55 retirement apartments at Siddington Park, Siddington

The site and its history

The site forms part of Siddington Park beside the A419, next to residential development and existing care-home buildings, with several earlier permissions for retirement and related development.

“The proposal relates to land that forms part of the site associated with the now constructed Care Home development, known as Siddington Park, adjacent to, and accessed from, the A419. The site is to the southern side of the access to the east of the village of Siddington, and to the west of the village of Preston.”

“The site is bounded by residential development to the north (Preston Leigh) and south and the existing care home buildings to the east. It is not within a Conservation Area and the nearest Listed Buildings are Preston Mill, just to the north-west across the South Cerney Road, and Siddington House to the south of the existing care home development, both of which are Grade II listed. The site is covered by a group Tree Protection Order (TPO).”

Officer report

What officers recommended

Officers recommended approval subject to legal agreements and payments, considering the need for elderly accommodation, housing supply position, biodiversity gain and other benefits.

“The site is also within the Outer Zone of the North Meadow Special Area of Conservation, wherein a financial contribution is required to be paid to mitigate any potential impact upon this internationally designated wildlife site. The payment for this contribution is still awaited, therefore in the event of planning permission being granted, the decision notice may not be issued until this payment has been received, as per the recommendation.”

“Notwithstanding the outstanding concerns raised by the Senior Conservation and Design Officer, with particular regard to Blocks 5 and 6, when considering the planning balance, including the benefits that would arise from the proposal, including additional housing, accommodation for the elderly, biodiversity net gain, and a contribution towards Library facilities, at a time when the Local Planning Authority is unable to demonstrate a 5-year housing land supply, it is…”

Officer report

Who spoke

An objector raised concerns about engagement, design and trees; the agent supported the scheme; and the ward member raised concerns about evidence, affordable housing and neighbours’ amenity.

What members debated

Members questioned the four-storey buildings, scale, massing, heritage impact, overshadowing, parking, green space, affordable housing and the need for more retirement accommodation.

“Member Site Inspection Briefing feedback: • Concerns were expressed about the appropriateness of four-storey buildings in Cirencester, particularly in relation to their scale and potential fire engine access difficulties due to building height and narrowing road layout.”

“Member Comments • This was a finely balanced application, with notable design concerns about the height and massing of Blocks four to six, and support resting mainly on the council’s low housing land supply. • Due to the Council’s housing land supply being below the required five years, the scheme was being considered more favourably than it otherwise would be, but concerns remained that it conflicted with the local plan and design code.”

Minutes

The committee’s decision

Councillors Julia Judd and Joe Harris proposed and seconded refusal, which the committee agreed because of heritage harm and failure to meet design policies and the Design Code.

“Councillor Julia Judd proposed REFUSING the application and Councillor Joe Harris seconded the proposal.”

“Refusal reasons: Heritage: Impact on the setting of the listed building, conflicting with Local Plan policies EN10 and EN11, and Paragraphs 212 and 215 of the NPPF. Design: Failure to conform with Local Plan policies EN1 and EN2 and the Cotswold Design Code, conflicting with Paragraphs 135 and 139 of the NPPF. The proposal was put to the vote and agreed by the Committee.”

Minutes