Land East Of Marshfield And South Of A420 Marshfield South Gloucestershire Data via plota.co.uk

P25/02678/O - Outline Refused

Proposal

Erection of up to 50no. dwellings and associated works (Outline) with access to be determined, all other matters reserved. Data via plota.co.uk

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View original council record ↗Last checked 8 Oct 2026, 20:32

Application progress

✓

Received

18 Nov 2025

✓

Validated

20 Nov 2025

✓

Consultation

2 Dec 2025

✗

Refused

3 Aug 2026

Appeal

Not lodged

Refused on 3 Aug 2026 · SPATIAL PLANNING COMMITTEE · Last checked 8 Oct 2026

Planning committee

Decided by South Gloucestershire Spatial Planning Committee on 30 Jul 2026.

Refused by 5 votes to 0

No officer report was published for this decision; this summary is from the committee minutes.

For refusal5

Against0

Abstained1

The agent said the application was recommended for approval, with no outstanding statutory consultee objections.
Residents, the parish council, the community land trust and the primary school raised concerns about housing, accessibility and highway safety.
The committee voted 5:0:1 to refuse permission because of Green Belt, highway, sustainability, agricultural land and infrastructure concerns.

Read how the committee decided The proposed homes, site context, local views, committee debate, vote and reasons for refusal. Includes the meeting recording

Source: Plota analysis of South Gloucestershire's committee minutes of 30 Jul 2026.

Documents 106

Decision & officer reports 4

PDF SOC APPENDIX 1 - PRE APPLICATION DECISION - 15 AUGUST 2025 Appeal Correspondence · 29 Sept 2026 View ↗ PDF SOC APPENDIX 1 - PRE APPLICATION DECISION - 15 AUGUST 2025 Appeal Correspondence · 29 Sept 2026 View ↗ PDF REFUSAL Decision · 3 Aug 2026 View ↗ PDF OFFICER COMMITTEE REPORT Report · 16 Jun 2026 View ↗

Statements & assessments 46

PDF Commenter’s name hidden Show Consultee Comment · 16 Dec 2025 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 6 Jan 2026 View ↗

PDF COTSWOLD NATIONAL LANDSCAPE Consultee Comment · 23 Dec 2025 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 23 Dec 2025 View ↗

PDF SELF-BUILD OFFICER Consultee Comment · 18 Dec 2025 View ↗ PDF LANDSCAPE ARCHITECT Consultee Comment · 17 Dec 2025 View ↗ PDF PUBLIC ART Consultee Comment · 17 Dec 2025 View ↗ PDF AVON AND SOMERSET POLICE Consultee Comment · 16 Dec 2025 View ↗ PDF HOUSING ENABLING OFFICER Consultee Comment · 16 Dec 2025 View ↗ PDF RNS ENVIRONMENTAL POLICY & CLIMATE CHANGE TEAM Consultee Comment · 12 Dec 2025 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 12 Dec 2025 View ↗

PDF URBAN DESIGN Consultee Comment · 11 Dec 2025 View ↗ PDF RNS COMMUNITY INFRASTRUCTURE MST Consultee Comment · 10 Dec 2025 View ↗ PDF SGC CONSERVATION OFFICER Consultee Comment · 9 Dec 2025 View ↗ PDF MARSHFIELD PARISH COUNCIL Consultee Comment · 6 Dec 2025 View ↗

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.

Marshfield 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.

Council document ↗

62 listed buildings within 150 m of the postcode pin

Nearest: 68, High Street, Grade II, about 5 m from the postcode pin · 2 Grade II*, 60 Grade II

The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.

Show all 62 with distances

5 m68, High StreetGrade II
6 mCourt HouseGrade II
6 mWhite Hart CottageGrade II
10 mWhite Hart CottageGrade II
11 m63, High StreetGrade II
13 m69, High StreetGrade II
13 mOld HouseGrade II
18 m72, High StreetGrade II
18 mHarvard HouseGrade II
21 m3, Sheep Fair LaneGrade II
23 mMeadowviewGrade II
27 mNumbers 74 (Cotswold House) and 74a (Cotswold Cottage)Grade II
30 mK6 Telephone KioskGrade II
34 m60, High StreetGrade II
39 m76, High StreetGrade II
39 m58, High StreetGrade II
42 mShadysideGrade II
42 mThree Shires Pet SuppliesGrade II
44 m56, High StreetGrade II
50 mThe GablesGrade II
51 mThe Malting House and Former Malting House and Single Storey Workshops Range to RearGrade II
55 m49, High StreetGrade II
57 m50, High StreetGrade II
61 m48, High StreetGrade II
63 m47, High StreetGrade II
65 mThe HospiceGrade II
68 m45, High StreetGrade II
74 m81, High StreetGrade II
74 m44 and 46, High StreetGrade II
75 mChapel CottageGrade II
75 m2, Sheep Fair LaneGrade II
77 mFormer Unitarian ChapelGrade II*
77 m5, Sheep Fair LaneGrade II
82 m84, High StreetGrade II
86 mChest Tomb, Immediately to South of the Legion HallGrade II
86 m42, High StreetGrade II
86 mTolzey HallGrade II
87 mNumber 83, and Flanking Wings to Either SideGrade II
91 m86, High StreetGrade II
92 mThe Catherine WheelGrade II*
93 mThe PoplarsGrade II
96 m40, High StreetGrade II
100 m88, High StreetGrade II
101 m38, High StreetGrade II
107 mBeaufort HouseGrade II
109 mEaston Cottage Shetland HouseGrade II
111 mThornleigh HouseGrade II
116 m87, High StreetGrade II
117 m92, High StreetGrade II
117 m26, High StreetGrade II
117 mMarble Arch Including Former Congregational ChurchGrade II
121 mMarshstone CottageGrade II
124 mLloyds Bank Marsh HouseGrade II
129 mShelland HouseGrade II
133 mNumber 94 and Low Front Boundary Wall, Gates and RailingsGrade II
133 mBarn 75 Yards to West of Garth CottageGrade II
135 m22, High StreetGrade II
136 m21, High StreetGrade II
137 m93, High StreetGrade II
142 m20, High StreetGrade II
146 m19 and 19a, High StreetGrade II
146 mElmdaleGrade II

Historic England ↗

Radon affected area, class 5

An estimated 10 to 30% of homes reach the radon action level. Indicative for the 1 km square, which takes the highest class found in it; a radon test gives the answer for a building.

From the British Geological Survey and UK Health Security Agency indicative atlas. Under building regulations, as the BRE guide BR 211 (2023) sets out, new buildings and extensions need basic radon protection from class 3 in England and Wales and from class 2 in Scotland, and full protection from class 5. The class at the site itself, from the detailed BGS map, decides which.

UKHSA radon ↗

Also on the record

Inside the Marshfield (South Gloucestershire) built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, but it predates the buildings here and the current map does not class it as farmland.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 17 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) 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.

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Important details

Council: South Gloucestershire
Application type: Outline
Received: 18 Nov 2025
Validated: 20 Nov 2025
Ward: Boyd Valley
Parish: Marshfield Parish Council
Case officer: Show
Target decision: 3 Aug 2026
Decision: Refusal
Decision date: 3 Aug 2026
Decision level: SPATIAL PLANNING COMMITTEE
Applicant: Show
Agent: Armstrong Rigg Planning

How this decision compares

Decided in 256 days from validation, 195 days slower than South Gloucestershire's median of 61 for outline applications. Refused, as 23% of outline applications here are.

This one256d

Council61d

UK67d

47%decided within 8 weeks

77%approved

7%go to committee

Plota live figures for outline applications decided by South Gloucestershire in the last twelve months, from validation. South Gloucestershire decision record →

Public comments

103comments received

100 objecting2 neutral1 supporting

97% object · above the UK average of 74%

160 neighbours consulted · Last counted 8 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14488269
Planning Portal ref: PP-14488269
Comments by: 30 Apr 2026
Site or press notice: 2 Dec 2025
Statutory expiry: 3 Aug 2026
Env. assessment: No

South Gloucestershire

Planning Authority Score

2.8/10

Poor

#239 of 296 councils

Relevant to this application:

Major dwellings

South Gloucestershire ranks #178 out of 296 councils for householder decision speed. South Gloucestershire is also one of the strictest councils - it refuses more householder applications than almost any other, with only 83% approved vs 90% nationally.

One of the strictest councils

only 83% approved vs 90% nationally

These figures are council-wide context, not a prediction for this application. View full council performance

South Gloucestershire decision statistics

Based on MHCLG data, the year to March 2026

85%

Overall approval rate

Below avg (87%) #210 of 296

83%

Householder approved

Below avg (90%) #263 of 296

61%

Decided in 8 weeks

Below avg (63%) #178 of 296

45%

Extended time limit

Above avg (41%) #195 of 296

75%

Minor dwellings approved

220 decided (1-9 homes)

93%

Major dwellings approved

15 decided (10+ homes)

84%

Change of use approved

105 decided

1,585

Total decisions

245 refused in the year to March 2026