The Rectory Elkstone Cheltenham Gloucestershire GL53 9PD

1. 1.The site is adjacent to the Grade II listed Rectory. The Local Planning Authority is statutorily required to have special regard to the desirability of preserving the building, its setting, and any features of special architectural or historic interest it may possess, in accordance with Section 66(1) of the Planning (Listed Building and Conservation Areas) Act 1990. The site is also adjacent to the Elkstone Conservation Area, being situated between the two separate designated areas. The proposed change of use of the manege to residential land, together with the outbuilding and landscaping works, would introduce domestic landscaping, structures and paraphernalia into open agricultural land that contributes to the rural setting of the Grade II listed Rectory. It would also encroach residential development into the open countryside that separates the two parts of the village within the Elkstone Conservation Area, eroding its rural character and historic separation. DCREFULZ 010013392086 26/02389/FUL The proposed outbuilding would be overly large and domestic in character, with a hipped roof, domestic-style fenestration and unconvincing design, and would be prominent and dominant in its isolated location. The linear artificial pond and paving would also appear incongruous and overly domestic. These elements would serve to further erode the rural character of the site and its contribution to the rural setting of the listed building and Conservation Area. The development would result in harm to the significance and settings of designated heritage assets, and the limited public benefits, including the removal of the existing manege, would not outweigh the level of harm identified. The proposal is therefore contrary to the Cotswold Design Code, Local Plan Policies EN2, EN10 and EN11, and National Planning Policy Framework Policies DP3, HE4, HE6 and HE9. The proposed development would also fail to meet the requirements of Sections 66(1).
2. 2.The site is located within the Cotswolds National Landscape (formerly Area of Outstanding Natural Beauty). Section 85(A1) of the Countryside and Rights of Way (CROW) Act 2000 (as amended by Section 245 of the Levelling- up and Regeneration Act 2023) states that relevant authorities have a duty to seek to further the purpose of conserving and enhancing the natural beauty of the landscape. The proposed change of use of the site from equestrian to residential land, together with the introduction of domestic landscaping and features, would erode the rural character of the site and its contribution to the Cotswolds National Landscape. The proposed outbuilding would be overly large and domestic, with an incongruous non-traditional hipped roof and a confused front elevation combining agricultural and domestic-style openings. The formal, artificial garden features would be out of keeping with the prevailing character of the open countryside. The encroachment of residential land into the swathe of agricultural land between the two built-up areas of Elkstone would also erode their historic separation and dilute the settlement's organic growth pattern, which are identified as harmful landscape implications for development in this part of the National Landscape. The development would therefore fail to conserve the character and special qualities of the Cotswolds National Landscape, contrary to Local Plan Policies EN4 and EN5, and NPPF Policy N4.

From the council's decision notice.

Postcode

GL53 9PD

Parish

Elkstone

Date validated

25 August 2026

Consultation end

23 September 2026

Target decision date

23 October 2026

Case officer

Jordan Hawes

Documents

14