Ampney Crucis
A small village proposed to nearly quadruple in size
246
Current homes
660
Strategic allocation
906
Total homes
268%
Growth
What the Local Plan Proposes
| Source | Homes |
|---|---|
| Existing village | 246 |
| Strategic allocation | 660 |
| Total | 906 |
- Ampney Crucis currently has 246 homes - a small village
- The proposal would add 660 homes - a strategic-scale development
- The village would grow by 268% - nearly quadrupling
- At 906 homes, it would be larger than many current Principal Settlements
Ampney Crucis is outside the National Landscape, on the A417 corridor between Cirencester and Fairford.
Source: Local Plan Tables 3 and 4
CDC's Own Evidence
From the Council's published evidence base documents
The following findings come from CDC's own technical studies. You can cite these in your consultation response.
"Almost Tripling in Size"
Source: Integrated Impact Assessment, November 2025
"Villages will be almost tripling in size" under Scenario 5 — Ampney Crucis is explicitly named alongside Preston and Down Ampney.
— Integrated Impact Assessment, November 2025
This is a direct quote from CDC's own sustainability assessment. The Council acknowledges the dramatic scale of transformation proposed.
Settlement Classification Anomaly
Source: Settlement Role & Function Study, November 2025
Ampney Crucis scores only 5.9 points in the Settlement Role & Function Study - classified as RURAL, not even Non-Principal Settlement status.
632
Population
0
Shops
0
Post offices
The village has no shop and no post office - yet is proposed for growth that would more than double its size. This raises serious sustainability questions about placing development in locations without basic services.
Landscape Sensitivity Assessment
Source: Broad Zone 18 (North/West of Ampney Crucis)
Small Settlement
M-H
1,500-5,000 homes
Large Settlement
HIGH
5,000-10,000 homes
Town Scale
HIGH
10,000+ homes
"The elevated and open character of Broad Zone 18, combined with its rural setting and proximity to the Cotswold National Landscape to the north, limits its capacity for large-scale development. The central plateau is visually prominent, and development here would likely appear intrusive... Settlement expansion northwards from Ampney Crucis would compromise the established form and character of the village."
— Landscape Sensitivity Assessment, November 2025
Key constraints identified:
- Adjacent to Cotswold National Landscape to the north
- Elevated plateau with open aspect - visually prominent
- A417 on southern boundary creates transport pressures
- Development would "compromise the established form and character of the village"
Integrated Impact Assessment (IIA)
Source: CDC IIA Report, November 2025
Predicted Impacts
- − Historic village character at risk
- − Traffic impacts on A417
- − Cumulative impact with other Ampney villages
Strategic Context
- Only 16% of district land is unconstrained
- Scenario 5 delivers only 79% of housing need
- District is "seriously water stressed"
Habitat Regulations Assessment (HRA)
Source: CDC HRA, October 2025
"All scenarios could have likely significant effects on Habitats Sites"
— Habitat Regulations Assessment, October 2025
Relevant concerns:
- Traffic increase from A417 corridor development contributing to air quality impacts
- Proximity to National Landscape affects setting of protected sites
- Scenario 5 contributes "largest traffic contribution to the road network near the Habitats Sites"
Site-Specific Constraints (Zone 13)
Source: Appendix A Site Assessment Sheets, November 2025
Heritage Assets
- • Kempsford Conservation Area and Listed Buildings
- • Sites near Manor Ham Barn Scheduled Monument (adjacent)
- • Dunfield Listed Buildings - rural setting
Ecological Designations
- • Entirely within Cotswold Water Park Nature Improvement Area
- • Most within North Meadow SAC Outer Zone of Influence
- • Cotswold Lakes SSSI within 250m (northern tip)
- • River Coln hydrologically linked to Cotswold Water Park SSSI
Agricultural Land
- • Over half is Grade 1 or 2 (Best and Most Versatile)
- • Half within Drinking Water Safeguarding Zone
- • Intersects with Source Protection Zone
Accessibility
- • Only 1,888 jobs accessible by public transport (very poor)
- • Flood Zone 2 on northern, southern and eastern edges
- • Most of zone within Mineral Safeguarding Area
Agricultural Land Quality: Over half of this zone is Grade 1 or 2 agricultural land - the highest quality in the country. Development would result in permanent loss of this irreplaceable resource.
How to use this evidence: When responding to the consultation, you can reference these official findings from CDC's own evidence base. The "almost tripling" quote and the landscape assessment stating development would "compromise the established form and character" are particularly powerful evidence points.
Neighbourhood Plan: In Development
Designated June 2020
Ampney Crucis Parish Council is developing a Neighbourhood Plan - but it is not yet complete. A strategic allocation of 660 homes is being proposed while the community is still developing its own plan.
Key Issues for Residents
When responding to the consultation, you may wish to consider:
Scale
- Is it appropriate to nearly quadruple a village?
- At 906 homes, should Ampney Crucis become a Principal Settlement?
- What would remain of the original village character?
Neighbourhood Plan
- The community is developing its own plan
- How should the Local Plan and NP interact?
- Should strategic allocation wait for NP completion?
A417 Corridor
- Located on the busy A417
- What traffic impacts would 660 homes generate?
- How does this relate to other A417 corridor development?
Infrastructure
- What services and facilities would be provided?
- Schools, healthcare, shops - what's planned?
Timeline
June 2020
Neighbourhood Area designated
14 November 2025
Local Plan consultation opens
2 January 2026
Consultation closes
Have Your Say
The consultation closes 2 January 2026.
Submit Your Response
- Online: Consultation Portal
- Email: local.plan@cotswold.gov.uk (CC: planning@cotswold.gov.uk)
Local Contacts
Ampney Crucis Parish Council
Find via CDC Parish Directory
Last updated: December 2025. For definitive information, refer to official consultation documents on the Council's website.