1. BOURTON-ON-THE-WATER IN 2001
8.1.1 Bourton-on-the-Water grew significantly during the 1970s and 80s to
become the District’s largest village. It had a population of 3,087 in 2001.
It is very popular with tourists and is one of the most visited places in
the Cotswolds.
8.1.2 The village lies just off the A429 near its junction with the A436,
giving it good links north and south along the Fosse Way, and west towards
Cheltenham and Gloucester.
8.1.3 Bourton has fairly extensive facilities, including secondary and
primary schools, a library, bank, doctor and dental surgeries, a hospital
and a reasonable range of everyday shops, including supermarkets. The
secondary school attracts pupils from a wide area, including the
neighbouring market towns of Stow-on-the-Wold and Northleach. A swimming
pool and related facilities, available for public use, have been built
within the secondary school campus.
8.1.4 Bourton Industrial Park, the largest employment area in the north
Cotswolds, is home to around 30 companies. The Park contains both sizeable
units and the Bourton Link development, which was designed specifically for
small local businesses. The site has yet to reach its capacity.
8.1.5 Bourton is reasonably well served by bus services to a variety of
destinations both at peak and off-peak times. However, the nearest railway
stations, Kingham and Moreton-in-Marsh, are over seven miles away. The
village has a fairly high degree of self-containment, with 55% of the
economically active population travelling less than 3 miles to work.
8.1.6 Located wholly within the Cotswolds AONB, Bourton lies in a wide, flat
vale formed by the rivers Windrush, Eye and Dikler. Despite the flatness of
land surrounding much of Bourton, particularly to the north and south-east,
the setting of parts of the village is sensitive, both in landscape and
archaeological terms. This is particularly evident at Salmonsbury Camp;
between the Fosse Way and the former railway embankment; and to the south of
Lansdown and Nethercote.
8.1.7 The village’s showpiece is its picturesque High Street, flanked by
extensive greens and the River Windrush, which is crossed by several
characteristic low, stone bridges. This forms the comparatively small
historic core of Bourton, which, together with adjacent stretches of
riverside and open space, is designated as a Conservation Area.
8.1.8 Bourton has been a popular destination for tourists, particularly day
trippers, since the 1930s and it has its own visitor information centre.
There are more visitor attractions at Bourton than anywhere else in the
Cotswolds. These include Birdland, Cotswold Pottery, The Model Village,
Motor Museum, Cotswold Perfumery, The Maze and Bourton Model Railway. In
addition, there are numerous hotels, guest houses, gift shops, tea rooms,
restaurants and take-away establishments. The village can be very busy
anytime between May and September and during Easter. Out of season, the
village sees more walkers and fewer coaches. Bourton’s economy benefits from
tourism, which, although largely seasonal, helps to support local services.
8.1.9 Various parking areas, some of which are seasonal and privately owned,
accommodate the influx of visitors’ cars and coaches.
8.1.10 The village experiences problems with on-street parking between
mid-morning and mid/late afternoon. At present, it is possible to park for
unrestricted hours in parts of the village centre. Many visitors leave their
vehicles for the duration of their stay, making it impossible for others to
park for short periods.
2. BOURTON-ON-THE-WATER IN 2011
8.2.1 By 2011, Bourton will have strengthened its role as the main service and employment centre for the mid Cotswolds. Leisure and sports opportunities will have been further improved. The village centre will have retained and enhanced its special character through environmental improvements. The parking regime will have been improved. Tourism will continue to be very important to the village’s economy, with Bourton remaining the main attraction for visitors to the Cotswolds.
8.3.1 Bourton-on-the-Water is designated in this Local Plan review as a
Principal Settlement. Its high degree of self-sufficiency, accessibility,
scope to create jobs and improvements in community facilities make it a
suitable place to allocate a modest amount of development in a sustainable
manner.
8.3.2 There is a very high level of demand for affordable housing in Bourton,
and this will continue to be the case for the foreseeable future. For this
reason affordable dwellings will be sought as part of any residential or
mixed-use development in the village. The proportion of affordable housing
sought may vary from site to site, depending on the nature of the site and
the demand for affordable housing when it comes forward for development;
however, it is likely to be at, or close to, 50%.
8.3.3 One previously developed site has been identified within the built-up
area where redevelopment is considered appropriate. The British Legion site
is proposed for mixed uses. In addition, there will be some scope for
limited infill development and for the provision of affordable housing,
while planning policies will allow for other development essential to the
social, economic or environmental well being of the village.
8.3.4 There are substantial areas around the village where significant
development would be inappropriate because of landscape, environmental and
archaeological sensitivity, and the need to avoid areas potentially at risk
from flooding. However, a site to the east of the Coach and Horses public
house is proposed for housing development.
8.3.5 The new area of housing will:
- play a major part in helping to meet the need for affordable housing in
the village;
- be designed and laid out, and incorporate facilities, in ways
which will help to create a sense of community and so add value to other,
more established, neighbouring residential areas;
- incorporate landscaping
to improve the appearance of the village, particularly from the Fosse Way;
and,
- be planned to encourage walking, cycling and public transport.
8.3.6 Opportunities will be taken to improve the edge of the developed area, particularly around Bourton Industrial Park. The undeveloped part of the existing employment allocation will retain its present allocated use.
TABLE 3 – BOURTON-ON-THE-WATER: PLANNED HOUSING PROVISION
| SITE NAME | POLICY REF. |
AREA (HA) |
CAPACITY | AFFORDABLE HOUSING REQUIREMENT |
| MIXED USE SITE | ||||
| British Legion site | BOU.1 | 1.02 | 25 | 12 |
| GREENFIELD URBAN EXTENSION | ||||
| Land east of the Coach and Horses | BOU.2 | 3.3 | 99 | 49 |
| TOTALS | 4.32 | 124 | 61 | |
8.3.7 Measures to improve the attractiveness of the village centre will include:
- the management of village centre parking to ensure the availability of
sufficient short-stay spaces;
- environmental improvements to improve the
village, especially the car parks and footpath links to visitor attractions
and the village centre;
- traffic calming, where appropriate, to reduce the
speed and visual impact of vehicles;
- provision for the redevelopment of
sites within or adjacent to the village centre for mixed uses;
- encouraging
the residential re-use of vacant upper floors of retail and other premises;
and,
- the effective management of tourism in the village to ensure that the quality of Bourton’s environment is not harmed by the large numbers of visitors that are attracted.
8.3.8 Development of open spaces that are important to the village’s character, setting or appearance will be strongly resisted.
British Legion site
8.4.1 This site comprises the British Legion clubhouse, community hall,
garage, scout hall and associated car parking. Although these are valuable
community facilities, the buildings in which they are housed are of mixed
quality and, generally, are out of keeping with the character of the
Conservation Area, which covers part of the site.
8.4.2 The site offers partial or comprehensive redevelopment potential for a
mix of uses, including some housing, and it could be developed in phases. If
it was, care would have to be taken not to prejudice the overall development
potential of the site and to ensure that any new uses did not adversely
affect the continuation of remaining uses. Depending on the local need and
level of housing development proposed, it may be appropriate for the site to
contribute to the provision of affordable housing in the village.
8.4.3 Any leisure and community uses currently on the site, and for which
there is a continuing need, should be retained.
8.4.4 The site is located within the floodplain of the River Windrush.
Proposals should, accordingly, both avoid interference with flood plain
flows and reflect the site’s visual relationship with the river. Advice on
the mitigation of flooding should be taken from the Environment Agency at an
early stage. The site may not be able to accommodate new development over
its entire area. Those parts of the site that are at a higher risk of
flooding could be used for open space or other recreational provision.
8.4.5 It is possible that some uses, notably the garage and parking areas,
may have caused contamination on parts of the site. Any such contamination
will need to be carefully addressed and resolved before the granting of
planning permission for
redevelopment. The existing access onto High Street currently suffers from
poor visibility - a problem that will need to be improved as part of the
site’s redevelopment.
8.4.6 Given the site’s location in relation to the Conservation Area,
development should achieve the highest possible standards of design, layout,
materials and landscaping in keeping with the character and appearance of
that designation. Where considered necessary, the improvement of any
existing buildings that are retained should also be secured as part of the
development.
8.4. 7 The local community, including the Parish Council, is in the best
position to know what facilities should be incorporated, and how they might
be accommodated on the site.
POLICY BOU.1: BRITISH LEGION SITE, BOURTON-ON-THE-WATER [Link to Inset Map 2]
The British Legion site, shown as Policy BOU.1, is proposed for
redevelopment for mixed uses, including new residential development and,
where appropriate, improvements to existing buildings, subject to the
following criteria being met:
(a) the continuation of existing community
uses on the site for which there is a continuing demand shall have been
secured;
(b) improvements to visibility at the junction of The Naight with
High Street, to improve safety of movements from this junction, shall have
been secured; and
(c) the proposals having been prepared in consultation
with the local community, the Parish Council, Environment Agency and other
interested parties.
NOTE FOR GUIDANCE:
Existing Community Uses: These could be accommodated either within new building(s) or rationalised within existing, improved buildings.
Land to the east of the Coach and Horses Public House
8.4.8 This site was previously identified in the Cotswold District Local
Plan as a strategic reserve to be considered for housing and/or employment
uses in a future review of the Plan. The site is essentially a flat field
with several trees and hedgerows, and is located between residential uses to
the south and employment uses to the north and east. The site sits at a
prominent northern approach to Bourton. Therefore, the layout and design of
the development should reflect the site’s important position.
8.4.9 The position of the site as an important gateway into the village
offers scope for the development of a ‘landmark’ feature.
8.4.10 The A429 Fosse Way is a fast, straight, busy route bounding the site
and is unsuitable for providing direct vehicular access. It would also be
undesirable to draw more traffic onto the roads serving the adjoining
residential areas. The most suitable access point would come off the
industrial spine road, which forms the eastern boundary of the site.
8.4.11 The site is located adjacent to the built-up area, some distance from
the village centre. The development should help to facilitate links for
pedestrians and cyclists to services and facilities in the centre of Bourton.
8.4.12 Landscaping will have an important role in the design and layout of
any development on the site. The existing tree belt shielding the site from
the Fosse Way should be strengthened to ensure that there is a wide
landscape buffer between the development and any noise and disturbance
caused by traffic using the A429. A number of other natural features, such
as a pond and hedgerows, could beneficially be retained and, if possible,
should be incorporated into any scheme to develop the site. The recently
developed housing at Beddome Way, adjacent to the site, currently presents a
somewhat
‘hard’ visual edge, dominated by fencing rather than vegetation. A Local
Plan Community Planning Event highlighted this as a matter that should be
addressed in any future development of this site.
8.4.13 Feedback from the Event also suggested that residents favoured the
retention of some open space within the site, possibly in the style of a
‘village green’, to provide both for formal and informal recreation.
8.4.14 In accordance with local housing needs, identified in the Cotswold
District Housing Needs Assessment (2004), it is expected that a significant
proportion of the new housing development will be affordable, developed in a
tenure-blind form. This will be in accordance with advice from the District
Council’s Housing Strategy section.
8.4.15 Bourton library is one of the smallest in the District and concerns
have been expressed that it is inadequate for the village’s needs. Given
that future residents of the proposed housing are likely to further increase
usage of the library, it is reasonable to expect the development to make a
contribution towards improvements to the service. Similarly, contributions
should be help to provide necessary improvements to local schools to cope
with resulting, increased demand.
8.4.16 The site has not previously been developed and the route of Fosse Way
forms the western boundary. It is likely, therefore, that the site might
yield archaeological interest.
8.4.17 The implications of all the issues need to be considered carefully
through a master plan prepared by the developers in conjunction with the
County, District and Parish Councils and the local community.
8.4.18 Assuming a net average density of between 30 and 40 dwellings per
hectare is achievable, this 3.3 hectares site could yield between 100 and
130 dwellings.
POLICY BOU.2: LAND EAST OF THE COACH AND HORSES, BOURTON-ON-THE-WATER
[Link to Inset Map 2]
1. Land to the east of the Coach and Horses public house, shown as Policy
BOU.2, is allocated for residential development, subject to a master plan
for the development being prepared jointly by the developers in close
collaboration with the community, the County, District and Parish Councils,
and being adopted by the local planning authority prior to the determination
of any planning application for the development.
2. The master plan required under clause 1 above shall have incorporated
archaeological, landscape, ecological, groundwater, noise, pollution,
surface water drainage and traffic impact assessments of the development,
and include:
(a) measures to mitigate or compensate for any adverse impacts
identified through the assessments referred to above;
(b) proposals to show
how the highest standards of layout, design, materials and landscaping,
including public art, will be achieved throughout the development and
reflecting the site’s position as a gateway into Bourton-on-the-Water;
(c)
proposals for a broad mix of house types, sizes and tenures, including the
provision of up to 50% affordable housing, in accordance with identified
housing needs, in a tenure blind form;
(d) the site being accessed from the
existing Industrial Spine Road;
(e) proposals for a network of attractive,
safe, well lit pedestrian and cycle routes throughout the development,
linking it to bus stops, play areas and schools, and feeding into routes to
the village centre, including measures for off-site improvements along the
routes from the development to the village centre;
(f) proposals for public
open space throughout the development, including
adequate provision for children's play and informal recreation by older age
groups, together with the proposed arrangements and funding for their future
maintenance;
(g) arrangements for appropriate financial and/or in-kind
contributions to enable the expansion and/or improvement of educational
facilities to meet the demand likely to be generated by the development;
(h)
proposals for landscaping and any other appropriate measures to reinforce
the boundary with Beddome Way, enhance existing features within the site,
and to help reduce traffic noise from the Fosse Way; and
(i) arrangements
for appropriate financial and/or in-kind contributions towards improvements
to the village’s library.
3. All the measures provided for in the master plan shall have been secured
before planning permission for any of the residential development is given.
NOTES FOR GUIDANCE:
1. Affordable Housing: Provision should include shared ownership, low cost
open-market housing and affordable rented dwellings, according to need.
2. Public Open Space: This could be designed in a manner that creates the
character of a village green.
3. Educational Contributions: Financial contributions will be required
towards the cost of extensions and improvements to local schools made
necessary by the additional housing. Contributions will be based on the
numbers of houses proposed and the capacity of local schools at the time of
development.
4. Landscaping: The landscape assessment should include an inventory of all
existing landscape features in order to establish those that should be
retained in the development proposals. Proposals for landscaping capable of
reducing noise shall be drawn up in consultation with the District Council
and implemented in advance of any works starting on the site. Preliminary
assessments of existing trees on the site will be required in order to
establish how they would be retained in the development proposals.
8.5.1 Located on the Cotswold Line and at the crossroads of the A429 Fosse
Way and A44, Moreton is one of the District’s more accessible settlements.
The town is heavily trafficked and consequently enjoys a good deal of
passing trade, which contributes to its busy, workaday atmosphere.
8.5.2 Moreton lies in a wide saucer-shaped vale, with distant hills visible
to both west and east. The Cotswolds AONB designation covers the countryside
to the west, including the western side of the town itself, the boundary
following the line of the railway. Other areas of countryside to the
north-east and south-east of Moreton, including green wedges alongside the
railway, are also attractive and important to the town’s setting. Largely
for these reasons, Moreton has developed, in modern times, to the south and,
especially, to the east of the railway.
8.5.3 Moreton-in-the Marsh was an important medieval market town, which is
still clearly visible in its layout. The broad, tree-lined High Street,
distinguished by many listed buildings, forms the historic core of Moreton,
which is designated as a Conservation Area.
8.5.4 Despite its relatively modest population of 3,189 (2001 Census),
Moreton is widely regarded as the north Cotswolds’ main market town. It has
a good level of services and facilities, including the District Council’s
Area Centre, primary school, a library, banks, doctor and dental surgeries,
a hospital, a sizeable supermarket and a good range of shops and other
services. Moreton’s town centre was assessed in 1999 to be in a generally
good state of health.
8.5.5 Although the town lacks a leisure centre, comprehensive sports
facilities (including a swimming pool and fitness studio) are available at
the neighbouring Fire Services College on a membership basis. Despite this
and the existence of Queen Victoria’s Garden, outdoor sports and play areas
are somewhat limited. Perhaps surprisingly, the town does not have a
secondary school. Hence, the majority of pupils travel to Campden School,
seven miles away.
8.5.6 The town boasts one of only two railway stations in the District, with
regular services to Worcester, Oxford and beyond, including Inter City
services to London. Bus services passing through the town, destined to
various larger centres, operate throughout much of the day.
8.5.7 Despite its good accessibility, Moreton has a fairly high degree of
self-containment, with 52% of the economically active population travelling
less than 3 miles to work.
8.5.8 Moreton abounds with small businesses within and near the town centre.
The two main employment areas are the converted/ refurbished Fosse Way
Business Park and, on the eastern edge of Moreton, the slowly developing
Cotswold Business Village, which has land still available for development.
8.5.9 The Home Office has completed a review of the role and function of the
Fire Services College, and its future now seems secure. It may even expand
its role. The College, which occupies the site of a former wartime airfield,
has been under-utilised, but is an important source of local employment.
8.5.10 Tourism is relatively low-key but still significant, with a number of
cafes, antique shops and galleries. The weekly Tuesday street market draws
large numbers of day trippers. However, the town tends to be a base for
visitors to the north Cotswolds or a stopover while passing through, rather
than a tourist destination in its own right.
8.5.11 Parking has become a problem since charging was introduced at the
railway station car park. More long-stay parking is now taking place in the
High Street and other central areas, reducing opportunities for short-stay
parking for shoppers and users of the town centre services.
8.5.12 A significant number of lorries pass through the town on both of the
main routes. Various schemes have been mooted, over the years, to divert A44
lorry traffic away from both Moreton and neighbouring Bourton-on-the-Hill.
There is no realistic likelihood of either settlement being bypassed in the
foreseeable future. However, advisory routing is being introduced to divert
lorries away from the A44.
8.6.1 By 2011, Moreton will have reinforced its role as the main market town and service centre for the north Cotswolds. The town’s range of community facilities, particularly parkland and play facilities, will have been increased, together with its stock of open market and affordable housing. Management measures will have resolved the problem of long-stay parking in the town centre.
8.7.1 Moreton-in-Marsh is designated in this Local Plan review as a
Principal
Settlement. Despite the lack of a secondary school, Moreton’s otherwise high
degree of self-sufficiency, its accessibility by various means of transport
and the scope to create jobs and planned improvements in community
facilities make it a suitable place to allocate a modest amount of
development in a sustainable manner.
8.7.2 There is a very high level of demand for affordable housing in
Moreton, and this will continue to be the case for the foreseeable future.
For this reason, affordable dwellings will be sought as part of any
residential development in the town. The proportion sought
may vary from site to site, depending on the nature of the site and the
demand for affordable housing when it comes forward for development;
however, it is likely to be at, or close to, 50%.
8.7.3 Two previously developed sites have been identified within the
built-up area where redevelopment for housing is considered appropriate.
These are Station Garage/ F W Reynolds, and land at the rear of houses along
Todenham Road. In addition, there will be some scope for limited infill
development and for the provision of affordable housing, while planning
policies will allow for other development essential to the social, economic
or environmental well being of the town.
8.7.4 There are many areas around the town where significant development
would be inappropriate, owing to landscape and environmental sensitivity.
These include the western margins of the town, the green wedges entering the
town from the north and south, and agricultural areas to the north.
Following the substantial development at Blenheim Farm (nearly 100
dwellings), ‘brownfield’ allocations at Station Road and Todenham Road will
provide Moreton with an acceptable housing supply for the plan period.
8.7.5 The new housing will:
- play a major part in helping to meet the need for affordable housing in
the town;
- be designed and laid out, and incorporate facilities, to help
create sense of community and so add value to other, more established,
neighbouring residential areas;
- incorporate or enable the provision of a
significant amount of public open space, located to encourage walking and
cycling to the town centre; and,
- contribute towards improving the physical and social links between the town centre, and the residential areas east of the railway.
TABLE 4 – MORETON-IN-MARSH: PLANNED HOUSING PROVISION
| SITE NAME | POLICY REF. |
AREA (HA) |
CAPACITY | AFFORDABLE HOUSING REQUIREMENT |
| Station Garage & F Reynolds, Station Road | Policy 20 | 0.42 | 13 | 6 |
| Blenheim Farm/South of Todenham Road | Policy 20 | 1.1 | 30 | 15 |
| TOTALS | 1.52 | 43 | 21 |
8.7.6 The overall amount of employment land at Moreton will be maintained,
including the allocated site at the Cotswold Business Village. This is
important in order to maintain, even increase, the town’s sustainability.
Measures to improve the attractiveness and competitiveness of the town
centre will include:
- the management of town centre parking to ensure the
availability of sufficient short-stay spaces;
- environmental improvements
to reduce the visual impact of on-street parking in High Street, without
reducing the openness of the street scene;
- traffic calming, where
appropriate, to reduce the speed and impact of vehicles;
- encouraging the
residential re-use of vacant upper floors of retail and other premises; and
- the promotion of low-key tourism.
8.8.1 The Cotswold Business Village, London Road, has been identified as one
of the District’s main employment areas (Policy 24). The Business Village is
aiming, in particular, to attract high profile office and light industrial
uses in the business use class.
8.8.2 However, land to the west remains both suitable and available for
extension. Once developed, this area will need to be well screened by
suitable landscaping in order to lessen the impact on neighbouring housing.
POLICY MOR.1: COTSWOLD BUSINESS VILLAGE, MORETON-IN-MARSH
[Link to Inset Map 3]
The site, shown as Policy MOR.1, is proposed for Use Classes B1, B2 and B8
employment uses.
NOTE FOR GUIDANCE:
Class B2 Use: When making decisions on B2 uses, the District Council will have regard to the range of activities that could take place within that Use Class. Planning permission may be refused for some types of B2 uses, or conditions applied to restrict future changes of use, if this is necessary, to protect the operation of neighbouring businesses or the amenity of nearby residential properties.
8.9.1 Tetbury, a sizeable market town of 5,296 people (2001 Census), has
grown by some 30% over the last 25 years. It is the District’s second
largest town.
8.9.2 The town sits at the junction of several roads, the most important
being the A433 Cirencester - Bath route. Although by no means remote,
Tetbury is sufficiently removed from other, larger settlements to have a
degree of self-containment and it also acts as a local centre for the
surrounding rural area.
8.9.3 Everyday facilities include secondary and primary schools, a sports
centre, library, banks, doctor and dental surgeries, a local trust hospital,
a large out-of-centre supermarket and a reasonable range of shops. The
provision of a long-stay car park has enabled better management of parking
in the town centre, although more needs to be done in this respect. The
regeneration of the adjacent former railway land, close to the town centre,
will provide more community facilities if and when funds become available.
8.9.4 Tetbury has several small industrial areas, which together with
hotels, restaurants and retail outlets, provide a moderate level of
employment opportunities for local people. Tetbury has a growing tourist
industry, evidence of the latter being the number of antique shops,
galleries, restaurants and hotels in the town centre. By and large, the town
centre is vital and viable, although it does have a run down appearance in
some of the peripheral retail areas, made worse by vacant, former
manufacturing sites.
8.9.5 The town, however, is only moderately served by bus services and lacks
a railway. The nearest station, Kemble, is six miles away and provides an
important link to Swindon and Gloucester as well as other more distant
locations. About 60% of the economically active population travel less than
3 miles to work.
8.9.6 Through traffic, particularly heavy goods vehicles, is a long-standing
issue in Tetbury. A bypass proposal was abandoned in 1995 and a weight
restriction subsequently introduced in the town centre. This has reduced,
though not eliminated, the problem. There is no realistic likelihood of a
bypass being built in the foreseeable future.
8.9.7 The Cotswolds AONB designation covers the whole of the Tetbury area.
Much of the surrounding landscape is of high quality, particularly to the
south, east and west, where steep valleys have created a natural edge to the
town. Apart from the Berrells Road area, the town has developed within these
physical limits. As a result, modern Tetbury has
grown into the flatter landscape to the north of the town, between Chavenage
Lane and Cirencester Road.
8.9.8 Tetbury was an important market town in the medieval period. The plan
of the medieval settlement, including its Burgage plots and the two market
places, is well preserved in the layout of the existing settlement. The
large earthwork underlying the southern part of the town, which is scheduled
as an ancient monument, may be evidence of much earlier settlement on the
site of Tetbury.
8.9.9 The historic core of the town, which is a Conservation Area, has a
concentration of listed buildings and has minimal scope for redevelopment.
8.10.1 By 2011, Tetbury will be more self-sufficient and its role as a local service and employment centre for the surrounding rural area will be stronger. The town centre’s attractiveness and the range of community facilities will have been enhanced, so that, together with the supermarket, the town competes more successfully with other, similar, centres in the area. Whatever can be done to ameliorate the impact of through traffic in the town, will have been done.
8.11.1 Tetbury is designated in this Local Plan review as a Principal
Settlement. The town’s degree of self-sufficiency, scope to create jobs and
planned improvements in community facilities make it a suitable place to
allocate a modest amount of development in a sustainable way.
8.11.2 There is a very high level of demand for affordable housing in
Tetbury, and this will continue to be the case for the foreseeable future.
For this reason affordable dwellings will be sought as part of any
residential development in the town. The proportion of affordable housing
sought may vary from site to site, depending on the nature of the site and
the demand for affordable housing when it comes forward for development, but
it is likely to be at, or close to, 50%.
8.11.3 Three previously developed sites have been identified within the
built-up area where redevelopment for development is considered appropriate.
These are at Criddle Billington (housing) and Matbro (mixed uses) on
Cirencester Road; and the former Northfield garage on London Road (housing).
A small greenfield site within the urban area has also been allocated on
part of the allotments off Hampton Street. In addition, there will be some
scope for limited infill development and for the provision of affordable
housing. Planning policies will also allow for any other development
essential to the social, economic or environmental well-being of the town.
8.11.4 New housing will:
- play a major part in helping to meet the need for affordable housing in
the town;
- be designed and laid out, and incorporate facilities, which will
help to create a sense of community and so add value to other residential
areas nearby; and
- be planned to encourage walking, cycling and public transport.
TABLE 5 – TETBURY: PLANNED HOUSING PROVISION
| SITE NAME | POLICY REF. |
AREA (HA) |
CAPACITY | AFFORDABLE HOUSING REQUIREMENT |
| PREVIOUSLY DEVELOPED SITES | ||||
| Former Northfield Garage, London Road | Policy 20 | 0.50 | 15 | 7 |
| Former Criddle Billington site, Cirencester Road | Policy 20 | 0.59 | 18 | 9 |
| MIXED USE SITE | ||||
| Former Matbro site, London Road | TET.1 | 1.62 | 65 | 32 |
| GREENFIELD SITE | ||||
| Hampton Street Allotments | TET.2 | 0.76 | 22 | 11 |
| TOTALS | 3.47 | 120 | 59 | |
8.11.5 Land for further employment growth will still be provided adjacent to
Tetbury Industrial Estate as well as part of the mixed use developments on
the brownfield sites listed in 8.11.3. Again, landscaping will be required
as will provision to encourage walking, cycling and the use of public
transport to work.
8.11.6 Tetbury’s historic heritage will be preserved and enhanced, whilst
allowing for modest development. The provision of leisure, education, and
recreational facilities for all ages, in particular the young, is a key
objective. Affordable housing for local people should be developed so that
the town can continue to thrive. Traffic management and reduction is a
priority for the town to make it a safer, more pleasant, place to work live
and visit.
8.11.7 Specific measures to improve the attractiveness and competitiveness
of the town centre, which will be addressed by the District, Town and County
Councils in partnership with other local agencies, are likely to include:
- traffic calming to reduce the speed and impact of vehicles;
- environmental improvements in the town centre;
- improvements to the pedestrian links between the town centre, the
regenerated railway yard area, and the supermarket;
- the management of town
centre parking to ensure the availability of sufficient short-stay spaces;
- encouraging the residential re-use of vacant upper floors of retail and
other premises; and
- promoting tourism.
Former Matbro site, Tetbury
8.12.1 The site lies on the northern side of Tetbury, between housing at
Northfield Close and Tetbury Industrial Estate. The western end of the site
fronts the A433 London Road, opposite housing at Shepherd’s Mead, while the
eastern end can be accessed from Cirencester Road. Although located about
half a mile from the town centre, the site is well positioned in relation to
employment, leisure facilities, schools and the supermarket.
8.12.2 The site, currently derelict but not cleared of the former industrial
buildings, is proposed for a mix of residential and Class B1 employment
uses. The former would occupy about 80% (1.62) ha of the site from London
Road to the end of Northfield Close. The employment element (0.38 ha) would
be developed at the Cirencester Road end of the site and provision for small
business start-up units would be desirable. This would provide an
opportunity to improve the appearance of the entrance to the employment land
while increasing the diversity of employment land available within Tetbury.
Given the distance from the town centre, better links for pedestrians and
cyclists between the site and the centre is a matter that needs to be
addressed. So, too, is the need to examine the potential for improving
public transport links.
8.12.3 The inadequacy of existing health facilities has emerged as a matter
of concern to be addressed if this and other
Policy 20 sites were to be
developed. Funds (in proportion to the scale of the development) will therefore be sought for the further
development of existing facilities in the town centre.
8.12.4 In order to help provide improvements to local schools to cope with
the resulting, increased demand arising from the new housing, financial
contributions will be also be sought from the developers.
8.12.5 The former Matbro site is prominently located on two of the main
approaches to Tetbury and next to existing Class B2 uses. Development of the
site will require the highest design standards, with particular attention
given to landscaping and the treatment of the London Road and Cirencester
Road frontages, and neighbouring uses.
8.12.6 The implications of all these issues need to be considered carefully
through a master plan, particularly given the mixed use nature of the site
and its proximity to neighbouring developments. This will be prepared by the
developers in conjunction with the County, District, and Town Councils and
the local community.
8.12.7 Assuming that a net average density of between 30 and 40 dwellings
per hectare is achievable, this 2 hectare site could yield between 50 and 65
dwellings.
POLICY TET.1: FORMER MATBRO SITE, TETBURY [Link to Inset Map 4]
The Former Matbro Site, shown as Policy TET.1, is allocated for a mix of
residential and Class B1 employment development, subject to the following
criteria being met:
(a) the residential development shall be adjacent to
Northfield Close and accessed from London Road;
(b) the employment element
shall be accessed from Cirencester Road;
(c) proposals for a network of
attractive, safe, well-lit pedestrian and cycle routes through the
development, linking the site to bus stops, play areas and schools, and
feeding into routes to the town centre, and the supermarket, including
measures for off-site improvements along the routes;
(d) proposals for bus
stops in or adjacent to the site, together with an agreed contribution
towards improved bus services within Tetbury and from Tetbury to Cirencester
and Kemble;
(e) contributions for enhanced community and health facilities
elsewhere in Tetbury;
(f) proposals for public open spaces and other public
areas, including adequate provision for children's play and informal
recreation by older age groups, either within or closely accessible to the
development, together with the proposed arrangements and funding for their
future maintenance; and
(g) appropriate financial and/or in-kind
contributions to enable the expansion and/or improvement of educational
facilities to meet the demand likely to be generated by the development.
NOTES FOR GUIDANCE:
1. A Master Plan for the development shall have been prepared by the
developers in close collaboration with the community the District and Town
Councils and the County Highways Authority, and shall have been formally
approved by the local planning authority prior to the determination of any
planning application for the development. All the measures provided for in
the master plan shall have been secured before planning permission for any
of the residential development is given. The master plan shall also have
incorporated archaeological, landscape, ecological, groundwater, noise,
pollution, surface water drainage and traffic impact assessments of the
development.
2. Affordable Housing: Provision should include shared ownership, low cost
open market housing and affordable rented dwellings, according to need.
3. Employment Uses: Provision for small business start- up units would be
desirable along the Cirencester Road frontage of the site. This would
provide an opportunity to improve the appearance of the entrance to
employment land and also increase the diversity of employment land available
within Tetbury
4. Health Facilities: Funds should be provided by the developers for
improving existing facilities in the town centre in consultation with the
Primary Care Trust.
5. Open Space / Recreational Facilities: The exact nature of the provision
would need to be worked up in close consultation with Tetbury Town Council.
6. Educational Contributions: These will be based on the numbers of houses
allocated and the capacity of local schools at the time of development.
7. Landscaping: Proposals for landscaping shall be drawn up in consultation
with the District Council and implemented in advance of any works starting
on the site.
8.12.8 This allocation is proposed for residential development on half of
the Hampton Street allotments, which are well within the urban area and have
become largely underused. Half of the site would be retained as allotments,
with the overall layout of the site being determined through detailed
design.
8.12.9 Any remaining allotments still in use on the area to be developed
will have to be transferred to that area of allotments to be retained. It
appears that there would be capacity to achieve this without any overall
loss of actively used allotments. This would comply with other policies
within the Local Plan.
8.12.10 With careful design, opportunities exist to create high quality
development along the Hampton Street frontage and improved access to the
primary school. This allocation also has the benefit of being close to the
secondary school, a local shop and is within easy walking / cycling distance
of the town centre.
8.12.11 Given the demand for affordable housing within Tetbury, it is
considered reasonable to require at least 50% of the 20-25 dwellings
expected to come forward on the site to be low cost open market and
affordable rented housing.
8.12 12 Careful treatment of the design and landscaping of the eastern
boundaries of the site will also be necessary to take account of views from
St. Mary’ s primary school into the site.
POLICY TET 2: HAMPTON STREET ALLOTMENTS [Link to Inset Map 4]
The site shown as Policy TET 2 is allocated for residential development
subject to retention of at least 50% of the site area as allotments and the
following criteria being met:
(a) before development takes place, any
currently used allotments within the area to be developed shall be
transferred to the area to be retained as allotments;
(b) attractive,
landscaped frontages to Hampton Street and St. Mary’s Primary School shall
be provided; and
(c) attractive, well lit, pedestrian and cycle routes,
through the development and feeding to the adjacent primary school,
secondary school and town centre from the development will be provided.
13. EMPLOYMENT
8.13.1 Tetbury Industrial Estate, London Road, has been identified as one of
the District’s main employment areas (Policy 24).
8.13.2 Additional greenfield land adjacent to the existing industrial estate
is allocated in order to allow for further employment development such as
small industrial, business start up or craft units. Development should be
accompanied by appropriate landscaping to soften the impact of the
employment area on both the London Road and Cirencester Road approaches.
POLICY TET.3: EXTENSION TO TETBURY INDUSTRIAL ESTATE [Link to Inset Map 4]
The site shown as Policy TET.3 is proposed for Use Classes B1, and B2
employment uses.
NOTE FOR GUIDANCE:
Class B2 Use:
When making decisions on B2 uses, the District Council will
have regard to the range of activities that could take place within that Use
Class. Planning permission may be refused for some types of B2 uses, or
conditions applied to restrict future changes of use, if this is necessary,
to protect the operation of neighbouring businesses or the amenity of nearby
residential properties.