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Draft Tewkesbury Borough Plan
What is the
Borough Plan?
The Tewkesbury Borough
Plan (TBP) is a plan for the
area that will allocate sites
for housing and
employment development
as well as provide planning
policies to guide future
development in the
borough. It provides a plan
covering the period from

What is the
development plan National Planning
for Tewkesbury? Policy Framework

The TBP is one part of the whole
development plan for the area that also The
includes the Gloucester, Cheltenham and Local Plan Joint Core development
Tewkesbury Joint Core Strategy (JCS) and and Waste Strategy plan for
any Neighbourhood Plans. Together they Core (JCS) Tewkesbury
provide a suite of planning policies that Borough
are applicable to future development.
The JCS is the strategic level plan for the Neighbourhood
Borough Plan plans
whole Gloucester, Cheltenham and
Tewkesbury area that sets out the
amount of housing and employment
growth we need to plan for. The JCS also
provides the broad strategy for where Parish plans Village design
this growth is to occur, allocates some statements
larger scale sites to help meet this
growth, and sets out strategic policies to
guide development.

The TBP sits underneath the JCS as a plan Neighbourhood Plans are optional plans, largely put
which provides more detailed and locally together by town and parish councils for their area.
specific policies just for Tewkesbury They provide policies and can also allocate sites for
borough and allocates smaller-scale sites development, that apply only within the
for development. The TBP must be in neighbourhood plan area. Once made (adopted)
conformity with the policies and strategy they form part of the development plan for
set out in the JCS. Tewkesbury borough.
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Draft Tewkesbury Borough Plan

What is the preferred options Tewkesbury Borough Plan?
The preferred options Tewkesbury Borough Plan (TBP) is the next step in the process of creating the
final plan.

The Borough Council has previously sought people’s view on earlier drafts of the plan with the last
being the Draft Policies and Site Options consultation in February 2015.

The preferred options is the next draft of the plan that builds on previous stages of the process;
further refining site allocation and policy options into a version of the plan that the council believes
will promote sustainable development in the borough.

There are still a number of steps to go following the preferred options stage before the plan can be
finalised and adopted by the council, including an examination conducted by a government
appointed Inspector.

This is your Preferred options
opportunity to tell consultation
us what you think! We are seeking your views on the preferred
options plan and want you to comment on the
sites and policies that we have produced.

The consultation will run from Wednesday 10
October, to 5pm Friday 30 November 2018.

To view the plan and make your comments please

We are encouraging people to use our online
comments form – this makes it easier for you to
send your views and more effective for the
council to record your comments accurately to
identify your issues.

However, this form is also available to download
and fill in electronically or by hand – forms and
comments can also be sent to us via:

Email –

Post – Local Plan Consultation, Tewkesbury
Borough Council, Gloucester Road, Tewkesbury,
GL20 5TT
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Draft Tewkesbury Borough Plan
Sites for housing Indicitive Existing Remaining
Settlement requirement
commitments balance
The Joint Core Strategy (JCS) sets out the (minimum)
minimum number of homes that will be provided
in the rural area to 2031. It is the role of the Bishop’s 1263 1569 -306
Tewkesbury Borough Plan (TBP) to determine Cleeve
where they should go:
Winchcombe 597 277 320
• Tewkesbury town: growth in line with its role
as a market town (no specific number) 1860
Rural Service 1846 14
• Rural service centres: 1860
Centres Total
• Service villages: 880

For the TBP it has been necessary to distribute Alderton 53 77 -24
this housing amongst these settlements.
Coombe Hill 22 3 19
In accordance with the JCS, the levels of
development for each settlement should Gotherington 86 86 0
be proportionate to its:
Highnam 130 90 40
• Size (number of houses).
• Function (availability of services). Maisemore 41 52 -11
• Proximity and accessibility to Cheltenham and
Gloucester (distance by road, public transport Minsterworth 41 53 -12
and bicycle).
Policies for the economy
Norton 24 43 -19
Housing commitments since 2011
Some of these settlements have already had a Shurdington 141 7 134
number of planning permissions approved for
new homes, and these can be deducted from the Stoke Orchard 26 234 -208
total amount of houses required.
Toddington 37 37 0
Tewkesbury town
Although the JCS does not provide a specific 78
Twyning 92 -14
housing requirement for the town, it is expected
to accommodate growth in line with its role as 201
Woodmancote 17 184
the primary settlement in the borough and a
market town. Therefore opportunities for 880
Service 791 89
development at Tewkesbury has also been Villages Total
explored through the TBP.
TOTAL 2740 2637 103

The numbers are not a minimum or maximum, they provides a starting point for considering what
levels of growth would be suitable at each of the villages.

These numbers do not take into account social, economic and environmental factors that may
affect the ability of an area to accommodate new homes. It also does not consider the availability
of land for development, which could also have an impact.

The next step is to undertake an assessment of potential sites around these settlements to consider
what may be suitable for meeting growth.
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Draft Tewkesbury Borough Plan
Proposed housing site
All available land around Tewkesbury town,
rural service centres and service villages were
initially considered and detailed assessments
undertaken to judge their potential suitability
for development.

Sites were judged against national and local
policies as well as environmental constraints
(e.g flood risk, landscape) and whether they
would be accessible and in keeping with the
existing settlement. The cumulative impact of
an existing development or planning
permissions were also taken into account.

This has culminated in the following site
options being presented in the preferred
options plan.

Tewkesbury town preferred site options Site area Site capacity*

Tewkesbury A Land at Odessa Farm, Tewkesbury 12ha 100

B Land adjacent to John Moore 0.9ha 30
Primary School, Wheatpieces

C Former MAFF Site, Tewkesbury 0.5ha 40

Rural service centre preferred site options Site area Site capacity*

Bishop’s A Land adjacent Breaker’s Yard 1.4ha 26
B Land at Homelands Farm 2.2ha 35

Winchcombe A Land off Harvey’s Lane 3.5ha 45

B Land off Delavale Road 5.8ha 75
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Draft Tewkesbury Borough Plan
Service village preferred site options Site area Site capacity*

Coombe Hill A Land at junction of A38/A4019 4.9ha 50

B Land adjacent to the Swan PH 0.9ha 26

Gotherington A Land to the north of Malleson 0.86ha 6
Road (GNDP 2/1)

B Land to the south of Malleson 3.74ha 50
Road (GNDP 2/2)

C Land to the north of Gretton 1.25ha -
Road (GNDP 2/3)

Maisemore A Land at Bell House Farm 0.7ha 15

B Land to the south of Rectory Farm 3.43ha 28

Norton A Land at Wainlode Lane 1.58ha 22

Shurdington A Land at corner of Badgeworth 2.2ha 50
Lane and A46

B Land north of Leckhampton Lane 1.2 ha 20

C Garage site at Harrison Road 0.57ha -

D Land to south of Badgeworth Lane 5.9ha 110

Toddington A Land at B4077 4.3ha 33

B Land adjacent to Pheasant Public 1.6ha 25

Woodmancote A Land adjacent Oxbutts Caravan park 2.3ha 60

Other allocations

Forthampton A Land at corner of Bishops Walk and 1.55ha 10
School Lane

*All site capacities are an approximate. Detailed design proposals may indicate that greater or fewer
dwellings can be accommodated on a site. Appropriate site capacities have been determined as part of the
site assessment process set out at the Tewkesbury Borough Plan housing background paper.

Each is accompanied by a site specific policy setting out key issues that the development of the site would
need to address – this can be found at Policy RES1 housing site allocations.
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Draft Tewkesbury Borough Plan
Planning policies Economy and tourism

To support economic development in
The planning policies to guide decision making
Tewkesbury the TBP looks to safeguard and,
on new development in the borough are taken
where appropriate, extend existing major
employment sites (Policy EMP1) and rural
business centres (EMP2).
• National Planning Policy Framework (NPPF)
• Joint Core Strategy (JCS)
• Tewkesbury Borough Plan (TBP)
• Neighbourhood Plans Major employment sites
The NPPF and JCS already provide a range of Bishops Cleeve Cleeve Business Park
planning policies for our area. The role of the
Malvern View Business Park
TBP is to provide policies that contain more
locally specific detailed guidance that is not Brockworth Gloucester Business Park
already covered by these documents. Churchdown/
Staverton Staverton Technology Park
Meteor Business Park
Housing Ashville Business Park
Bamfurlong Industrial Park
The TBP sets out housing allocations (Policy
Innsworth Innsworth Technology Park
RES1) but also settlement boundaries around the
borough’s larger settlements where the principle Tewkesbury Tewkesbury Business Park
of residential development is generally Ashchurch Business Park
acceptable (RES2).

The plan also provides policies for housing Rural business centres
development outside of settlement boundaries
(RES3) and provides some flexibility for very
small-scale development at more rural Ashchurch Rural Homedowns Achievement
settlements (RES4). Park
Bishops Cleeve Homelands Farm
General principles regarding what is expected of Deerhurst Highfield Farm
all residential development are also presented The Leigh Knightsbridge Business
The TBP includes a host of policies around Gretton Park Farm Industrial Estate
various types of residential development that Highnam Highnam Business Centre
takes place in the borough, including the reuse Maisemore The Steadings
of buildings for houses (RES7), the sub-division of Toddington Orchard Industrial Estate
existing houses (RES8), replacing existing houses Twigworth Twigworth Court
(RES9) and guidance on alterations and
Twyning Brockeridge Farm Business
extensions to houses (RES10).
Policies are included to promote the provision of Duddage Manor Business
different types of housing, including affordable Park
housing (RES12), having a mix of sizes/bedrooms Winchcombe Isbourne Business Centre
on sites (RES13), accommodation for older Withytrees Farm
people (RES14) and self and custom build homes
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Draft Tewkesbury Borough Plan
Employment Quality places and natural
There are also policies dealing with employment
sites within settlements (EMP3) as well as those To promote the quality of our urban
within the wider rural area (EMP4). The plan also environments the Tewkesbury Borough Plan
looks to protect existing employment sites from (TBP) presents a series of policies which seek to
being lost to other uses such as housing (EMP6). protect and enhance design in the borough. This
General principles regarding what is expected of includes policies to manage street signage and
all employment development are presented in furniture (DES2), advertisements and notice
(EMP5). boards (DES3) and shopfronts (DES4). The
borough has a rich heritage and therefore the
plan provides guidance on development
Green belt impacting on designated conservation areas
(HER1), listed buildings (HER2), historic parks and
Green belt policy is primarily provided by the gardens (HER3) and scheduled ancient
government’s National Planning Policy monuments (HER4).
Framework (NPPF) and also the Joint Core
Strategy (JCS). However, in order to The Borough Council is also seeking to adopt the
accommodate some housing and employment governments nationally described Space
development, some removal of green belt land Standards. These set out internal areas that new
would be required around Shurdington village dwellings have to be built to as a minimum
and the existing business parks around requirement. The council is proposing to make
Staverton and Gloucestershire Airport (Policy the governments standards a mandatory
GBR1). requirement for all new housing development
through policy (DES1) in order to secure a good
standard of living for its residents.
Retail and centres
The plan provides policies which look to
protect and enhance designated retail
areas (Policy RET1). There is specific L et u
guidance on Tewkesbury town centre
k n ow s
and its primary retail area (RET2) as
well as for the borough’s other retail w h at
areas including Bishop’s Cleeve and
Winchcombe (RET3).
t hi n k! uo
The plan includes guidance on proposals
for new retail development and acceptable
uses within the different types of retail areas,
such as those outside of designated retail areas
(RET4) and shops within villages and other The plan also contains a number of policies
residential areas (RET5). It also seeks the relating to the protection and enhancement of
protection of village shops and public houses the natural environment. This includes local
(RET7). landscape designations of special landscape
areas that protect the setting of the Cotswolds
A policy is included which supports and AONB (LAN1) and landscape protection zones
promotes the regeneration of Tewkesbury town, that protect the setting of the River Severn
including the key redevelopment opportunities (LAN2). There are policies relating to biodiversity
at Healings Mill and Spring Gardens (RET9). and geodiversity (NAT1), the water environment
(NAT2) and green infrastructure (NAT3).
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Draft Tewkesbury Borough Plan
Communities, health and
Policies in this section of the plan seek to
promote a good quality of life, shape healthy
environments and ensure good access to a
range of community and recreational facilities.

The Tewkesbury Borough Plan (TBP) states that
all large scale development should be designed
in a way which promotes healthy lifestyles and
demonstrates that any potential impacts on
health have been considered (Policy HEA1).
Residential development is also expected to
provide appropriate public outdoor space,
sports pitches and other built sports facilities to
meet the needs of local communities (RCN1).

The plan also puts protection on existing
community facilities, such as pubs, shops,
libraries and community centres, to guard
against their loss where there is still a demand
for them (COM1). There is also a specific policy
relating to the protection of allotments and
et u s
community gardens (RCN3). L ow
A policy is included that expects new
k t y ou
development for housing and employment to h a
w hi n k!
be provided with the infrastructure necessary
to access high quality broadband (COM2). t
Transport and accessibility
The TBP seeks to improve both pedestrian and
cycle accessibility, including those with
disabilities. As such policies are presented
which expect pedestrian and cycle networks to
be protect and that they should be a
fundamental consideration in the design of new
development (TRAC1 and TRAC2). Furthermore,
there are policies to maximise the use of public
transport and enhancing high frequency bus
routes (TRAC3 and TRAC4). Support for the
improvement of the Ashchurch for Tewkesbury
railway station is included, both in terms of
frequency of service and station facilities
(TRAC5). A policy is also provided to guide the
provision of car parking spaces as part of new
developments (TRAC9).
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Draft Tewkesbury Borough Plan
Next steps
Post-consultation (winter 2018/19)
Following the consultation (from Wednesday 10 October, to
5pm Friday 30 November 2018) we will consider all
comments made on the policies and sites and whether there
is a need for any changes to be made to the plan.

The comments received will be compiled into a summary
consultation report, which will include our responses to the
key issues raised.

Pre-submission (spring 2019)
The next phase for the plan is known as pre-submission
stage. The TBP will be refined following the preferred options
consultation to create a version that will essentially be the
final version of the plan that the council intends to put
forward to an independent examination. The pre-submission
TBP will again be subject to public consultation. The
responses to this consultation will be submitted to the
Inspector who examines the plan.

Examination (spring/summer 2019)
Following the pre-submission consultation the council will
submit the plan to the government (the Secretary of State for
Housing, Communities and Local Government) for its
examination in public. The government will appoint an
independent Inspector to undertake the examination and to
judge whether the plan is sound and meets legal
requirements. The Inspector will consider the consultation
responses received during the pre-submission stage as well
as the requirements of the National Planning Policy
Framework and other elements of planning legislation.

As part of the examination the Inspector may suggest
modifications that are necessary to make the plan sound.
Modifications may be subject to further public consultation
as part of this process.

Adoption (early-2020)
If the Inspector considers that the plan is sound and legally
compliant, taking into account any modifications, the council
may proceed to formally adopt the TBP as part of its
development plan.