The Forge Buckland Broadway Gloucestershire WR12 7LY Data via plota.co.uk

26/00784/FUL - Full Application Awaiting decision

Proposal

Extension to existing garage and change of use from agricultural to domestic curtilage Data via plota.co.uk

View original council record ↗Last checked

Application progress

✓
Received
15 Sept 2026
✓
Consultation
25 Sept 2026
Decision
Expected by 10 Nov 2026

Under consideration

No decision has been issued yet. Plota predicts a decision between 9 Nov 2026 and 6 Dec 2026, from Tewkesbury's recent changes of use.

Comments are open until 22 Oct 2026

Comment on this application ↗

Site constraints 6

Cotswolds National Landscape
Great weight to conserving the landscape; major development restricted.
Previously an area of outstanding natural beauty, which is still the designation in law. Since 2023 authorities must seek to further its purpose, not merely have regard to it.
Buckland Conservation Area conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Article 4 direction
Buckland Article 4 Direction. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
Agricultural land, grade 3b
Not best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Public bridleway 23 m away
Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.
Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.
Also on the record
1 listed building within 150 m.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 2

Last sold for £875,000 in October 2019. Detached house, freehold.

18 October 2019£875,000
12 July 2005£455,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area290 m² (3,122 sq ft)
Energy ratingC (69 out of 100), could reach B
PropertyDetached house, 9 habitable rooms
BuiltBefore 1900
HeatingBoiler and radiators, mains gas, Air source heat pump, warm air, electric
WallsSandstone or limestone, with internal insulation

From the energy performance certificate lodged in March 2022, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
Tewkesbury
Application type
Full Application
Postcode
WR12 7LY
Received
15 Sept 2026
Validated
15 Sept 2026
Ward
Isbourne
Parish
Buckland
Case officer
Show
Target decision
10 Nov 2026
Decision level
Delegated Decision
Applicant
Show
Agent
ARB Architecture

Decision outlook

Day 24 of the 56-day target. Tewkesbury usually decides changes of use by day 63.

Day 2439 days to the predicted decision (day 63)
44%decided within 8 weeks
76%approved
47decided in the last year

Plota live figures for changes of use decided by Tewkesbury in the last twelve months, from validation. Tewkesbury decision record →

Public comments

No public comments yet.

3 neighbours consulted · Last counted 4 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15216650
Planning Portal ref
PP-15216650
Neighbours
25 Sept 2026
Consultation
25 Sept 2026
Comments by
22 Oct 2026
Site or press notice
1 Oct 2026
Statutory expiry
10 Nov 2026
Env. assessment
No
Tewkesbury
Planning Authority Score
3.7/10
Below average
#212 of 296 councils
Relevant to this application:
Change of use

Tewkesbury ranks #197 out of 296 councils for householder decision speed. 50% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (93%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance
Tewkesbury decision statistics
Based on MHCLG data, the year to March 2026
89%
Overall approval rate
Above avg (87%) #144 of 296
93%
Householder approved
Above avg (90%) #139 of 296
57%
Decided in 8 weeks
Below avg (63%) #197 of 296
50%
Extended time limit
Above avg (41%) #228 of 296
69%
Minor dwellings approved
89 decided (1-9 homes)
100%
Major dwellings approved
12 decided (10+ homes)
86%
Change of use approved
37 decided
689
Total decisions
74 refused in the year to March 2026

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.