Cirencester
The district's main town - growing by a third with major southern expansion
9,900
Current homes
2,306
Already committed
3,213
Total by 2043
32%
Growth
What the Local Plan Proposes
| Source | Homes |
|---|---|
| Planning permissions | 2,306 |
| Windfalls | 475 |
| Non-strategic allocation | 36 |
| Strategic allocation (by 2043) | 396 |
| Total 2025-2043 | 3,213 |
| Full strategic capacity | 1,290 |
- Cirencester currently has approximately 9,900 homes
- 2,306 homes are already committed - primarily at The Steadings (Chesterton) which is under construction
- A further strategic extension south of The Steadings is proposed (396 homes by 2043, 1,290 total)
- Total growth of 32% by 2043, 41% at full buildout
As the district's Main Service Centre, Cirencester is expected to accommodate significant growth. The town centre is outside the National Landscape, though surrounding areas are within it.
Source: Local Plan Tables 2 and 3
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.
Landscape Sensitivity Assessment
Source: Broad Zones 21a-d (Surrounding Cirencester)
| Zone | Location | Sensitivity |
|---|---|---|
| 21a | North | HIGH |
| 21b | East | M-H |
| 21c | South/Siddington | M-H |
| 21d | South-West | M-H |
Zone 21a forms a "green wedge extending into the heart of Cirencester" - development would compromise this important landscape feature.
— Landscape Sensitivity Assessment, November 2025
Key finding: The north of Cirencester (Zone 21a) has HIGH sensitivity at all development scales. Development is concentrated south and east where sensitivity is slightly lower, but still Medium-High.
Integrated Impact Assessment (IIA)
Source: CDC IIA Report, November 2025
Predicted Impacts
- − Major negative effects on historic environment
- − Cumulative traffic impacts on town centre
- − Capacity constraints at key junctions
Strategic Context
- Only 16% of district land is unconstrained
- District is "seriously water stressed"
- Scenario 5 delivers only 79% of housing need
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 for Cirencester:
- Traffic through Cirencester contributes to air quality impacts near Habitats Sites
- Scenario 5 contributes "largest traffic contribution to the road network near the Habitats Sites"
- Cumulative impact from southern corridor development (Preston, Siddington)
Site-Specific Constraints
Source: Appendix A Site Assessment Sheets, November 2025
Heritage Assets
- • Tar Barrows Scheduled Monument (Zone 21a)
- • Adjacent to Chesterton Roman Settlement (Zone 21d)
- • Church Farm Listed Buildings - highly graded church and barn (Zone 21c)
- • Preston Conservation Area setting (Zone 21b)
Ecological Designations
- • Cotswold Beechwoods SAC Zone of Influence (Zone 21a)
- • North Meadow SAC Outer Zone of Influence (all zones)
- • Kemble Railway Cuttings SSSI within 2km (Zone 21d)
- • Cotswold Water Park Nature Improvement Area (Zones 21b, 21c)
Water & Minerals
- • All zones within Source Protection Zone and/or Drinking Water Safeguarding Zone
- • Almost all zones within Mineral Safeguarding Area
- • Wastewater capacity for ~3,000 properties before upgrades required
Agricultural Land
- • Zone 21c: Almost 1/3 is Grade 2 (Best and Most Versatile)
- • Zone 21d: Almost half is Grade 2
- • Development would result in loss of high quality agricultural land
Accessibility Findings
- • Zone 21b: Supermarket and hospital rated "impossible" to reach by public transport
- • Zone 21c: 55% car commute rate (highest of all zones - rated orange)
- • No rail station within 5km of Zones 21a, 21b, 21c (Zone 21d is within 5km of Kemble)
- • Bus services: 2+ medium frequency routes available (51/51X, 76/77, 882)
How to use this evidence: When responding to the consultation, reference the HIGH sensitivity of Zone 21a (the green wedge) and the IIA's acknowledgment of major negative effects on the historic environment.
The Chesterton/Steadings Development
The Chesterton strategic site (now called The Steadings) is the largest development in the district and is already under construction:
- Approximately 2,350 homes when complete
- New primary school
- Local centre with shops/facilities
- Sports hub
The Local Plan proposes extending this development further south with an additional 396-1,290 homes.
Cumulative Growth: The Southern Corridor
Cirencester's growth must be considered alongside the adjacent strategic expansions:
| Settlement | Strategic Allocation |
|---|---|
| Cirencester (Steadings extension) | 396-1,290 |
| Siddington | 881-1,100 |
| Preston | 960-2,510 |
| Corridor total | 2,237-4,900 |
This southern corridor would see between 2,200 and 4,900 new homes in strategic extensions alone, fundamentally changing the character of the area south of Cirencester.
Key Issues for Residents
When responding to the consultation, you may wish to consider:
Scale of Southern Expansion
- The Steadings + extension + Siddington + Preston = major urban expansion
- How would this integrate with the existing town?
- What green gaps would remain between settlements?
Town Centre Impact
- Can Cirencester's town centre support a 32-41% larger population?
- What investment is planned in town centre facilities?
- Traffic and parking already challenging
Neighbourhood Plan
- Why is the NP taking so long (designated 2018)?
- Should strategic allocations wait for community input?
Timeline
October 2018
Neighbourhood Area designated
Ongoing
The Steadings (Chesterton) under construction
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
Cirencester Town Council
cirencester.gov.uk
Last updated: December 2025. For definitive information, refer to official consultation documents on the Council's website.