Pre-Submission City Plan

Policy SA02: Land at Barnwood Manor

Ward / Postcode / GeoRef

Barnwood / GL4 3JX / E: 386341 N: 217774

Gross Site Area:

1.95 ha.


Approximately 30 residential dwellings.

Description and overview

Occupied and functioning sheltered retirement accommodation. The nursing home is not included in the allocation and would remain as a fully functioning facility. The site is situated in a residential area and would provide the opportunity for the intensification of residential use, whilst protecting the setting of the listed manor building.

Site specific requirements and opportunities

Design and layout

  • Increase density whilst maintaining the setting of the Listed Building.
  • Improve legibility and connective through the site between Barnwood Road and Barnwood Arboretum.
  • Improve frontage and overlooking to Barnwood Road and North Upton Lane. Maintain pedestrian access to Wotton Brook from the surrounding dwellings.

Historic environment

  • Built heritage and archaeological assessments.
  • Protection of the setting of the Listed Manor.


  • Improved Green Infrastructure corridor through to Barnwood Arboretum / Park and Local Wildlife Site (LWS).
  • Retention of naturalised watercourse.
  • Lighting scheme that retains darkness to protect local otter population using Wotton Brook.
  • Bats survey: Building inspections (and any required emergence/re-entry surveys) and activity survey.
  • Bird survey: Not required, but vegetation scheduled for removal between March and August must be checked for evidence of breeding birds.
  • Otter and water voles survey: Survey of watercourse for recent evidence of presence.
  • Reptiles: To assess presence.

Flood risk

  • Site-specific Flood Risk Assessment is required if any development located within Flood Zones 2 or 3 or greater than one hectare. Other sources of flooding should also be considered.
  • Assessment and implementation of Sustainable Drainage Systems (SuDS) in accordance with general advice and site-specific recommendations in the Strategic Flood Risk Assessment (SFRA) Level 2 (September 2019).