Innovation Village at The Royal Agricultural University, Cirencester

What was proposed

The application sought outline permission for up to 24,012 square metres of mixed office, research, education, conferencing and café floorspace with associated works.

“Outline planning application with all matters reserved except for access, for a mixed-use development associated with the Royal Agricultural University comprising up to 24,012 sqm of floorspace for office (Use Class E(g)(i)), research and development (E(g)(ii)), education (F1(a)), conferencing (F1(e)), and café (E(b)) uses, Including the conversion of Trent Lodge to café use, associated parking, access and highway works, landscaping, public realm, utilities, and all…”

Officer report

The site and its surroundings

The site lies on Cirencester’s western edge between Stroud Road and Tetbury Road, beside the university campus and bounded by mature trees and hedgerows.

“The application site sits on the western edge of Cirencester and forms a wedge shape located between the Stroud Road (A419) to the north and Tetbury Road(A433) with the roundabout where both roads converge to the east.”

“To the west is the existing Royal Agricultural University (RAU) Campus, its tree lined drive and entrance from Tetbury Road plus sports facilities. The site is bounded with mature hedgerow and trees to the north, east and south. Apart from a belt of trees/woodland, the western boundary is currently open with the RAU buildings beyond.”

Officer report

Earlier permissions

Earlier permissions covered commercial development, university-related offices and research facilities, while a 2020 reserved matters application remains undecided.

“A Reserved Matters application pursuant to the above outline permission was submitted in October 2020 (20/03566/REM) and remains undetermined. This essentially can be considered an extant permission.”

“In May 2004 planning permission was granted (04/00665/FUL) at Trent Lodge for the conversion from student accommodation to office accommodation. Part of the site at Bailey Lodge received planning permission in 2017 for the erection of a new 2 storey office & research facility, including demolition of a 2-storey residential property, new hard landscaping, cycle storage and car parking.”

Officer report

What officers recommended

Officers recommended permission, finding that the development met the exceptional requirements for major development in the National Landscape and delivered significant public benefits.

“The application proposal would facilitate the provision of an Innovation Village for the RAU, identified as one of the Districts larger institutions and employers. As a recognised key economic asset both for Cirencester and the district/ southwest region, the establishment of an Innovation Village to be symbiotically linked with the established educational establishment will provide local and wider economic benefits. This economic benefit is given significant weight.”

“Although major development within a National Landscape, the proposal meets the exceptional requirements for the principle to be acceptable.”

Officer report

Consultees’ views

Most consultees raised no objection subject to conditions, while Active Travel England initially sought deferral and the air quality consultation remained ongoing.

“GCC Highway Authority - Following the submission of additional information and a revised layout removing the access to Plot 2 off Tetbury Road, no objection is raised subject to conditions (including the provision of a toucan crossing on Stroud Road) and a S106 agreement securing Travel Plan monitoring fees.”

“Active Travel England - Recommend deferral. The Transport Assessment Addendum (TAA) provides distribution of active travel trips in the local area and acknowledges the Cirencester Local Cycling and Walking Infrastructure Plan. The TAA proposes to provide a contribution to pedestrian and cycling links in Cirencester but does not set out how this pledged contribution would be provided. This repeats ATE's earlier comments on the original submission.”

Officer report

Who spoke

An objector raised concerns about nearby homes and construction impacts, while the applicant’s representative described the project’s economic, environmental and educational benefits.

What members discussed

Members discussed student accommodation, reserved design details, the single-storey limit near homes, and safety at the junction for different road users.

“Member questions Members of the Committee asked a series of questions and noted that: • The Innovation Village was not expected to directly increase student numbers requiring accommodation in the local area. A wider Estate Masterplan had been developed which sought to provide further student accommodation, but this required planning permission in its own right and would need to be subject to a separate application.”

“Member comments • Strong overall support and positive summary of the scheme. • The development was considered beneficial for Cirencester and the wider Cotswolds. • Concerns highlighted around the junction due to mixed users, including pedestrians, cyclists, school children, buses and caravans. A request was made for a 20mph speed limit to improve safety.”

Minutes

The vote

Councillor Julia Judd proposed permission, Councillor Nikki Ind seconded it, and the committee agreed the proposal.

“Councillor Julia Judd proposed to PERMIT the application D subject to: i. legal agreement(s) between the Applicant and the District Council and Gloucestershire County Council prior to the decision notice being issued; ii. agreement of the draft conditions set out in the report together with any draft conditions as may be agreed by Members at Planning & Licensing Committee; iii.”

Minutes