Highcroft Cheltenham Road, Stroud

Development Opportunity – Highcroft, Cheltenham Road, Painswick, Gloucestershire

Guide Price: £750,000 | Approx. 0.36 acres (0.146 ha)

Residential Redevelopment Site with Existing C3 Permission (Subject to Planning)

Freehold | Sale Subject to Planning or Option Agreement Considered

Site Overview

A 0.36-acre residential plot on Cheltenham Road, north of Painswick, within the Cotswolds Area of Outstanding Natural Beauty (AONB). The site benefits from established C3 (Residential) use, with an existing detached dwelling suitable for demolition and replacement with a high-quality, modern single dwelling. The redline plan defines a well-proportioned plot, ideal for a bespoke residential redevelopment enhancing design, scale, and sustainability, subject to planning consent. The existing C3 permission provides a strong foundation for a policy-compliant replacement dwelling, leveraging the site’s Previously Developed Land (PDL) status.

Planning Context

- Local Planning Authority: Stroud District Council

- Current Use: C3 (Residential) – Existing residential permission

Designations:

- Cotswolds AONB

- Countryside (outside defined settlement boundaries, as per Stroud Local Plan)

- Not in Green Belt or Conservation Area

Key Policies

Stroud District Local Plan (Adopted 2015):

- Policy HC1: Supports replacement dwellings where scale, design, and materials respect the AONB’s character, making this site viable for a high-quality redevelopment.

- Policy ES7/CP15: Requires development to conserve and enhance the AONB’s special qualities through sensitive design and minimal landscape impact.

- Policy CP8: Promotes sustainable construction and energy-efficient design.

Emerging Local Plan (2024–2025 Submission Draft, Withdrawn April 2025):

- Encourages small-scale windfall development on PDL in countryside locations, reinforcing the site’s suitability for a replacement dwelling.

- Prioritizes exemplary design, net biodiversity gain (per Gloucestershire Biodiversity Action Plan), and high energy efficiency standards.

- Stroud’s 4.33-year housing land supply shortage (March 2025) may enhance flexibility for well-designed proposals under NPPF paragraph 11(d) presumption in favor of sustainable development.

Housing Land Supply

For the district of Stroud, the housing delivery target for the year 2023-24 is set at 671 units, with actual delivery slightly trailing at 638 units. Over a five-year span leading up to 2025, Stroud is required to supply 4,144 homes but can only anticipate delivering 2,683 of these, resulting in a five-year supply index of 3.24. This underperformance is against an overall target of 11,400 homes from 2006 to 2031, with development planned at a rate of 456 homes per year and a buffer of 5% applied to enhance delivery.

Recent Planning Precedents:

Approvals for replacement dwellings in the AONB (e.g., S.23/0893/VAR, Painswick; S.24/1234/HHOLD, Cranham) demonstrate support for sensitively designed projects using Cotswold stone, low-profile massing, and sustainable features (e.g., solar panels, high insulation standards). Although option for a more contemporary dwelling

The existing C3 use strengthens the case for planning approval, as replacement dwellings are well-established in policy.

The site’s PDL status and existing C3 permission support a replacement dwelling with potential for up to 30% increased GIA, subject to design and AONB compliance. Multi-unit schemes are unlikely to be supported due to countryside policy constraints.

Development Potential

Replacement Dwelling: Opportunity to develop a modern, high-specification single residence, leveraging the existing C3 permission for a streamlined planning process.

Design Opportunities: Traditional Cotswold stone or contemporary designs with Passivhaus or equivalent standards are likely to gain approval, utilizing the site’s south-west orientation for passive solar gain.

Sustainability Focus: Proposals incorporating net biodiversity gain, renewable energy (e.g., solar, air-source heat pumps), and high-performance materials align with policy priorities.

AONB Considerations: Sensitive massing, landscaping, and visual impact mitigation are required to comply with AONB policies, but the existing residential use minimizes planning risk.

Technical Details

Site Area: Approx. 0.36 acres (0.146 ha, per redline plan)

Topography: Gently sloping, west-facing with rural outlook and woodland backdrop

Access: Established vehicular access via Cheltenham Road (B4073)

Services:

Mains electricity, water, and drainage are available.

Broadband (ultrafast fibre potential, e.g., Gigaclear)

Flood Risk: Zone 1 (Low Risk, subject to confirmation)

Community Infrastructure Levy (CIL): Applicable for new-build unless self-build exemption applies

Title: Freehold – no known covenants or restrictions (subject to legal due diligence)

Transaction Terms

Sale Options:

Outright purchase subject to planning (STP)

Option or promotion agreement with defined timeframe

Due Diligence: Purchasers to undertake planning appraisals, site surveys, ecology assessments (e.g., Gloucestershire BAP compliance), and legal checks.

Planning Strategy: Pre-application engagement with Stroud District Council is advised to confirm design parameters, building on the existing C3 permission to de-risk the process.

Location

Located in the Countryside between Painswick (1.5 miles) and Cranham, with access to Painswick Beacon and surrounding Cotswold countryside. Painswick offers local amenities, including shops, pubs, and a GP surgery. Cheltenham (9 miles), Stroud (8 miles), and Gloucester (10 miles) provide further services. The M5 (J11a) is approximately 3 miles away, ensuring excellent regional connectivity.

Additional Information

Redline Plan: Available on request.

Planning History: No pre-application or additional planning history provided; existing C3 use confirmed.

Viewings: Strictly by appointment.

Contact: For further details, redline plan, or to arrange a viewing, contact the agent.