M5 'dormitory town' near Cheltenham gets go-ahead amid opposition
Plans to create the town for 9,000 people faced major opposition
Last updated 29th May 2025
A massive “satellite town” of almost 9,000 people on the outskirts of Cheltenham has been given the go-ahead today after approval by a second council.
The Elms Park development near junction 10 of the M5, which is expected to be developed in phases over 20 years, was approved by Tewkesbury Borough planners this morning who described it as the biggest decision they have ever had to make.
The 4,115-home Elms Park development off the A4019 Tewkesbury Road near Uckington was also granted permission by Cheltenham Borough Council this afternoon (May 29).
There has been strong opposition to the outline proposals with more than 100 people objecting and seven nearby villages against the scheme.
It is feared the Elms Park development, which features almost 60 acres for employment land including a 25-acre business park, a hotel and shops, cafes, restaurants, pubs and takeaways, will have a “disastrous effect” on the area.
Objectors fear it will lead to a huge increase in traffic and area pollution as well as overwhelming health services and other services.
They also raised concerns about the design and appearance of the housing developments, road safety, traffic and parking concerns as well as pollution, flooding risk, overlooking and that the scheme conflicts with planning policies. Cheltenham Civic Society was among those who objected to the plans.
Its chairman Andrew Booton described the Elms Park proposal as a “massive dormitory satellite of Cheltenham” which is far too focused on its links with the M5 than its links with the spa town.
Gloucestershire police and crime commissioner Chris Nelson had called for the plans to be postponed due to a lack of agreed funding for a new police station.
He said the constabulary is considering legal action over the issue. However, the Elms Park Consortium, which is led by housebuilders Bloor Homes and Permission, say the £2.5 billion scheme will provide 1,000 affordable homes and up to 4,000 jobs will be created, including 30 apprenticeships per year during construction.
A modern 10-hectare business park will also be built as part of the proposals along with new schools, healthcare facilities and a transport hub.
The developers anticipate that Elms Park will generate up to £300 million gross value added per year for the local economy.
The site lies outside the green belt and falls entirely within an area of land allocated for development in Gloucester, Cheltenham and Tewkesbury’s joint planning strategy. Council officers at both authorities recommended approving the scheme.
Case officer Paul Instone told the meeting the housing delivered at the site will go towards Cheltenham’s numbers not Tewkesbury Borough’s despite the site being split between the two authority areas. Kevin Pascoe, owner of Fairfield, said his family has been at that home for more than 30 years.
He said he was alarmed by the inclusion of his property in the proposals and would have expected developers would have spoken to them about it first. “They have not spoken to us at all,” he said.
“We believe we are being misrepresented and take strong exception to it. Our property has been included without our consent. We require it to be removed.”
He said they were contacted by Bloor in 2009 and in 2015 and declined to take part in the development.
Mr Pascoe said they would sell the home at a time that suits them and relocate and he was also blocked from speaking at the planning committee in Tewkesbury earlier in the day.
Officers said there was only one slot per objector to speak at the meeting which had already been taken. Rob White, agent for the applicant, spoke at the meeting and called on councillors to approve the scheme.
He said the joint core strategy established North West Cheltenham as a fundamental strategic allocation. “The principle of development is consistent with the development time,” he said.
“The recommendation for approval is an especially important step on the way to delivering this plan-led new community. The housebuilders have committed over £10million to get to this point.
“Elms Park will also make a significant contribution to the M5 junction 10 shortfall funding.” He said the development represented a £2.5 billion pounds investment in the area.
“It will contribute £300 million a year into the sub-regional economy, creating and supporting over 8,000 new jobs, with 30 apprenticeships a year during construction over 20 years.
“Over 4000 new homes will be built, providing for a new community of around 9000 residents, many of whom will already be living in the area.”
He said 35 per cent of the new properties would be affordable and include 200 bungalows “Approximately £50 million pounds will be spent on providing new schools, including a secondary school and two primary schools on site.
“Approximately £25 million will be spent on community infrastructure, including a GP healthcare centre, neighborhoods and local community centres delivered on site. A sports hub containing new facilities for cricket, football, tennis, and an all-weather 3G pitch will be provided on site along with significant contributions to local rugby and hockey clubs.
“A transport hub, including a 350 space park and ride interchange with new bus services and electric vehicle charging stations, tens of kilometers of new on-site and off-site cycleways and footpaths. Both Bloor Homes and Persimmon Homes are recognised as five-star house builders, ensuring build quality throughout their developments.
“They are committed to bringing forward Elms Park as a well-designed, sustainable and healthy place where the new community can thrive.”
James Cornish, chairman of Swindon Parish Council also spoke at the meeting. He said the council’s planning portal was “not fit for purpose” and spoke of how residents struggled to access documents.
“We recognise the need for new housing in Cheltenham and truly believe that Northwest Cheltenham is a solid option to bring in extra capacity for our growing community. That said, we are disappointed by how long it’s taken to get here.
“On traffic and transport, we support the proposed grampian condition, the limiting of numbers being no more than 260 homes before interim measures at the M5 Junction 10 are in place, 1,711 new homes before the full scheme kicks off, and 3,327 dwellings before the scheme is finished.
“However, these conditions are based on modeling undertaken by Gloucestershire Highways which falls outside of the planning application consultation process. As such, we haven’t been able to scrutinise at least independently.
“Traffic modeling is very sensitive to its starting assumptions and best practice would include sensitivity modeling to look at any potential edged effects. We simply do not know if this has been done.
“Therefore, we ask the committee to modify the proposed grampian condition to limit the total number of new homes to 1,711 until robust evidence is provided for public scrutiny. On services, we have serious concerns about the lack of detail and how services like schools and healthcare will be affected.”
Ward councillor Flo Clucas (LD, Swindon Village) called on the decision to be postponed or a condition included to secure funding for the M5 junction 10 improvements. “I would ask the committee to consider a deferral until the government has confirmed the cash for junction 10 or that a new condition is added to the decision to prevent building new homes on the site until such confirmation is forthcoming.
“You also have to consider emergency service access with narrow lanes, construction traffic, no confirmed infrastructure upgrades. There’s a real delay and we risk losing the trust of residents if we don’t take this forward.”
Cllr Tony Oliver (LD, Warden Hill) asked if there was any indication as to when funding for the junction 10 improvements would be confirmed. Officers said there could be an announcement as soon as next week.
During the debate, chairman Garth Barnes (LD, College) said it was an application that has “been on the books for some considerable time”. “We’ve actually agreed to the principles and done the pain over that. Now we have the opportunity of endorsing over 4,000 homes to add to our five year supply.”
He said approval would “hopefully” prevent developers from challenging the council on its five year housing land supply and submitting plans they are not happy with. “If we did turn this application down, a refusal would expose us to appeals with a certain amount of complications,” he said.
He said it was a such a huge scheme for Cheltenham that provides the opportunity for 35 per cent affordable homes and it would benefit the spa town greatly, he believes. “This is going to be adding a bonus to our economy in Cheltenham. The fact we are going to get a contribution to the M5 junction 10 is hugely important.
“Without this scheme that would be doubtful.” He said it was rare for him to put forward his views as chairman but called on the committee to approve the scheme.
“You have to break eggs to make an omelette, even if that omelette is not of your taste,” he said. Cllr Frank Allen (LD, Swindon Village) said the application marked a new chapter for Cheltenham.
He said the schools would be very beneficial as well as the health facilities. But he said traffic is “going to be the real sticking point” and said he was disappointed by the lack of consultation.
And Cllr Tony Oliver (LD, Warden Hill) said he had lived in the town all his life and it is a tragedy to lose that countryside but housing is needed in the town. “I’m going to support it,” he said.
And Cllr Simon Wheeler (LD, Hesters Way) said he had concerns over traffic but said young people need homes and when he bought his property it was relatively cheap – £4,000. “We really do need houses for all people,” he said. “This will deliver that.”
The planning committee voted unanimously to approve the scheme.