Draft Gloucester City Plan 2016 - 2031

Draft Gloucester City Plan

Kingsholm and Wotton Ward

4.28     As a result of recent boundary changes, Kingsholm and Wotton ward has reduced in size. The ward is varied and interesting in terms of housing stock and neighbourhoods. It is close to the city centre and contains the city’s railway station and main hospital - Gloucestershire Royal Hospital. The ward is also home to Kingsholm Rugby Stadium, which is an important part of Gloucester’s cultural life and identity.

SA06: Former Civil Service Club, off Estcourt Road

Site description and overview:

Former playing fields and other sports facilities including changing rooms and a club house that has been lying vacant for a number of years.  Accessed from Estcourt Road, bounded by Denmark Road and Kingsholm Conservation Area to west, south and east. The adopted Gloucester Playing Pitch Strategy (PPS) identifies a shortfall of playing fields in the City to provide for current and future needs.  However, the site has been sold to a development company and there is very little chance that the site will be reinstated for community sports use.  With this mind, the Council will consider the redevelopment of part or the entire site provided that significant contributions are made by the developer in the context of the sports facilities lost from the site and the needs identified in the PPS.  This could take the form of: retained playing pitches and ancillary facilities on part of the site as well as financial contributions to improve existing facilities elsewhere and/or the redevelopment of the whole site but with significant financial contributions for sports facilities elsewhere.

Gross site area: 3.6 ha.

Summary of responses to previous consultation:

  • Concern regarding the loss of the playing fields and open space.
  • Consider as potential location for Gloucester City Football Club.
  • Well located in relation to the City Centre, but potential to generate a significant number of trips that will need to be considered.
  • Need to check BGS maps for this site.

Proposed allocation:

  • Residential development - 20  dwellings.

Constraints:

  • Flood risk (majority of site is in Flood Zone 2).
  • Conservation areas to south, east and west.
  • The site has been shown to contain some archaeological remains – archaeological mitigation may be required as part of any development.
  • Previous use of playing fields, built sports facilities and ancillary facilities. 

Sustainability Appraisal findings:

  • Major negative SA scores for flood risk. Problematical and improbable because of known sustainability issues; mitigation likely to be difficult and/or expensive.

Site specific requirements:

  • 20 dwellings.
  • New public open space.
  • New contribution to formal sports provision.
  • Neighbourhood play area for children.

SA07: 67-69 London Road

Site description and overview:

This is a small brownfield site with residential uses to the north, west and east and BBC Radio Gloucestershire studios to the south. The site currently has two long-term vacant office units and there is an opportunity for demolition and redevelopment for residential development. The site is located in close proximity to the city centre and has excellent links to the sustainable transport network. 

Gross site area: 0.35 ha.

Summary of responses to previous consultation:

  • No comments specific to this site.

Proposed allocation:

  • Residential development of 30 dwellings.

Constraints:

    • London Road Conservation Area.
    • Archaeological potential owing to proximity of Roman Road Further archaeological assessment and mitigation may be required.
    • Mature trees located around periphery of site.

Sustainability Appraisal findings:

  • No negative SA scores given.

Site specific requirements:

  • Redevelopment of a brownfield site to include approximately 30 dwellings.
  • Retention of trees with Tree Preservation Orders (TPO) on site.

SA08: Wessex House, off Great Western Road

Site description and overview:

This site has been vacant for a considerable period of time and was previously used by an electrical wholesaler. It is located in close proximity to Gloucestershire Royal Hospital and has connections to other uses within the wider area including residential and business. It is also located within the boundary of the Housing Zone.  It is also located in very close proximity to the city centre and has excellent access to the sustainable transport network, being adjacent to the bus and rail interchange (which will be subject to significant improvements as part of the King’s Quarter redevelopment). However, connectivity to the city centre and stations is poor being via an underpass which is in need of significant improvement.  The site offers the opportunity for redevelopment to provide for a range of uses, including residential or employment, along with improvements to the underpass.

Gross site area: 0.25 ha.

Summary of responses to previous consultation:

  • There were no comments specific to this site.

Proposed allocation:

  • Residential or employment.
  • Potential for educational use.

Constraints:

  • The site has unknown archaeological potential. Further archaeological assessment and mitigation may be required.
  • Noise and vibration from railway.
  • Possible contamination from former railway uses.

Sustainability Appraisal findings:

  • Minor negative impacts on sustainable transport and traffic.

Site specific requirements:

  • Redevelopment of a brownfield site to include residential units.
  • Improvements to station underpass.

SA09: Great Western Road Sidings

Site description and overview:

Extensive area of railways sidings to the south of Great Western Road and north of Metz Way. The site contains vacant and redundant buildings, railway tracks and open scrubby land. Access is from Great Western Road. The site is still in operational use by Network Rail, but is being marketed and may in future be accessible to the Homes and Communities Agency (HCA). The HCA are actively looking to accelerate housing delivery at this site via the Gloucester Housing Zone. Freight sidings are either currently being relocated to southern triangle or there is a future plan to undertake this. As of September/October 2016, the University of Gloucestershire has proposed using part of the site (1.15 ha) directly opposite Gloucestershire Royal Hospital’s main entrance for a University Technical College. Their proposals include a new three storey building, car parking, landscaping and two five-a-side football pitches.

Gross site area: 4.34 ha.

Summary of responses to previous consultation:

  • The site would be opened up if a new entrance to the station were to be provided giving access onto platform 4.

Proposed allocation:

  • University Technical College.
  • Residential development, 100 dwellings.
  • Whole site may lend itself well to employment development.

Constraints:

  • Noise, vibration & air pollution from railway.
  • The site contains significant built heritage assets, and has the potential to contain significant archaeological remains. Further archaeological assessment and mitigation are likely to be required.
  • Contamination from former railway use.

Sustainability Appraisal findings:

  • Minor negative impacts on sustainable transport & traffic.

Site specific requirements:

  • University Technical College.
  • 100 dwellings.
  • New strategic cycle and footway linking to the city centre and to any future development on site SA05, Allstone site, Myers Road.
  • Large children’s play area.
  • Formal sport provision.
  • Public open space.
  • Improvements to station underpass.