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Tunley Farm Tunley Sapperton Cirencester Gloucestershire GL7 6LW

S.25/2022/FULFull Planning ApplicationRefused
Full

Refused on 11 December 2025

Council decision: RefusalDelegated (officer decision)4 reasons for refusal

Site boundary (council red line)

Proposal

Change of use of agricultural land to residential (C3) and the erection of pool house, swimming pool and terrace area.

Received
17 October 2025
Decision level
Delegated (officer decision)
Ward
Bisley Ward
  1. Received17 Oct
  2. Validated17 Oct
  3. Consult.27 Nov
  4. Target
  5. Decided11 Dec

Decided in 55 days (council typically 49)

About this application

This is a full planning application for a change of use at Tunley Farm Tunley Sapperton Cirencester Gloucestershire GL7 6LW. Stroud has handled 3,349 applications of this type. This one was decided in 55 days, 6 days longer than Stroud's typical decision time. There have been 2 other applications at this address. In the past year there have been 65 applications across Bisley Ward. We hold 3,517 applications in total for the GL7 postcode area.

86% of full applications at Stroud District Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. No demonstrable justification has been submitted to accord with the exception criteria of policy CP15. The proposal would result in a harmful residential encroachment into the open countryside as such, the proposal is contrary to Policy CP15 of the Stroud District Local Plan (2015).
  2. The site is located within the Cotswold National Landscape and the development would result in the erection of highly engineered structures which would erode the existing rural sloping character of the site, resulting in harm to the character of the site and the wider National Landscape. The proposal is contrary to Local Plan Policy HC8, ES7, CP14, Paragraph 189 of the NPPF, and Section 245 (Protected Landscapes) of the Levelling-Up and Regeneration Act 2023.
  3. There is insufficient information to be able to adequately assess the impacts on biodiversity in accordance with Policy ES6 or demonstrate that the proposed development will be able to deliver mandatory Biodiversity Net Gain (BNG) and address the requirements of the Environment Act 2021 Schedule 14, Schedule 7A of the Town and Country Planning Act 1990.
  4. There is insufficient information to be able to adequately assess the impacts on trees in accordance with Policy ES8 of the Stroud District Local Plan.

From the council's decision notice.

Application details

Postcode
GL7 6LW
Application type
Full Planning Application
Scale / size
Small
Parish
Bisley With Lypiatt Parish Council

Planning application dates

Date validated
17 October 2025
Consultation expiry
27 November 2025
Consultation end
27 November 2025

Applicant and agent

Agent address
Verity & Beverley Ltd The Coach House 4 The Chipping Tetbury Gloucestershire GL8 8ET

Additional information

Documents
11

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • National Landscape (AONB): Cotswolds
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (21)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Stroud

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