Skip to main content

Agenda item

25/02763/REM - Chesterton Farm

Proposal

Reserved Matters pursuant to outline permission 16/00054/OUT relating to appearance, layout, landscaping and scale for the erection of 100 dwellings, landscaping and public open space for Phase 2 A of the development, and discharge of conditions 11, 16, 18, 48, 56 at Chesterton Farm Cranhams Lane Cirencester Gloucestershire GL7 6JP.

 

Case Officer

Julian Pye

 

Ward Member

Ray Brassington

 

Recommendation

Approval of Reserved Matters subject to conditions.

Minutes:

Reserved Matters pursuant to outline permission 16/00054/OUT relating to appearance, layout, landscaping and scale for the erection of 100 dwellings.

 

Case Officer: Julian Pye

Ward Member: Councillor Andrea Pellegram

Officer recommendation: APPROVAL OF RESERVED MATTERS SUBJECT TO CONDITIONS.

 

The Chair invited the Case Officer to introduce the application who made the following points:

  • Updates and additional representations were included on the late pages, mainly relating to revised materials and conditions.
  • A consolidated list of submitted plans was provided, along with suggested updates to conditions attached to the recommendation.
  • The proposal concerned reserved matters pursuant to the outline permission for the development and erection of 100 dwellings, associated landscaping, and public open space for Phase/Subphase 2A.
  • The submission effectively discharged conditions C11, 16 18 ,48 56  of the outline permission.
  • The Case Officer gave an overview of the previous outline planning permission and planning framework, including the overarching, vision, parameter plans, development phasing, Site Wide Design Code (condition 9) and delivery strategy.  In respect of sub Phase 2, the key issues for consideration included, design iteration/revised plans, layout, scale and massing plan, housing mix plans, elevations, street scenes, 3D visuals, materiality plan, landscaping, energy and sustainability, consultations.

 

Speaker 1 – Cirencester Town Councillor Andy Jopp

Cirencester Town Council had objected to the Reserved Matters application at its Planning Committee meeting on 18 November 2025. Concerns raised by the Conservation Officer had been addressed, and Gloucestershire Highways had withdrawn their objection. However, the Gloucestershire Constabulary’s objection remained, particularly regarding safety and the potential fear of crime associated within ‘Parking Courts’ at the rear of properties. No Solar PV panels, air source heat pumps, or battery storage had been included in the plans. The Energy and Sustainability Statement assessed what may be appropriate but did not commit to provision; therefore, the objection on this matter was maintained.

 

Speaker 2 – Ben Leather – Applicant

The applicant explained that the site benefitted from outline permission and agreed design codes, which provided parameters and guidance for high-quality homes. The development contributed to the Council’s housing target with 31 affordable homes. Amendments had been made to the eastern entrance to the Steadings plan. All homes would be electric-only, exceeding current building requirements, and including air source heat pumps and solar PV cells.

 

Member Questions:

Members asked questions of the officers, who responded in the following way:

  • ‘Designing Out Crime’ comments were a material consideration but must be balanced against the approved outline principles and consistency with earlier phases. Private gardens were appropriately enclosed to ensure resident privacy. Adequate parking provision was included, with revisions made to parking and amenity areas. Rear parking courts were necessary to deliver terraced housing and maintain the primary village street required by the Outline Permission. The design of parking courts had been carefully considered, including surveillance, lighting, and environmental quality.
  • Officers confirmed that lighting and the quality of shared parking spaces had been carefully considered, drawing on experience from Subphase 1A, and provided assurance that these spaces would be appropriately designed and lit. It was noted that poorly designed parking courts could discourage use and undermine schemes.
  • The recommendation proposed delegated authority for officers to finalise the references to updated plans and the list of conditions. Ongoing engagement with the applicant and consultees was noted, providing assurance that any minor outstanding matters were being addressed.
  • Condition 13 was discussed in relation to energy provision. Officers confirmed that all dwellings would rely on air source heat pumps, as shown on the submitted plans. It was noted that photovoltaic panels may not be suitable on every dwelling due to roof orientation and efficiency. Officers proposed that the condition required development to be carried out in accordance with the submitted detailed energy strategy identifying the locations of air source heat pumps and photovoltaic panels, where appropriate. Members supported strengthening the condition to secure this information in writing.
  • Officers advised that experience from other local developments had informed ongoing negotiations on new schemes. Key traditional elements were retained, including appropriate materials, built form, roof pitches, chimneys, window hierarchy, and boundary treatments, whilst incorporating simplified detailing and larger window proportions to create a cohesive and successful public realm.
  • The wider development (The Steadings) included approximately 40 hectares of public open space along with play areas and sports provision. The overall aspiration remained to achieve a 10% biodiversity net gain across the development as a whole, with the Outline Permission allowing for variation between individual phases and parcels in line with the agreed delivery strategy.
  • Whilst functional chimneys would have been preferable, they could not be required. Including chimneys into the roofscape was considered an important and integral design element, contributing to a positive response to the traditional character and adding visual interest.
  • A refuse collection strategy plan had been submitted and formed part of the approved plans. The Highway Authority had reviewed the strategy, including swept path and vehicle tracking analysis for refuse vehicles, and was satisfied.
  • The Community Management Trust would oversee the long-term management of public realm and amenities across the site. The trust was in its early stages, and residents would be expected to make a financial contribution towards its future responsibilities.

 

Member Comments:

  • Members noted the police comments on defensible space and buildings facing inwards, emphasizing the need to create safe, liveable communities.
  • Members welcomed the variation in building heights and textures shown in the plans.
  • It was noted that green spaces were important for residents’ recreation, including dog walking.
  • Concerns were raised to ensure that the Community Management Trust would be responsible for maintaining subsequent phases of the development.

 

Councillor Patrick Coleman proposed and Councillor Ian Watson seconded the proposal approve the reserve matters subject to the conditions and allowing delegated authority to make minor adjustments to the conditions. The proposal was put to the vote and agreed by the Committee.

RESOLVED: To PERMIT the application.

 

15:46 – 15:56 Break

Supporting documents:

 

Related Pages