Publication: Pre-Submission Gloucester City Plan

Pre-Submission City Plan

Policy SA11: Land rear of St Oswalds Retail Park

Ward / Postcode / GeoRef

Westgate / GL1 2SR / E: 382738 N: 219372

Gross Site Area:

6.44 ha.


Residential: Approximately 300 dwellings.

Description and overview

Large brownfield site to the west of the Tesco superstore at St Oswalds. A railway line runs the length of the southern boundary. To the north is residential development and older people's housing in the form of St Oswalds Village. To west of the site lies Archdeacon Meadow which is in the floodplain of the River Severn.

Site specific requirements and opportunities

Design and layout

  • Provide/improve cycleways and pathways, including linkages and integration with the GI network and the provision of level pedestrian access to Westgate Park and Severn Way.
  • Opportunities to enhance green corridor along railway and create an appropriate buffer.
  • Routes should be created across the site to create a legible link from Westgate park to the adjacent retail uses.
  • Residential uses should be carefully sited to avoid conflict with the adjacent retail use.
  • Buildings located to make the most of views of the Cathedral and surrounding countryside.

Open space

  • Provision of new open space to provide for the needs of the new community as well as to address identified shortfalls within the existing community at Dexter Way and Longhorn Avenue. To include a Locally Equipped Area for Play.

Historic environment

  • Archaeological Assessment: This is a former unregulated landfill site with made up ground and there is unknown archaeological potential.


  • Retention of some areas of brownfield habitat for brownfield species.
  • Creation of:
  • Green habitat / landscaping suitable for invertebrates and reptiles.
  • Nutrient poor dry conditions using rock, gravel, rubble encouraging high flower abundance of native nature rich species.
  • Patches of bare ground, exposed earth banks, seasonally wet areas.
  • Green and brown roofs will be required on some buildings.
  • Bat survey: To assess their use of the site.
  • Bird survey: None, but vegetation scheduled for removal between March and August must be checked for evidence of breeding birds.
  • Reptile survey: To assess presence.

Air Quality

  • The site is in close proximity of Priory Road AQMA, all proposals for development should demonstrate their compliance in meeting EU limit values and national objectives for air pollutants. The development must be consistent with the Local Air Quality Action Plan.

Flood risk

  • A site-specific Flood Risk Assessment is required if any development located within Flood Zones 2 or 3 or is 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).