What the new Local Plan’s housing sites mean for homeowners

The joint Strategic and Local Plan being prepared by Cheltenham, Gloucester and Tewkesbury councils proposes around 750 homes on roughly 40 hectares of Green Belt between Hyde Lane and Swindon Lane, on Cheltenham’s northern edge. As estate agents in Cheltenham, we’re already hearing questions from homeowners nearby. The short answer is that nothing is final yet: the plan is still a proposal, a formal consultation is expected this autumn, and residents have a genuine chance to shape what happens next.

What is the Strategic and Local Plan?

The Strategic and Local Plan is a shared planning framework for Cheltenham, Gloucester and Tewkesbury. It sets out where new homes, jobs and infrastructure could go over the coming years, and which sites councils consider suitable for development. Once adopted, it becomes the main reference point for planning decisions, so the sites it includes, and the conditions attached to them, matter a great deal to the people who live alongside them.

What is proposed between Hyde Lane and Swindon Lane?

The site under discussion covers about 40 hectares of land currently designated as Green Belt, between Hyde Lane and Swindon Lane on the northern side of the town. The proposal is for around 750 homes. Releasing Green Belt land is never a small decision, and it is likely to attract strong views on both sides. It is worth stressing that inclusion in a draft plan is not the same as planning permission, and any scheme would still need to go through the usual application process.

When will residents be able to comment?

The next steps are pre-submission approval by the councils, followed by a Regulation 19 consultation, both expected this autumn. The timetable has moved before, so it is sensible to keep an eye on official announcements rather than rely on a fixed date. A Regulation 19 consultation is the formal stage at which the public can comment on whether the plan is sound and legally compliant before it goes to an independent inspector.

How can homeowners take part in the consultation?

Taking part is more straightforward than many people expect. When the consultation opens, the most useful things to do are:

• Read the relevant sections of the draft plan and the site details, not just the headlines
• Submit a written response through the official consultation channels before the deadline
• Keep comments focused on planning matters such as roads, schools, drainage, green space and design
• Talk to neighbours and local groups, as well-evidenced responses tend to carry more weight.

Should homeowners near the site be worried about their property?

It is natural to wonder how a proposal like this might affect your home. Honestly, it is too early to say, and we would be wary of anyone who claims to know. Much depends on whether the site stays in the final plan, what infrastructure comes with it and how long any build would take. What we can say is that buyers generally value clear information, so if you are thinking of selling nearby, being open about the proposal and its status is the best approach.

How should you prepare if you are planning to move?

If you’re buying, it is worth checking the draft plan for any sites close to the streets you’re considering, and asking your solicitor to look at local searches carefully. If you’re selling, the proposal is unlikely to be the only factor buyers weigh up. Presentation, sensible pricing and an understanding of the wider market still matter most, particularly with the Bank of England holding the base rate at 3.75% in September and average fixed mortgage rates edging up.

Phillip Bishop of Perry Bishop commented:

‘Proposals like this understandably raise questions, and the best thing homeowners can do is read the detail and take part in the consultation when it opens. Draft plans can change a great deal before they are adopted, so it pays to stay informed rather than make decisions based on early headlines.’

If you live near the proposed site, or you’re weighing up a move anywhere in Cheltenham, our team at Perry Bishop would be happy to talk through what the Local Plan could mean for you. Get in touch for an honest, local conversation with no pressure attached.