100 dwellings at Chesterton Farm, Cirencester

What was proposed

The application sought reserved matters approval for 100 dwellings, landscaping, public open space and several outline permission conditions.

“Reserved Matters pursuant to outline permission 16/00054/OUT relating to appearance, layout, landscaping and scale for the erection of 100 dwellings, landscaping and public open space for Phase 2 A of the development, and discharge of conditions 11, 16, 18, 48, 56 at Chesterton Farm Cranhams Lane Cirencester Gloucestershire GL7 6JP”

Officer report

The site and its setting

The 2.5-hectare site forms part of The Steadings strategic site, with green infrastructure to the north and south and later development phases to the west.

“This application for reserved matters approval relates to a parcel of land that forms part of the wider allocated strategic site referred to as Land South of Chesterton and more recently as The Steadings. Sub phase 2a is located at the eastern end of the main site bounded by the Eastern Gateway key grouping and entrance to main Steadings development when accessed from the Spratsgate Lane entrance, via the primary village street.”

“To the north and south of the site are tranches of Primary Green Infrastructure Areas (PGIA) within the development and adjoining the site to the west are further development areas within Phase 2, namely sub phase parcels 2b and 2c.”

Officer report

Earlier permissions and phases

Outline permission for up to 2,350 homes was granted in 2019, followed by design codes and reserved matters approvals for earlier infrastructure and housing phases.

“In March 2021, CDC approved a Site Wide Design Code (SWDC) pursuant to OPP condition 9. It provides a skeletal structure for post-outline master planning work. OPP condition 10 requires the submission and approval of a Detailed Design Code (DDC) for each sub-area of The Steadings and in April 2025, CDC approved a DDC for sub phases 2a,b and c and 2d and e of the development.”

“In December 2023, CDC granted reserved matters approval for the first section of the Primary Enhanced Street to serve sub phases 2a, b and c of the development. 4.7 2.6 In December 2023, CDC granted reserved matters approval for the first section of the Primary Green Infrastructure to serve sub phases 2a, b and c of the development.”

Officer report

What officers recommended

Officers recommended approval because revisions improved the layout, buildings, energy strategy and detailing, and the scheme was considered consistent with the outline permission and design codes.

“Significant progress has been made by officers in negotiating a number of improvements to the proposed scheme, including the layout of the development, the form, design and detailing of various buildings, the energy strategy to ensure that there are low carbon heating and energy efficient buildings, consistent with the Outline Framework which described how low risk, low carbon energy technologies could be used, including improved fabric and insulation, air source heat…”

“Furthermore, the revised suite of house types are much improved in respect of a suitable response to the requirements of the OPF and SWDC but the ‘devil’ will still be in the detail in respect of ensuring that design details are achieved consistently across the sub phase. These include approving suitable window and door materials, finishes, reveals, rainwater goods, eaves details, material for walling, roofing and so on.”

Officer report

What residents and the town council said

The town council and community responses raised concerns about parking courts, road safety, energy measures, green infrastructure, traditional design, density and maintenance.

“Objection raised based on a holding response to the original submission: Key concerns were raised in respect of the following issues: General Design: Conservation Officer has raised a number of issues with regard to unit design, windows and roof pitches. Parking Courts: Gloucestershire Constabulary has raised concerns regarding the functionality of parking courts and the apparent lack of consideration for crime prevention measures.”

“Other Representations 8.1 Community representations Objections received from one member of public summarised as follows: The combination of the design code requirements and the village street have resulted in a reliance on rear parking courts in this sub phase. This might not be the most appropriate design solution and concerns have been raised by the Designing out Crime Officer.”

Officer report

Who spoke

A town councillor maintained objections about parking-court safety and renewable energy, while the applicant highlighted the outline permission, 31 affordable homes and energy measures.

What members discussed

Members considered crime prevention, parking-court design, lighting, energy conditions, traditional design, green space, refuse collection and long-term management.

“Whilst functional chimneys would have been preferable, they could not be required. Including chimneys into the roofscape was considered an important and integral design element, contributing to a positive response to the traditional character and adding visual interest. • A refuse collection strategy plan had been submitted and formed part of the approved plans.”

Minutes

The vote and decision

Members approved the reserved matters subject to conditions and delegated authority for minor adjustments, and the application was permitted.

“Councillor Patrick Coleman proposed and Councillor Ian Watson seconded the proposal approve the reserve matters subject to the conditions and allowing delegated authority to make minor adjustments to the conditions. The proposal was put to the vote and agreed by the Committee. RESOLVED: To PERMIT the application.”

Minutes