Land at Fleet Lane, Twyning, Tewkesbury, GL20 6DL.

Introduction

An outline planning application (with all matters reserved except access) is being prepared for residential development for up to 49 dwellings on Land at Fleet Lane, Twyning, Tewkesbury, GL20 6DL. The proposed access is from Fleet Lane.

This public consultation is being undertaken before the submission of an outline planning application in line with best practice set out in the National Planning Policy Framework (December 2024) to present the draft proposals to the local community and to receive comments and views on the proposed development.

The site, which sits within an evolving residential “edge-of-village” context adjacent to a recently approved residential development on the western side of Downfield Lane by Newland Homes, will deliver much-needed residential development. More details on this matter are found under the Context tab.

This public consultation is being run by Corylus Planning and Environmental Ltd on behalf of the applicant, Innova Consulting Services.

Site Location

The site area is approximately 3.76ha. The site is made up of two fields to the east of Twyning, one larger than the other, with hedgerows and trees dividing them up. It sits next to Cotswold Grange Country Park to the north-east, the River Avon and farm buildings at Fleet Farm to the east, Fleet Lane to the south, and Downfield Lane to the west. The location of the site is further illustrated in the satellite image below. Existing residential development is located to the West of Downfield Lane, including a development by Newland Homes for 47 homes which is under construction.

LOCAL PLAN ALLOCATION

In the Development Plan, Twyning is one of 12 service villages identified as a suitable location for housing.

The Proposal

The Indicative Masterplan has been informed by technical survey work. It shows how the following could be provided;

Approximately 49 dwellings, including affordable housing.
Public Open Space
New access from Fleet Lane from South.

The development will include open space to the east, adjoining the River Avon, which will provide a valuable publicly accessible green area that remains free from built development, creating an attractive amenity for existing and future residents alike. It will also deliver wider environmental benefits by incorporating resilient planting and habitat creation, including species-rich grassland, wetland margins and strengthened hedgerows, helping to secure Biodiversity Net Gain while maintaining a soft, landscaped transition to the river corridor.

The development will also provide a network of new public footpaths, including mown paths around the site and a dedicated footpath connecting Cotswold Grange Country Park to the village, improving pedestrian permeability and encouraging everyday walking and informal recreation. Set within landscaped open space and a grassed buffer, these routes will create attractive, safe and accessible circular walks for existing and future residents, enhancing enjoyment of the site’s green infrastructure and wider riverside setting.

The proposals will also deliver a strong green infrastructure network by retaining and reinforcing existing boundary trees and hedgerows, alongside substantial new trees and hedgerow planting throughout the site. This approach will also soften the appearance of built development and create a more attractive, landscape-led scheme.

The development will also include an Equipped Local Area of Play, located beside the Fleet Lane entrance, which will provide a visible, easily accessible and welcoming facility for the wider Twyning community, not just future occupiers of the new development. Its prominent position within the public realm will encourage informal play, social interaction and healthy outdoor activity for local children and families.

The Indicative Masterplan shows how development could be delivered at the site, including the associated infrastructure and landscaping. Strategic landscape planting to supplement existing field boundaries will provide an enhanced landscape setting around the outer perimeter of the site and limit views of the development from Downfield Lane and Fleet Lane.

Under the Environment Act (2021) the scheme is required to provide 10% Biodiversity Net Gain (BNG), this will be achieved through a mix of onsite and offsite biodiversity enhancements.

985-LD-100 Illustrative landscape masterplan.jpg

Indicative Masterplan

dEVELOPMENT PLAN

In the Development Plan, Twyning is one of 12 service villages identified as a suitable location for housing.

Nearby DEVELOPMENTS

Recent developments at Twyning include 22 homes south of Fleet Lane and 47 dwellings on the immediately adjoining land to the east at Fleet Lane. The site of 22 homes was allocated in the Twyning Neighbourhood Plan for residential development, whereas the site of 47 dwellings was not allocated in either the Tewkesbury Local Plan or Twyning Neighbourhood Plan, but the residential development of the site was instead accepted at planning appeal (Appeal Ref: APP/G1630/W/21/3280979).

There is currently a live planning application on a small field to the east of the site, submitted under planning application reference: 25/00887/FUL, which is a detailed application for 15 dwellings (including 6 affordable homes) and associated works, located at Parcel 3200 Rear of Appledore and Tanglewood, Goodiers Lane, Twyning, Tewkesbury, Gloucestershire.

fURTHER DEVELOPMENTS

The applicant is intending to submit an outline application at the site in a few months’ time. The application will be supported by a range of technical evidence including ecology; heritage; transport; landscape; flood risk and drainage; and noise studies.

There will be a requirement for the development to provide onsite affordable housing, biodiversity net gain and sustainable drainage. Off-site contributions may be requested towards education and health.