Up to 42 homes at Part Parcel, 4670 Tewkesbury Road, Norton, Gloucester

What was proposed

The application sought outline permission for up to 42 dwellings, with access considered now and other matters reserved for later.

“Planning Committee Date 21 July 2026 Case Officer Diana Jones Application No. 24/00086/OUT Site Location Part Parcel 4670 Tewkesbury Road Norton Proposal Outline application for the erection of up to 42 dwellings. All matters to be reserved for future consideration except for access.”

“The application seeks Outline Planning Permission for the erection of up to 42 dwellings with all matters reserved for future consideration with the exception of access. The application includes an Illustrative Masterplan.”

Officer report

The site and surroundings

The site is undeveloped pasture farmland outside Norton’s settlement boundary, beside existing development, the A38, caravan sites, countryside and watercourses.

“The site comprises undeveloped pasture farmland historically part of Walnut Farm and extends to just over 3 hectares. The site fronts onto the A38 to the south west of Norton and is bounded on the southern side by a static caravan park, established over a decade ago, and Locks Paddock, an existing residential caravan site for use by members of the Showmen’s Guild of Great Britain. Also along the southern boundary is a watercourse flowing west into Cox’s Brook.”

“The site is all within Flood Zone 1 (lowest probability of flooding). Flood Zones 2 and 3 sit only a short distance away, focussed on Cox’s Brook as it flows west away from the site. Data from the Flood Map for Planning indicates surface water flooding along the entire southern boundary of the site with varying levels of surface water flooding extending into the southeast corner of the site across 1 in 30, 1 in 100 and 1 in 1000 year events.”

Officer report

Earlier permissions

Part of the site has permission for seven dwellings, while permission in principle for up to nine dwellings expired in 2025.

“Parts of the site have been subject to previous planning applications as detailed below. The area of the site closest to the A38 has an extant planning permission for 7no. dwellings. The central portion of the site behind that had Permission in Principle for up to 9 dwellings although this lapsed in September 2025.”

“Application Number Proposal Decision Decision Date 19/00367/FUL Erection of 7 dwellings comprising of 2, 3, 4 and 5 bedroom accommodation (including 4 market and 3 affordable discounted market sale dwellings) and associated vehicular access) ALLOWED ON APPEAL 07.12.2020 22/00106/PIP Permission in principle for up to 9 dwellings at land adjacent to Walnut Farm Norton PER 02.09.2022 22/01083/FUL Erection of 7 dwellings, including 4 market and 3 affordable discounted market…”

Officer report

What officers recommended

Officers recommended permission because the housing supply shortfall engaged the tilted balance and the benefits were considered greater than the harms.

“The application site lies outside of the settlement boundary of Norton, is not allocated for housing development and does not meet any of the exceptions of Policy SD10 of the JCS, Policy RES3 of the TBP or Policy H1 of the DHNTNDP. Therefore, the proposal would fail to comply with the requirements of Policies SP2 and SD10 of the JCS, Policies RES2 of the TBP and Policy H1 of the DHNTNDP.”

“The 'tilted balance' as set out in the NPPF is engaged. The identified harms, would not significantly and demonstrably outweigh the benefits of the proposed development in the overall planning balance and assessment. It is therefore recommended:”

Officer report

Consultation responses

Highways, housing, ecology, national highways and archaeology raised no objection subject to safeguards, while drainage and utilities required further controls.

“Housing Strategy Officer – No objection subject to S106 to secure affordable housing…”

“FRA to detail extent of surface water flooding and the impact on the development. Overall surface water drainage strategy is good following the principles of SuDS and managing discharge from the site to a point downstream of nearby properties at a rate that should not increase flood risk elsewhere. Subject to detail no objection subject to standard conditions…”

Officer report

What people objected to

Parish councils and residents cited countryside and village character, traffic, flooding, sewerage, limited services, infrastructure, ecology and neighbour amenity.

“April 2024 • Another speculative housing development proposal in open countryside contrary to Policy RES3 of the Tewkesbury Borough Plan (TBP), SD10 (JCS) and policies set out in the Neighbourhood Plan • The ‘tilted balance’ is a means to avoid true scrutiny of a proposal and is seen by developers as removing all constraints and material considerations.”

“The development would have an urbanising effect and change the character as viewed from PRoW and viewpoints in and around the area. The application does not adequately address the issue of landscape impact, a change from rural countryside to urban fringe, and the impact on the character of the village • The drainage strategy refers to sustainable drainage systems and how this can assist with achieving BNG but doesn’t adequately address pluvial flooding.”

Officer report

Who spoke

The applicant’s agent supported the proposal, highlighting housing need, affordable homes, earlier acceptance and drainage safeguards.

What members debated

Members discussed public transport, walking distances, school capacity, affordable housing, sewage infrastructure and whether drainage conditions provided enough protection.

“She indicated that there was a genuine choice of means of transport to get to and from the site. The County Highways representative advised that, based on an average walking pace of 4km per hour, it would take approximately 30 minutes to reach the nearest shop. A Member sought clarification as to the services within Norton and was informed there was a primary school, village hall and a public house.”

“She advised that the 71 bus service was the only one which ran through the site; however, there may be secondary school bus services available. A Member noted that one of the objections to the application had questioned whether the affordable housing would be provided for local young people and she asked if that had been explored.”

Minutes

The vote

Members voted to delegate authority to permit the application, subject to conditions and completion of the legal agreement.

“PL.21.07.26 would be subject to conditional discharge under condition 30 and at that point Officers could consider the acceptability of what had been put forward, with input from Severn Trent and the LLFA as required.”

“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 set out in the Committee report, and any additional or amended conditions, and subject to completion of a Section 106 Agreement securing the requirements specified in the Section 106 Obligations section of the report, in accordance with the Officer recommendation.”

Minutes