CC_34 – 0.09 Housing – – – – Development complete – Road complete and The Old School House, Development CC_35 – 0.06 Housing – – – – Development complete – High Street complete Economic
Development CC_36 Westington Hill Farm – 0.17 Housing – – – – Development complete – complete
Wolds End Orchard, Land CC_37 – 0.10 Housing – – – – Below 5 dwelling threshold – Discounted Site Back Ends
Extant planning A CC_38A Land at The Hoo – 0.26 Housing – – – – Extant planning permission for five dwellings (Ref: 15/02187/OUT) – vailability permission Assessments
Horse paddock at The Extant planning CC_38B – 0.26 Housing – – – – Extant planning permission for five dwellings (Ref: 15/02187/OUT) – Hoo permission Assessment Land at Badgers Field, Extant planning CC_39 – 1.27 Housing – – – – Extant planning permission for 16 dwellings (Ref: 14/04728/REM) – Calf Lane permission
Below 5 dwelling threshold - The site formerly incorporated CC_40C and CC_40D, Barrels Pitch Wooden CC_40A – 0.52 Housing – – – – which now both have planning consent. The remaining site area may be suitable – Discounted Bungalow, Aston Road
although not for five or more dwellings. Review 4 41 42 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Below 5 dwelling threshold - the surrounding pattern of development is single houses Assessments Gardens to the rear of CC_40B – 0.20 Housing – – – – with large gardens. Five dwellings on this site would not be suitable for the surrounding – Discounted Melrose and Oaksey area. and Land to the rear of Extant planning CC_40C Barrels Pitch, Aston – 0.15 Housing – – – – Extant planning permission for a single dwelling (Ref: 16/03638/FUL) –
permission Economic Road
Land to the rear of Extant planning CC_40D Barrels Pitch, Aston – 0.16 Housing – – – – Extant planning permission for a single dwelling (Ref: 16/02687/OUT) – permission Road Land
Below 5 dwelling threshold - The site currently forms part of the Cricket Club and is
the site of the existing pavilion. A development of five or more dwellings would be a A
Campden Cricket Club - cramped and piecemeal extension to the settlement that would be harmful to the vailability CC_41A GF 0.22 5 dwellings – – – – – Discounted land for housing character and appearance of the AONB. The site is also prominent at the entrance into Chipping Campden. A development of two or possibly three dwellings located in the south-east corner of the site is likely to be more appropriate.
Campden Cricket Club - Unavailable - the site is to be retained as a sports pitch and pavilion. The site is also Assessment Not currently CC_41B land retained for sports GF 1.52 N/A N N Y – an existing outdoor sports facility, which should be retained unless a suitable alternative – developable pitch and pavillion can be found.
Royal Mail Delivery CC_42 – 0.06 Housing – – – – Below 5 dwelling threshold – Discounted Office, Back End Review Unsuitable - existing packing sheds are in active use and redevelopment would extend Castle Gardens Packing Not currently CC_43 BF 1.85 Housing ? N Y – the residential development line unacceptably north into the AONB. The site is also – Sheds developable remote from the town centre.
Unsuitable - topography raises steeply to north-west and development would be highly intrusive and visible in a sensitive part of the AONB. Development would also unacceptably intrude into open countryside. There are also concerns over site access, Land west of Littleworth Not currently CC_44A GF 1.66 Housing Y N Y – lighting and signage. An Outline planning application for 30 dwelling, public open – “The Leasows” developable space, drainage and new access was refused (ref: 16/01256/OUT). Refusal reasons included failure to conserve or enhance the AONB's natural beauty. Appeal in progress (Reference: APP/F1610/W/16/3165805).
Land adjacent to Top Below 5 dwelling and 0.25ha threshold, even when considered in combination with CC_46A farmhouse and the west – 0.12 2 houses – – – – – Discounted CC_46B of Blind Lane
Housing and/or Land adjacent to Top commercial. Below 5 dwelling and 0.25ha threshold, even when considered in combination with CC_46B farmhouse and the west – 0.06 – – – – – Discounted Mixed Use or CC_46A of Blind Lane Self-contained care village.
Below 5 dwelling threshold - the owner wishes to develop two to four dwellings. Land at junction of Refused application was dismissed at appeal (Ref: 11/00278/FUL and Appeal Ref: CC_47 Conduit Hill and Blind – 0.20 Housing – – – – APP/F1610/A/11/2152136). Refusal reasons included the proposal being contrary to – Discounted Lane the development plan and the setting of the AONB and views out of the Conservation Area.
CC_47A Top Farm Blind Lane – 0.02 Housing – – – – Formerly part of CC_47. Part not resubmitted – Discounted
Land adjacent to Extant planning CC_48 Chipping Campden – 1.08 Housing – – – – Extant planning permission (Ref: 14/02422/OUT) – permission School / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Flood Zone 3b, 3a and 2 (SFRA Level 2) within central strip and The site is largely in active use by Campden and Chorley Food Research Association, south of the site; AONB; Water which comprises several two and three storey buildings and surrounding surface level Treatment Facilities 800m Buffer; car parks. There are also grassed areas to the east and south of the buildings and a Lorries in the Vale of Evesham field in agricultural use that forms the south-east part of the site. The site is Zone; Network Rail Land disconnected from the town but is close to other employment uses and the planned CC_49 / Extension to Ownership Buffer Zone; Public Campden BRI GF 9.68 Y Y Y future railway station. A limited extension to the existing research facilities that is 6-10 years CCN_E3 Campden BRI Right of Way runs through south of sympathetic to its surroundings would be suitable, subject to overcoming any flooding, site; Consultation Area for the drainage and landscape constraints. Any development would require careful design emerging Minerals Local Plan to minimise its impact. A footpath diversion or a footbridge over the railway may also (Consultation Draft); In the bottom be required. There is also a pond and hedgerows that may have biodiversity value quartile of all SHELAA sites in and would require further investigation and potential mitigation. relation to access to services and facilities.
Unsuitable - development is not in keeping with the historic pattern of development Land rear of Chipping Not currently CC_50 GF 1.39 Housing ? N Y – and would intrude into open countryside and the AONB. Site is on rising ground and – Campden Fire Station developable development would have an adverse impact on the AONB.
Not within or adjacent to Chipping Campden's emerging Development Boundary. The Land south-west of CC_51 – 0.89 Housing – – – – site also forms part of the skyline on rising ground and its development would be a – Discounted Whaddon Grange significant eastwards extension into the AONB.
Not within or adjacent to Chipping Campden's emerging Development Boundary. The Land north of Cam and site is also within open countryside and its development would be a significant CC_52 – 1.31 Housing – – – – – Discounted west of Station Road eastwards ribbon development into the AONB that would not be in keeping with the existing settlement character.
Unsuitable - development is not in keeping with the historic pattern of development Strategic Land south-east of Not currently CC_53 GF 1.11 Housing ? N Y – and would intrude into open countryside and the AONB. The site is visible from the – George Lane developable Monarch's Way and is exposed within the landscape.
Loverage, Land South CC_54 of The Cam Road – 4.54 Housing – – – – Not within or adjacent to Chipping Campden's Development Boundary – Discounted Housing (B4035)
Below 5 dwelling threshold - the site's steep topography means a large part of the
Land to the rear of site is highly visible from the surrounding landscape. Development in this part of the and CC_55 Whitacre, Hoo Lane, – 1.13 Housing – – – – site would be unsuitable. It is unlikely that 5 or more dwellings could be achieved on – Discounted GL55 6AZ the part of the site that is not elevated, particularly given the low density of the Economic surrounding dwellings.
Unsuitable - linear site accessed from Back Ends used for animal pasture. The site is very sensitive within the AONB and has sloping topography and ridge and furrow. There is no defined northern boundary and the site is exposed to views from the Land Cotswold Way, which runs across the top of the hill directly to the north. The site is Site Land west of Grigg's also adjacent to the Conservation Area and development of CC_56 would put Not currently CC_56 GF 0.40 6-7 dwellings Y N Y – – Close, GL55 6JW residential uses on a part of Back Ends that currently looks outwards to open developable A
countryside and harm the setting of the Conservation Area. A development would vailability
also impact on Tree Preservation Order Trees. There is some limited potential for Assessments previously unknown heritage assets due to the previous lack of archaeological investigation and the masking effect of ridge and furrow on earlier archaeology.
Land at Little Oak, Assessment CC_57 – 1.13 Housing – – – – Not within or adjacent to Chipping Campden's Development Boundary – Discounted Paxford Road
Unsuitable - highly sensitive site within the Conservation Area and the AONB. The Housing site also forms part of the setting of a large number of Grade II Listed Buildings and Land at the Craves, and/or Not currently CC_58 GF 3.30 Y N Y – is a green lung within the town. Flood Zones 3b, 3a and 2 (SFRA Level 2) extend – Blind Lane community developable within the northern boundary. A Public Right of Way also runs through centre of site use Review and along northern and southern boundaries. 4 43 44 Strategic 4
/ SHELAA
Area Submitted Desktop Constraints Survey Site SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable Housing
Unsuitable - the site comprises the garden to the rear of existing housing on Back Assessments Lane. The site is elevated above the housing, although has some limited existing screening. However, the existing access is not of sufficient width to accommodate 5 dwellings. Planning permission has been refused on several occasions to widen the access due to the potential impact on the character and appearance of the and Campden End, Park Conservation Area. The site also has a semi-rural character on the edge of Chipping Not currently CC_59 GF 0.42 5 dwellings Y N Y – – Road Campden and the introduction of 5 dwellings would likely have an adverse impact on developable Economic the AONB, the rural approach to the town and views from the adjacent Public Right of Way. The southern tip of the site is within Flood Zone 3b and 3a (SFRA Level 2), although this is not in the area that is proposed for housing. There is also high potential for previously unknown heritage assets due to teh findings of nearby investigations and the previous lack of archaeological study on this site. Land
Land at Hoo Farm, Back CC_60 – 0.34 Housing – – – – Not within or adjacent to Chipping Campden's Development Boundary – Discounted
Ends A vailability
CC_61 / Land north of Whaddon 20-30 – 2.00 – – – – Not within or adjacent to Chipping Campden's Development Boundary – Discounted CCN_E2 Grange dwellings
Land at Poplars Farm, Below 5 dwelling threshold - character and layout of surrounding dwellings would not CC_62 – 0.16 Housing – – – – – Discounted Assessment Westington suit 5 or more dwellings on this site. Review
0 70 140 280 420 560 Meters Development Boundary (as submitted July 2017) Development complete Extant planning permission 6-10 years Not currently developable Discounted ± 46 Strategic 4.6 Down Ampney 4 Site / SHELAA Housing Area Submitted Desktop Constraints Survey
SHELAA Ref Site Name Comments Assessed Deliverability Assessments (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
Extant planning permission in combination with DA_1B for 44 dwellings (Ref: Extant planning and DA_1A Broadway Farm – 0.97 Housing – – – – – 15/01567/OUT) permission Economic
Extant planning permission in combination with DA_1A for 44 dwellings (Ref: Extant planning DA_1B Broadway Farm – 2.38 Housing – – – – – 15/01567/OUT) permission
Source Protection Zone; Ground water flood risk zone (50-75%); Land The site is an area of disused grassland that is neighboured on two sides by housing. Strategic Nature Area 500m to the It sits within the village envelope and its development rounds off the settlement. The west; Within Fairford Airport
site has flat topography. Any new housing should respect the high design quality of A Safeguarding Area; Grade 3b the new houses to the west. The existing hedgerows and trees would need to be vailability Agricultural Land (post 1988 Up to 10 retained. The site also has high conservation and amenity value. There are also issues DA_2 Dukes Field GF 0.43 Y Y Y survey); Within Cotswold Water 10 dwellings 11-15 years dwellings with the narrow approach lane that has potential safety, parking and access problems. Park but not designated within a Any development is likely to encounter sewage infrastructure capacity issues, which particular zone; Minerals Local Plan would impact on the timescale of the development. There is also potential for currently (2003) Consultation Area; In the unknown heritage assets due to the density of known archaeological sites in the bottom quartile of all SHELAA sites Assessment surrounding area. in relation to access to services and facilities.
DA_3 Land adjacent to 47 – 0.05 Housing – – – – Below 5 dwelling threshold – Discounted
Below 5 dwelling threshold - backland site that retains landscape character of parkland Review to south and forms an important open space in the village's historic core. Any development would impact on the setting of Down Ampney and its Conservation Area and a number of Listed Buildings. Difficult access with a narrow single track - its DA_4 Little Jim’s – 1.18 Housing – – – – – Discounted widening / upgrading would also detract from the landscape character of this area. Site also contains some major trees that are worthy of protection. Any potential development would have to be at such a low density that it would not meet the minimum 5 dwelling threshold.
Source Protection Zone; Ground water flood risk zone (50-75%); The site is partly a disused farm complex, which also contains two existing dwellings. Strategic Nature Area 725m to the The site has a strong rural character on the eastern entrance into Down Ampney, west; Within Fairford Airport which is the older part of the village. There are also three Listed Buildings adjacent Safeguarding Area; Other' to the western boundary. However, the site is well screened by hedges. The buildings Approx. Agricultural Land (post 1988 are heritage assets and normal barn conversion principles should apply. Reference 530sqm B1 survey); Filled Quarry or Landfill should be made to the Down Ampney Village Design Statement. Hedgerows are likely use and up to 8 dwellings or DA_5A / Buildings at Rooktree Buffer Zone; Within Cotswold Water to have important ecological value and the existing buildings may contain bats. There GF 0.79 110 dwellings Y Y Y 530sq.m B1 11-15 years DA_E1 Farm Park but not designated within a is also a pond on the site, which may also limit have biodiversity value and would in combination floorspace particular zone; Minerals Local Plan require further investigation. Strong consideration is required about the layout, design, with DA_5B (2003) and emerging Minerals Local access, landscaping and ecology. Any development is also likely to encounter sewage and DA_5C Plan (Consultation Draft) infrastructure capacity issues, which would impact on the timescale of the development. Consultation Areas; In the bottom There is also potential for currently unknown heritage assets due to the lack of previous quartile of all SHELAA sites in investigation of this site. The site should ideally be developed in conjunction with relation to access to services and DA_5C. facilities.
Unsuitable - site submitted as part of a larger site, that was split by the Council (DA_5A Land east of Rooktree See DA_5A / Not currently DA_5B GF 2.77 Y N Y – / DA_E1 and DA_5C). This part of the site is unconnected with the village and its – Farm Buildings DA_E1 developable development would unacceptably intrude into open countryside.
Source Protection Zone; Ground The site is a large field on the settlement edge used for animal grazing. It is water flood risk zone (50-75%); neighboured by low density housing to the west, a disused farm complex to the north Strategic Nature Area 675m to the and open countryside in all other directions. The site has a strong rural character and Land south of Rooktree See DA_5A / west; Within Fairford Airport development would extend the settlement into open countryside. The site acts as a DA_5C GF 2.35 Y Y Y 15 dwellings 11-15 years Farm Buildings DA_E1 Safeguarding Area; Grade 2 green open space, which is characteristic of Down Ampney, and there are concerns Agricultural Land (post 1988 over the loss of the feeling of openness, which should be retained in any new survey); Filled Quarry or Landfill development. The site also forms part of the setting of three Listed Buildings. There Buffer Zone; Public Right of Way is also potential for currently unknown heritage assets due to the lack of previous / SHELAA Area Submitted Desktop Constraints Survey SHELAA Ref Site Name Comments Assessed Deliverability (Ha) Proposal Results
vailable Capacity Green Suitable A Brownfield Achievable
through south-west of site; Within investigation of this site. The site may contain Great Crested Newts, as there is a Cotswold Water Park but not pond nearby. There is also a potential access issue, as the access would likely need designated within a particular zone; to join a bend on the main road. Any development is likely to encounter sewage Minerals Local Plan (2003) and infrastructure capacity issues, which would impact on the timescale of the development. emerging Minerals Local Plan The Public Right of Way running through the development would reduce the site's (Consultation Draft) Consultation capacity. Given the site's location on the edge of Down Ampney, a much lower density Areas; In the bottom quartile of all development would likely be required and the south-west of the site would likely need SHELAA sites in relation to access to be retained as green infrastructure. The site should ideally be developed in to services and facilities. conjunction with DA_5A / DA_E1.
Land to the rear of 55 Extant planning DA_6 – 0.06 Housing – – – – Extant planning permission (Ref: 17/00155/OUT) – Down Ampney permission
Land rear of Charlham Below 5 dwelling threshold - the site is linear shaped and 5 o more dwellings would DA_7 – 0.42 Housing – – – – – Discounted Way be unsuitable
Source Protection Zone; Ground The site partly comprises a club house for the adjacent sports pitch and its car park, water flood risk zone (50-75%); which have become run-down. Part of the site incorporates a larger area of disused Strategic Nature Area 550m to the land to the rear (west) of the club house. The club house would either need to be west; Within Fairford and South retained or a replacement club house provided, although a suitable location for the Cerney Airport Safeguarding Areas; new club house and the costs of relocating the club house mean that relocation is GF / Filled Quarry or Landfill Buffer improbable. There is also potential to improve the gateway into village with high quality DA_8 Land at Broadleaze 0.52 Housing Y Y Y 10 dwellings 11-15 years BF Zone; Within Cotswold Water Park design. The poplar trees on the site may not be a constraint but their removal would but not designated within a require new tree planting. Any development is likely to encounter sewage infrastructure particular zone; Minerals Local Plan capacity issues, which would impact on the timescale of the development. Bat roost (2003) and emerging Minerals Local investigations would also need to be undertaken. There is also potential for currently Plan (Consultation Draft) unknown heritage assets due to the density of known archaeological sites in the Consultation Areas. surrounding fields. The site may be suitable for a self-build scheme. Strategic Unsuitable - up to five dwellings are proposed on the southern part of the site with some landscaping to the north. The western part of the site has higher landscape Land adjacent to Not currently DA_9 GF 0.71 Housing Y N ? – sensitivity than the east. The land is also in productive arable use and a detailed – Chestnut Close developable survey shows the site to be Grade 2 best and most versatile land. Part of the site is
also forms part of the emerging Minerals Local Plan Minerals Safeguarding Area. Housing
DA_10 Broadway Farm – – Housing – – – – Duplicate of DA_1A & DA_1B – Discounted
Unsuitable - the site's development would break away from Down Ampney's settlement and pattern and the scale of development is too large in relation to the size of the village. The site also forms an important gap / green wedge within the village with views into Field west of former Economic the open countryside and has an important amenity value within the village streetscene. Not currently DA_11 Broadway Farm GF 5.64 Housing Y N ? – – There are potential highways issues that would be difficult to overcome. A detailed developable Buildings survey shows the western part of the site to be Grade 3a best and most versatile land and a small area to the far west is of Grade 2 quality. Although the site is fallow agricultural land, the land has potential to be reused for agricultural purposes. Land Site Unsuitable - the site is part of a larger field used for arable farming. There is no defined boundary to the south or east but a tall hedge defines the boundary to the north and A
west with housing opposite, which would need to be retained. Open countryside vailability
extends in all other directions. The site is not in keeping with the village’s building Assessments pattern and its development would be harmful to the village's character. A linear Not currently DA_12 Land east of Oak Road GF 3.19 Housing Y N Y – – development adjacent to the roads would have the same detrimental impact in terms developable of breaking new ground on the opposite side of the road than if the whole site were developed. The site is Grade 3b Agricultural Land (post 1988 survey) and its development would involve the loss of productive best and most versatile agricultural Assessment land. It is also within the ground water flood risk zone (50-75%).
Unsuitable - the site is part of a larger field used for arable farming and does not have defined north-east boundary. The site neighbours housing to the west and a disused farm complex to the south with open countryside in all other directions. It is very Up to 55 Not currently DA_13 Land east of Broadleaze GF 3.18 Y N Y – exposed within the landscape and development would unacceptably break away from – Review dwellings developable the existing settlement pattern. The site is Grade 2 Agricultural Land (post 1988 survey) and its development would involve the loss of productive best and most versatile 4 agricultural land. It is also within the ground water flood risk zone (50-75%). 47