1,100-home mixed-use development at Land West Of Cheltenham

What was proposed

The application sought outline permission for up to 1,100 homes, community facilities, a school, nursery, shop, open space, sports pitches and infrastructure.

“Overall, officers conclude that the adverse impacts of granting planning permission do not significantly and demonstrably outweigh the benefits of this allocated site, and no grounds for refusal have been identified. 2.”

“| Land West Of Cheltenham Gloucestershire 2.2 The applicant, Brighton STM Developments Ltd (Formally St Modwen Developments Ltd) and Midlands Land Portfolio Ltd, seeks outline planning permission for “Outline planning application for phased residential development comprising a mixture of market and affordable housing (use class C3), which could include retirement/extra care accommodation (use class C2/C3) a flexible mixed use area with a community hub (including potentially…”

Officer report

The site and surroundings

The site was undeveloped agricultural land across two boroughs, with public footpaths, varied levels, trees, hedgerows, watercourses and areas at risk of surface-water flooding.

“A Tree Survey identified 117 individual trees, 42 tree groups, and 56 hedgerows, with no veteran trees present. A small woodland in the western part of the Site is protected by a Tree Preservation Order (TPO No. 400, dated 10.09.2020). The Site is in Flood Zone 1, indicating a very low flood risk, though areas in the northwest face medium to high risks of surface water flooding.”

“The site is currently accessed via Old Gloucester Road. The main vehicle access points for the development will consist of two junctions from Old Gloucester Road. The central road will lead into the adjacent development parcel to the south, while the other will connect to the development parcel to the east.”

Officer report

What officers recommended

Officers recommended permission because the allocated site would provide housing, affordable homes and infrastructure, while conditions and contributions would address its impacts.

“- Addressing the urgent need for housing, including affordable housing, within the allocated plan period up to 2031 and beyond, by providing 1,100 homes on an allocated site. - Generating economic benefits through on-site employment during the construction phases. - Providing infrastructure for the wider allocation, these being; Primary School, Sports Fields, Community Centre and GP Surgery.”

“Particularly, the lack of employment on this site and the reduced affordable housing provision. It is acknowledged that separate applications have been submitted by different developers, and not all developers agree to the collaborative documents.”

Officer report

What consultees said

Several councils and residents objected, while most technical consultees raised no objection subject to conditions, contributions or mitigation.

“Education and Libraries (Gloucestershire County Council) No objection (see below) subject to planning obligations to secure on site safeguarded land for the provision of 1no. primary schools and expansion land and financial contributions to the delivery of these facilities and contributions towards off-site Secondary school places. Off-site financial contributions also requested towards the provision of a new off-site library serving the development.”

“Environmental Health (Odour, Air Quality and Contamination) (EH) No objection subject to conditions, which have been added and agreed with the EH Officers for both Tewksbury and Cheltenham. Cheltenham Council Land Drainage Officer No objection subject to conditions. Lead Local Flood Authority No objection. Requests imposition of conditions, which include securing a phased approach to deliver surface water drainage, management of SUDs and a flood strategy.”

Officer report

What people raised

Ten public representations, mostly objections, raised concerns about building heights, landscape, biodiversity, parking, traffic, odour, flooding, utilities and community infrastructure.

“Building Heights and Density: Concerns regarding the proposed heights of buildings (up to 3 storeys) directly opposite existing homes, which could lead to significant overlooking and a lack of privacy. Emphasis on the need for 2 storey houses that align with the height of existing properties.”

“Lack of Consideration for Community Feedback: The proposal is criticized for ignoring public comments and objections, reflecting a lack of consideration for the existing community's needs and desires.”

Officer report

Who spoke

The applicant’s representative spoke about the development’s homes, infrastructure, energy measures, transport contributions, community facilities and open space.

The committee’s decision

The committee delegated authority to permit the application, subject to conditions, an additional representations sheet and completion of a Section 106 obligation.

“The Chair indicated that recommendation was that authority be delegated to the Director: Growth to permit the application, subject to the conditions as set out in the Committee report and Additional Representations Sheet, or substantially similar as may be agreed under delegated authority given to the Director: Growth; and completion of a Section 106 obligation and/or other legal document to deliver the infrastructure and other mitigation, as set out at Paragraphs…”

“Upon being put to the vote, it was RESOLVED That authority be DELEGATED to the Director: Growth to PERMIT the application, subject to the conditions as set out in the Committee report and Additional Representations Sheet, or substantially similar as may be agreed under delegated authority given to the Director: Growth; and completion of a Section 106 obligation and/or other legal document to deliver the infrastructure and other mitigation, as set out at Paragraphs…”

Minutes