Frequently asked questions

DEVELOPMENT PRINCIPLES

Why are these houses needed, and why here?

There is greater demand for homes as the population is growing, there are more multiple house families, and we are living longer.

Tewkesbury Borough Council (TBC) has evidenced local housing need in the preparation of its Local Plan, which is the blueprint for where new homes, employment space and infrastructure should go. The housing need is based upon the annual housing requirement for Tewkesbury which, using Government-issued methodology, is approximately 600 homes per year across the whole of the Borough.

Larger developments are better able to plan and deliver the additional facilities and better manage and mitigate the impact on existing infrastructure compared to smaller, piecemeal developments which aren’t joined up or cohesive, or large enough to deliver services alongside homes. So, this proposal delivers the homes which are needed, as well as the facilities to support the people who will live in them.

Development of the site was identified by Tewkesbury Borough Council which attained Garden Town Status for the Site.

This is the best and most sustainable location to deliver the new homes, facilities and services needed in the Borough of Tewkesbury, well connected to the existing communities in Northway and Ashchurch and well connected to the transport network.

How will the character of Tewkesbury be protected and how do we ensure local villages do not lose their ‘village feel’?

We want to protect the character of Tewkesbury as much as we can, whilst providing the new homes and facilities needed in the area.

The garden communities are essentially a series of new villages/neighbourhoods, with the new infrastructure, such as schools, healthcare, shops, services and transport improvements, being delivered alongside the new homes, on land not susceptible to flooding.

Each new community will have its own character and feel. Our proposals have taken inspiration from the orchards which used to be where Northway now sits and the historical importance of Tewkesbury in the Wars of the Roses. 

We think the new communities should take design ideas from Tewkesbury, without trying to copy it. The new homes proposed will help support the existing range of businesses in the town centre.

The Framework Masterplan is the first phase of work to show how these communities can develop and evolve while respecting local distinctiveness and character. Each will have its own unique sense of place, and the facilities to support the people within them.

We are also keen to look at community management and stewardship opportunities.

Will this development devalue my home?

A recent report concluded that house values increase near new developments. You can see the details here: Will my house be worth more if near a new housing development? | Nethouseprices.com

How will you ensure flooding doesn’t get worse and how will you preserve and integrate the flood plains?

The proposed homes and buildings will only be built on land that is not prone to flooding – as identified on the EA Flood Map for Planning, which  is the tool for identifying Flood Zones 1, 2 and 3, with 1 being the area at lowest risk of flooding. The plan can be seen at this link:

Flood map for planning - GOV.UK (flood-map-for-planning.service.gov.uk)

Our planning application will demonstrate that the proposed new homes won’t make the situation worse, and in fact include solutions to deliver betterment where possible.

Our specialist consultants will comprehensively assess and model the flooding in the vicinity of the development land, resulting in proposals that avoid impact on the existing flooding situation whilst carefully dealing with water run-off from the site.

The design solutions, along with any supporting modelling results, will be reviewed by the relevant authorities, such as the Environment Agency and the Lead Local Flood Authority. Any approvals would only be issued if they are satisfied with the design methodology and any mitigation measures that are proposed.

If left unmanaged, development will result in an increased rate of surface water runoff. Our drainage strategy for the site is being developed alongside the landscape strategy to provide sustainable drainage features such as ponds and channels. These features will then be used to store rainwater in a controlled manner, allowing us to reduce the surface water runoff equivalent to the undeveloped scenario.

As well as this extensive network of sustainable drainage features, we are also looking at creative design solutions. Following a discussion with an interested local resident, we proposed a boardwalk to facilitate walking through the riverside country park all year round.

Can we have an opportunity to name this place?

Yes. This is one of the questions we are asking as part of this consultation. Please let us know your thoughts.

Will there be homes for local people to help people stay in the area?

There will be a full range of housing including starter homes, homes for upsizing, downsizing, growing families, key workers/affordable homes and properties suitable for the elderly.

What will the range of housing include?

We are keen to provide for whole life living. As well as starter homes, there would be homes for upsizing, downsizing, growing families, key worker/affordable homes, properties suitable for the elderly, from bungalows and retirement properties and, potentially, extra care facilities.

How will you build a climate resilient, carbon neutral community?

The proposed North Ashchurch development is using the One Planet Living® framework in the design process to ensure the highest sustainability ambitions are achieved.

 One Planet Living® is a vision of a world in which people live happy, healthy lifestyles within their fair share of the earth’s resources, whilst leaving space for wildlife and wilderness. The framework is composed of a set of 10 principles that are used to plan, deliver and manage development that is sustainable. The principles span themes such as energy, materials and transport, as well as wellbeing, local economy, nature and water, enabling an holistic understanding of sustainability.

 The framework has been used to develop our sustainability vision for North Ashchurch.

For more information please visit our information board on Sustainability.

What are the timescales, how long will it take to deliver?

It is unlikely any development would start before 2026, at the earliest.  The development will provide a sustainable location for new homes and facilities for the next 20 years.  Timing is ultimately driven by demand for new homes in the area.  The new homes provide the funding for the facilities so a careful plan to phase in both elements will be prepared and agreed with the council.

Following the events we will be considering feedback as we continue to work on determining which services and facilities will accompany the different phases of development.

Once finalised and approved, it will help to guide future planning applications in the area helping to provide a strategic and shared vision.

There will not be 4, 3 or even 2,000 new houses overnight.  The site will grow and develop naturally, in line with demand for housing in the area.

HIGHWAYS, ACCESS & TRANSPORT

How will local roads cope?

We know transport is a key issue and that there is peak hour congestion on the A46 corridor, as well as concerns about traffic use of local roads. New development will generate additional traffic, but we must manage any increase in vehicles very carefully, reducing this as far as we can, promoting sustainable travel but also delivering real improvements to aid traffic flow and safety.

The garden communities’ proposals provide far better opportunity to effectively manage traffic than piecemeal, disconnected development. We’re undertaking significant work to assess existing traffic issues and analyse how to best manage and, wherever possible, improve the current situation. This work is ongoing alongside the highway authorities.

Providing primary and secondary schools, shops and services within the new community, minimises the need for people to travel in the first place – something smaller sites can’t do. This will also provide new facilities for existing communities, reducing the need for people to travel longer distances to reach everyday services.

Our proposals include investment to better manage the existing road network, as well as improving walking, cycling and bus routes and network rail plan to increase and improve services at Ashchurch station through the construction of an additional platform and enhanced train frequencies. We are working with Network Rail to help bring forward this key strategic improvement.

The planning application will need to demonstrate that the transport mitigation measures are suitable to accommodate the proposed development. Permission would only be granted if the highways authorities are satisfied that the transport mitigation measures are suitable to accommodate the proposed development.

How will the site be accessed?

Our access strategy proposes to deliver a new multifunctional central street to provide access to the development area, connecting Hardwick Bank Road to the A46, directing traffic away from the more congested areas of the town. This also allows capacity enhancements to be delivered at Aston Cross and local issues at Grange Road and Aston Fields Lane to be addressed.

Is a bridge still proposed?

We weren’t involved in the original bridge application. A bridge is proposed and is important to provide better local access and remove the existing level crossing. We believe we can design our proposals so the bridge sits sympathetically within the overall site.  Our masterplan and landscape strategy aim to, as far as possible, integrate the bridge into the local area and minimise the number of views to it.

Will there be bus and rail improvements?

There is an on-going project to review and promote improvements to the rail facilities/services in the Ashchurch area.

Some improvements, including additional service stops at Ashchurch Station are being discussed with the rail operators and development of the scale associated with the garden town is critical to help justify this request and the viability of an increased level of services.

We will also help to fund an enhanced bus offer, so it is high quality, effective and appealing.  

We will also help to fund an enhanced bus offer, so it is high quality, effective and appealing.

How can you improve cycle and pedestrian linkages to the station and Tewkesbury and wider area?

We are proposing an extensive walking and cycling network on the site, providing for the national cycle route and rights of way. and delivering improved local connectivity. We will also seek to deliver improved walking and cycling connections to connect to wider Northway, Ashchurch and to Tewkesbury, including enhanced provision along the A46 and through Ashchurch.

FACILITIES AND SERVICES

What facilities will you deliver?

We know there is an urgent need for new primary and secondary schools. We understand there is a demand for other service facilities in the area, but we want to hear your views on what’s needed the most before we finalise our proposals.

Ideas put forward so far include a new supermarket, a pub and a medical drop-in facility. Please do tell us what you think the area needs, either by attending one of our events or simply by emailing us again.

Will there be places people can work as well as live?

Yes, as well as job opportunities in the schools, shops and services proposed on site, there will be infrastructure for working at home as well as a range of workspaces designed to help smaller businesses thrive. Socio-economic studies will also be undertaken, these will include assessing employment needs in the area to help guide our design.

How will you guarantee the delivery of the facilities alongside the homes?

As part of the planning permission, legal agreements are drawn up with the local authority to ensure that facilities are provided.

New facilities benefit all – those in the wider area who can access them, those living on the site and the developers as they create a place people want to live and buy a new home.

Will everyone be able to access the new facilities?

Yes, they will be open to all. We are also keen to encourage sustainable modes of travel so in addition to enhanced bus services, we are including walking and cycling routes.

NATURE AND GREEN SPACES

What green spaces are proposed?

Around half of the site would be green space including a country park, places to walk and cycle, play areas for all ages, sports and recreation facilities, places to grow food and nature areas.

We’re designing the site in line with the Building with Nature Framework to enhance the biodiversity on site and connect people with nature with the intention of gaining an accreditation. The landscape strategy for the garden communities’ proposal is categorised into biodiversity landscapes, interactive landscapes, water sensitive landscapes and active landscapes.

The suggestions made at the Council’s workshops have been incorporated within our masterplan design and we look forward to hearing your ideas.

Will there be sports facilities such as tennis courts, all-weather football pitches?

There will be a range of indoor and outdoor sports facilities. We would be interested to know what you think is needed in the area to complement existing facilities.

There will also be space for the development of other facilities in the future, to meet local demand at that time.

How will you protect wildlife habitats?

As a garden town, the “green” elements within it are key to its character and identity. We will include features within the proposals that not only maintain its ecological value, but enhance it. We’ve undertaken surveys across the full extent of the site and have a good understanding of what’s here, and what’s not here.

Any future planning application would include habitat assessments, protection and mitigation measures, and detail how the mandatory 10% Biodiversity Net Gain can be achieved.

The sustainable drainage features would incorporate ponds and swales which provide fantastic habitat opportunities as well as benefiting the design and sense of place.

How will you protect existing spaces, such as bridleways, footpaths and greenery?

All existing Public Rights of Way (PRoW) will be incorporated into the masterplan and new footpaths and cycle routes connected to them to create a comprehensive network. The current dangerous railway crossings will be replaced with better routes, being accessible to everyone.

The new walking and cycling network will comprise the connected street network, enhancements to the existing public rights of way crossing the site, and new public green links which will provide a key walking and cycling link, suitable for all-weather use.

Can you include green buffers between new and existing communities?

Yes.  This is a fundamental element of our draft Framework Masterplan which proposes a network of multi-functional green open spaces that will serve all age groups of the existing and new communities.

Furthermore, landscape buffers, planting and land uses are being carefully considered to maintain the integrity and value of individual homes, Aston on Carrant, Northway, Ashchurch, Aston Cross, Tewkesbury and other local villages, as well as the wider landscape context of the Cotswolds National Landscape. These buffers will provide characterful planting, acting as visual buffers to the development, of an appropriate size and composition to maintain the individual identity of new and existing neighbourhoods and in particular the hamlet of Aston on Carrant.

The early plans we are sharing show how we’re intending to preserve the identity of nearby settlements whilst ensuring the facilities within the new development are accessible to them.

In addition, new development proposals must preserve or enhance the setting of special buildings and structures to maintain their integrity. Landscape buffers, planting and land uses are being carefully considered to maintain integrity and setting.

As well as seeking to retain existing features, new tree planting will enhance the character of the new place. We are considering where, what and how, both to make the site as attractive as possible and protect views from key locations in the surrounding area.