70-home outline development at Parcel 3077 Cherry Orchard Lane, Twyning, Tewkesbury

What was proposed

An outline scheme sought up to 70 homes, including 40% affordable housing, with access, landscaping, play space, drainage and infrastructure.

“This application seeks outline planning permission for a residential development of up to 70 dwellings (Use Class C3), with associated landscaping, amenity space, drainage works and infrastructure.”

“The application is accompanied by a Parameters Plan. Whilst the application is submitted in outline with all matters, except access, reserved for future consideration, an ‘illustrative masterplan’ has been submitted in support of the application, demonstrating how a 70-dwelling development (including landscaping and amenity space, play areas, parking, infrastructure and utilities provisions etc) could be provided.”

Officer report

The site and surroundings

The 4.7-hectare agricultural site lay west of Twyning, outside its settlement boundary, with a public right of way and listed buildings nearby.

“Cherry Orchard Lane is located directly south of the site and provides access to the site via an existing field gate close to the south-west corner of the site. To the east of the site is Shuthonger Lane (also known locally as Church End Road), which is a single carriageway road connecting to Brockeridge Road/Twyning High Street to the north. Duddage Business Park is located directly north of the site.”

“There are two listed buildings to the north of the site, both of which front onto, and are accessed from, Brockeridge Road. These are listed as “Duddage” (Grade II listed detached house) and “The Fountain” (Grade II listed C17 detached house). Other than these listed buildings there are no heritage assets close to the site and no heritage considerations directly applicable to the site.”

Officer report

Nearby development history

Neighbouring permissions included 36 homes for over-55s, 21 homes and an extension to Duddage Manor Business Park.

“Whilst the site itself has no planning history, a number of applications/permissions have been granted on neighbouring sites, and which are applicable therefore to the context of the application site and the consideration of the development proposal at the site – see Planning History Context Plan as part of the Appendices.”

“No.2 on Context Plan Outline planning application for an extension to the Duddage Manor Business Park for commercial development including Classes E (office and light industrial), B2 (general industrial) and B8 (storage) and new access and associated infrastructure PER 26.03.2024”

Officer report

What officers recommended

Officers recommended permission because the housing and other benefits significantly and demonstrably outweighed policy, landscape and heritage harms.

“The application site lies outside of the settlement boundary, 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 GD1 of the TPNDP. The application therefore conflicts with Policy SP2 and SD10 of the JCS, Policy RES3 of the TBP and Policy GD1 of the TPNDP and the conflict with these adopted development plan policies is the starting point for decision making.”

“Low level harm is also identified to designated heritage assets. However, officers consider that the identified harm to designated heritage assets are outweighed by the public benefits of the proposals.”

Officer report

Consultation and objections

The parish council and 12 neighbours objected over settlement growth, sewage, roads, drainage, education, walking connections and village character, while consultees raised no objection subject to conditions.

“- Conflict with Policy RES4 in relation to 5% growth - Concerns over foul sewage capacity - Negative impact on the local highway network - Loss of field creating surface water drainage issues - Impact on village school - No pedestrian footpath to the village - Out of keeping with the character of the area…”

Officer report

Who spoke

Representatives of the parish council, a local resident, the applicant and a ward councillor addressed the committee.

Members discussed the scheme

Members questioned rural development limits, cumulative drainage, sewage infrastructure and traffic, while officers and highways representatives explained the proposed safeguards and expected routes.

“A Member sought clarification as to the limit in terms of the amount of development in rural villages such as Twyning. The Principal Planning Officer advised there was no definitive figure. He explained that Twyning was a Service Village and this scheme was adjacent to a settlement boundary, provided a footpath connection into the village, business units to the north and community contributions to local facilities to ensure there was appropriate infrastructure.”

“In response, the Principal Planning Officer advised that each application was assessed on its own merits, drainage had been fully reviewed with a number of revisions to the drainage strategy, as requested by the LLFA, and there was a detailed drainage condition which required the applicant to submit a full detailed drainage strategy with technical feasibility prior to commencement which would be reviewed by the LLFA.”

Minutes