The Yard Exmouth Court 1 Exmouth Street Cheltenham Gloucestershire GL53 7NR

1. 1.The application site is located to the rear of, and enclosed by, residential and commercial properties that front Bath Road, Exmouth Street, Exmouth Court and Hermitage Street, and lies within the Leckhampton Character Area of Cheltenham's Central Conservation Area. Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) requires special attention to be paid to the desirability of preserving or enhancing the character or appearance of conservation areas. The proposed dwelling would be two storeys in height and would occupy the majority of the plot width, extending to within approximately 600mm metres of shared site boundaries. By reason of its siting, scale, massing, form, design, materials and overall appearance, the proposed development would appear as an incongruous, discordant and visually intrusive addition within this constrained backland location. The proposals would fail to respect the established character and grain of surrounding development and would detract from the character and appearance of the conservation area, resulting in harm to the significance of this designated heritage asset. Furthermore, the varied palette of external materials, the use of render, and reliance on obscure glazing and limited fenestration on certain elevations to mitigate overlooking and other impacts on neighbouring properties, collectively indicates a contrived design response to the constraints of the site. This results in a disjointed architectural composition and demonstrates that the site cannot satisfactorily accommodate a dwelling of the size and scale proposed. As such, the proposals represent an overdevelopment of the site. PLANNING: PLACE AND GROWTH CHELTENHAM BOROUGH COUNCIL • P.O. BOX 12 • MUNICIPAL OFFICES • PROMENADE • CHELTENHAM • GLOS • GL50 1PP In accordance with policies HE4 and HE6 of the NPPF (2026), no clear or convincing justification has been provided for the heritage harm identified. Whilst the proposals would deliver limited public benefits, including the provision of a self-build dwelling, these benefits would not outweigh the harm arising to the significance, character and appearance of the conservation area and the locality in general. Overall, the adverse effects of the development would significantly and demonstrably outweigh the benefits. The proposals are therefore contrary to adopted policy D1 of the Cheltenham Plan (2020), adopted policies SD4 and SD8 of the Joint Core Strategy (2017), Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) and the guidance set out within Chapters 14 and 20 of the National Planning Policy Framework (2026).
2. 2.The proposed dwelling, by reason of its size, scale, massing, height, siting, materials palette and proximity to neighbouring properties and shared boundaries, would result in an overbearing and intrusive form of development that would cause unacceptable harm to the amenities of neighbouring land users through overlooking, loss of privacy, loss of outlook, increased sense of enclosure and an unduly overbearing and dominant visual presence. The proposals would also fail to achieve appropriate separation distances between windows and neighbouring properties, which would increase the potential for unacceptable overlooking and loss of privacy. The development would therefore have a significant adverse impact on the living conditions of neighbouring residents and would fail to provide acceptable living conditions for future occupiers of the proposed dwelling. Accordingly, the proposed development is contrary to policy SL1 of the Cheltenham Plan, policy SD14 of the Joint Core Strategy and the design objectives of the National Planning Policy Framework (2026).
3. 3.The proposal fails to demonstrate that vehicles can safely enter, manoeuvre within and leave the site without undertaking reversing manoeuvres within Exmouth Court, a publicly maintainable highway and public footpath serving residential and commercial properties. The submitted layout does not provide adequate turning facilities, and no swept path analysis or other technical evidence has been provided to demonstrate that safe vehicle movements can be achieved without prejudice to the safety and convenience of pedestrians and other highway users. The proposed development is therefore contrary to policy INF1 of the Joint Core Strategy (2017) and the guidance set out within Chapter 15 of the NPPF (2026).
4. 4.The proposed development, by virtue of resulting in a net increase in dwellings, would result in an adverse effect on the integrity of the Cotswold Beechwoods SAC; however, no mitigation is proposed to address the impacts of the proposal on the SAC. Without appropriate mitigation, the proposed development is likely to have a significant effect on the Cotswold Beechwoods SAC through increased recreational pressure. The proposed development is therefore contrary to adopted policy BG1 of the Cheltenham Plan (2020) and the aims of The Conservation of Habitats and Species Regulations 2017.
5. 5.No section 106 Agreement has been completed to ensure that the development would be delivered as a self/-custom build dwelling and thereby exempt from the mandatory 10% Biodiversity Net Gain requirements. In the absence of an agreement, the proposed development is contrary to Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021) and adopted policies INF6 and INF7 of the Joint Core Strategy (2017).
6. 6.The application is not supported by sufficient and up-to-date ecological survey information to enable a full assessment of the impacts of the proposal on protected species and their habitats. As protected species are a material consideration in the planning process, the Local Planning Authority lacks the necessary information to determine the likely impacts of the development and whether the statutory tests for licensing under the Conservation of Habitats and Species Regulations 2017 (as amended) could be met. Consequently, the proposal is contrary to Policy SD9 of the Joint Core Strategy (2017) and national planning policies and guidance that seek to conserve and enhance biodiversity and protect legally protected species. This decision notice should be read in accordance with the Planning Officer’s Report which details the material considerations relevant to the proposal and the reasons for the decision made.

From the council's decision notice.

Postcode

GL53 7NR

Date validated

17 June 2026

Consultation end

23 July 2026

Target decision date

15 September 2026

Architect profile

JW ARCHITECTURAL STUDIO LTD

Case officer

Mrs Lucy White

Documents

31