The proposals include up to 200 new homes (including affordable housing) and public open space.
As part of designing a high-quality development we are seeking to capture the vision, values and ideas of the community.
We want to provide local residents an opportunity to provide feedback before working up final plans which will be submitted as part of an outline planning application to Cotswolds District Council later in the process.
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We will update this website on a regular basis as our proposals and our planning application for the site progresses. The website contains information on the proposals, plans and external links to useful sites that we hope you will find informative. Submit your feedback using the 'Have your Say' form, or by using any of the other feedback options detailed on this website. |
Cotswold District Council is producing an update to its Local Plan which aims to deliver up to 1,000 homes per year, double the previous requirement of around 500 homes.
A Local Plan guides decisions on future development proposals and addresses the needs and opportunities of the area. Local Plans usually cover items such as housing, employment and retail, and they also identify where development should take place, along with areas where development should be restricted.
There are currently approximately 1,650 people on the Council’s housing waiting list, and in the current plan Mickleton is identified as one of 17 principal settlements suitable for accommodating future housing development.
New Homes. Up to 200 homes with a mix of house sizes and types, ranging from 1 to 5 bed houses to meet local policy requirements and identified need.
Affordable Housing. 40% affordable housing (i.e., up to 80 affordable homes).
Affordable housing is a combination of discounted rent, discounted sale (for first time buyers) and shared ownership housing, provided to eligible households whose needs are not met by the market.
This will assist those looking for their first home, and lower income individuals and families to get on the housing ladder in Mickleton.
How people access affordable housing depends on its tenure.
Generally, Local Authorities are responsible for allocating affordable housing for rent. In many instances, they will require that a local connection is demonstrated for someone to be eligible for a home.
In some cases, applicants must have lived in the local area for a minimum of two years and these homes may be offered to applicants who can demonstrate family ties to the local area, or to people who previously lived in the area.
Extensive Public Open Space. A wide range of spaces will be incorporated onsite including:
- Natural green space
- Trim trail for walking and running
- Neighbourhood Equipped Area of Play (NEAP)
- Local Areas of Play (LAP)
Walking and Cycling. The proposals will include a network of walking and cycling routes that link into existing cycle routes and Public Right Of Ways (PRoWs).
Ecology. Where possible existing hedgerows, trees, watercourses and drainage ditches will be retained and positively integrated with the open space areas. The area of semi-mature woodland within the southeast corner of the site will be protected and retained.
No part of the site is covered by, or lies adjacent to, any statutory or non-statutory wildlife site designation, and there are no internationally designated wildlife sites within 10km.
The majority of the site comprises arable land and modified grassland, both of which are of limited ecological value. Habitats of higher ecological importance, namely hedgerows, mature trees, plantation woodland, and the stream, are confined to the site boundaries. The stream corridor supports a range of habitats.
The site provides potential to support a range of wildlife, including bats, badgers, reptiles and breeding birds. Suitable habitat for these species will be retained or created as part of the proposals and appropriate mitigation implemented to ensure relevant species are safeguarded.
Opportunities for enhancement of habitats within the site are presented through the creation of new areas of wildflower grassland and native landscaping, which will also contribute to delivering a minimum 10% net gain in biodiversity.
Landscape Impact And Design. The site comprises an area of land approximately 25.5 acres (10.33 hectares) situated to the north of Broadway Road, Mickleton.
The site is broadly, “L shaped”; to the immediate east of the main area of the site is the TOPS Country Store and Garden Centre, with the wider residential areas of Mickleton to the east.
The site is bounded to the north by agricultural land, to the south by residential properties and Broadway Road. Norton Brook abuts the western boundary.
The site does not lie within a nationally designated landscape. The Cotswolds National Landscape lies to the south, and the Norton Hall Special Landscape Area lies to the west.
Due to the enclosed nature of the site and its location on the edge existing development within Mickleton, there is not considered to be any visual or physical impacts upon these neighbouring areas.
Reduced Energy Consumption Design. New and existing homes account for 20% of greenhouse gas emissions in the UK.
The development will be designed to achieve a 100% reduction in regulated carbon emissions to meet a regulated energy net zero standard.
To achieve this the homes and buildings will feature enhanced insulation standards, heat pump heating and hot water systems and photovoltaic panels throughout.
Flooding And Drainage. The majority of the site within the red line boundary is in Flood Zone 1 (classed as low risk of flooding from rivers and sea).
Norton Brook floodplain encroaches the western boundary of the site, where marginal linear areas are classified as being in Flood Zones 2 & 3. However, the areas within the Flood Zones will be retained as open space and not contain any development.
The proposal will use Sustainable Drainage Systems (SuDS) to capture, treat and attenuate surface water runoff from the site before discharging into local ditches.
Further, SuDS features will be designed to provide significant water quality and amenity benefits within the site as well as serving as a drainage function.
The planning application will be accompanied by a Flood Risk Assessment (FRA) and Sustainable Drainage Statement (SDS) which will assess the site with respect to all types of flood risk and will propose solutions for managing surface runoff and foul water.
Archaeology And Heritage. There are no designated heritage assets on the site.
There are a number of designated heritage assets located in the wider surroundings of the site, the closest being the Mickleton Conservation Area circa 350 metres to the east.
There is no evidence or indication that the site contains archaeological remains of anything more than local interest or significance.
Air Quality. An air quality assessment considering relevant air quality legislation, policy and guidance will be undertaken and will be submitted in support of the planning application.
The site is not located within or near an Air Quality Management Area and the impact of additional traffic from the development on air quality will be negligible.
Mitigation measures will be implemented during the construction phase to minimise any temporary impacts on local air quality which may potentially arise due to the generation of dust and particulate matter.
Noise. A noise impact assessment will be undertaken to assess the suitability of the site for residential use.
Mitigation measures will be utilised to control noise impacts on the new homes including double glazing (with suitable trickle ventilation), appropriate facade construction, stand-off distances and boundary mitigation.
Highways And Access. Primary access is proposed off Broadway Road through a simple T-Junction.
In addition to encourage active travel routes we are proposing a new 2m footway along Broadway Road, linking the site to the existing provision at the Campden Road roundabout.
It is proposed that users can also access the public transport routes. Discussions will be held with the Local Highway Authority regarding any potential opportunities to improve the existing provision.
A Transport Assessment (TA) will be submitted with the planning application, this will detail the development proposals, site accessibility, forecast trip generation and will assess the operation of the highway network in both safety and capacity terms both with and without the development (in agreement with Gloucestershire Highways)
This is an opportunity for you to have your say:
Your feedback will help shape our proposals before we submit our planning application. Comments received will be compiled in a Statement of Community Involvement which will be submitted with our planning application.
Any comments you make in response to these proposals will not affect your right to comment on the planning application submitted to the Local Authority in due course.
Please let us have your feedback by no later than Sunday 31st August 2025.
The site comprises an area of land approximately 25.5 acres (10.33 hectares) situated to the north of Broadway Road, Mickleton. The site is broadly, “L shaped”; to the immediate east of the main area of the site is the TOPS Country Store and Garden Centre, with the wider residential areas of Mickleton to the east. The site is bounded to the north and south by agricultural land and to the south by residential properties fronting Broadway Road.
The site does not lie within a nationally designated landscape and due to the enclosed nature of the site and its location on the edge existing development within Mickleton, there is not considered to be any visual or physical impacts upon these neighbouring areas.
Planning ApplicationWe will be submitting an outline planning application with all matters reserved (excluding access). Outline planning applications seek to establish whether the scale and nature of a proposed development would be acceptable to the Local Planning Authority, before a fully detailed proposal is put forward. Where outline permission has been granted, and within three years of the outline approval, an application for the outstanding reserved matters can be submitted, i.e. the information excluded from the initial outline planning application. This will typically include information about the layout, scale and appearance of the development. Statutory consultees (eg. Environment Agency, Highways England, Natural England and Parish Councils) and local residents will also have the opportunity to formally comment on the applications once they are submitted and registered with the Local Authority. |
The economic benefits of new housing development are significant. A study by the Confederation of British Industries (CBI) demonstrates that construction projects have a significant benefit on the local and wider economy. The report concludes that for every £1 of construction expenditure, £2.84 is injected into the economy.
The proposed development of new homes offers the opportunity to stimulate economic growth (supporting existing local businesses, services and groups), create jobs, assist in meeting local housing need and add to the Local Authority’s revenue, as a result of an increase in Council Tax revenue stream and the New Homes Bonus.
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