Down Ampney
Nearly tripling in size despite a recently-made Neighbourhood Plan
231
Current homes
416
Proposed by 2043
180%
Growth
95.6%
NP support
What the Local Plan Proposes
| Source | Homes |
|---|---|
| Planning permissions | 28 |
| Remaining allocations | 13 |
| Windfalls | 6 |
| New allocation proposed | 369 |
| Total 2025-2043 | 416 |
- Down Ampney currently has 231 homes
- The proposals would add 416 homes by 2043
- This represents a 180% increase - nearly tripling the village
- This is proposed for a Non-Principal Settlement with limited services
Source: Local Plan Table 2
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 — Down Ampney is explicitly named alongside Preston and Ampney Crucis.
— 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.
Landscape Sensitivity Assessment
Source: Broad Zone 17 (North/East of Down Ampney)
Small Settlement
M-H
1,500-5,000 homes
Large Settlement
HIGH
5,000-10,000 homes
Town Scale
HIGH
10,000+ homes
"Down Ampney itself is modest in scale, with limited physical or visual capacity to support large-scale expansion without compromising its landscape setting. Development at scale would risk eroding rural character and introducing new built form into an otherwise undeveloped landscape, particularly where containment features are absent."
— Landscape Sensitivity Assessment, November 2025
Key constraints identified:
- Open, flat River Basin Lowland character
- Former RAF Down Ampney remnants (historic interest)
- Sparse settlement pattern with no cohesive built form
- "Limited physical or visual capacity to support large-scale expansion"
Critical Ecological Constraints
Source: Strategic Locations Assessment, November 2025
Zone 17 around Down Ampney has exceptional ecological sensitivity:
100% Nature Improvement Area
Entire zone designated for ecological enhancement
100% North Meadow SAC Inner Zone
Buffer zone for protected habitat
100% Source Protection Zone
Drinking Water Safeguarding Zone
STW Constrained
Sewage Treatment Works capacity issues
Additional constraints: Over 50% Grade 2 agricultural land, Mineral Safeguarding Area, southern half has Mineral Infrastructure Safeguarded Site (prohibits development), RAF Fairford flight route, limited accessibility.
Site-Specific Constraints (Zone 17)
Source: Site Assessment Sheets, November 2025
Heritage Assets
- Bean Hay Copse Scheduled Monument (NHLE 1003446) within zone
- Many Listed Buildings at Down Ampney (nearby)
- Settings issues with Scheduled Monuments in Wiltshire
Mineral Constraints
- Most of zone in Mineral Safeguarding Area
- 'Land SE of Down Ampney' Mineral Infrastructure Safeguarded Site - "would likely prohibit any development"
Accessibility Assessment
IMPOSSIBLE
Supermarket (PT)
IMPOSSIBLE
Hospital (PT)
IMPOSSIBLE
Primary School (PT)
No Station
Within 5km
PT = by public transport. Only 8,916 jobs accessible within 45 mins by public transport.
Water Infrastructure Constraints
Source: Integrated Impact Assessment, November 2025
"The District falls within Thames Water's area which is classed as seriously water stressed"
— Integrated Impact Assessment, November 2025
Relevance to Down Ampney:
- 13 completed affordable homes already cannot be occupied due to Thames Water constraints
- No confirmed timeline for infrastructure upgrade
- CDC's own IIA acknowledges water stress as district-wide constraint
Strategic Context
Source: Development Strategy Options, November 2025
Why Down Ampney?
- Outside National Landscape
- Only 16% of district is unconstrained
- Scenario 5 delivers only 79% of housing need
IIA Concerns
- − "Significant adverse effects" on village character
- − Lack of services/infrastructure
- − Remote from employment centres
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 "limited capacity" landscape assessment are particularly powerful evidence points.
Neighbourhood Plan: Made March 2024
Recently-made Neighbourhood Plan
Approved at referendum in February 2024 with 95.6% support - one of the highest approval rates in the district.
Critical question:
The Local Plan proposes 369 new homes - far beyond what the community planned for in their Neighbourhood Plan just months ago.
Residents may wish to ask:
- What weight should be given to a plan supported by 95.6% of voters?
- How does the 369-home allocation relate to what the NP identified as appropriate?
- Has something changed since March 2024 that justifies this scale of additional growth?
Infrastructure Crisis: Thames Water
13 completed affordable homes are sitting empty
Thames Water has not upgraded the local sewage infrastructure. There is no confirmed timeline for when these homes can be occupied.
This raises serious questions about the deliverability of 369 additional homes:
- If Thames Water cannot serve 13 homes, how will it serve 369?
- What guarantees exist that infrastructure will be in place?
- Should development be allocated before infrastructure is confirmed?
The Council's own consultation document (paragraph 3.13) acknowledges that Thames Water constraints may delay housing delivery across the district.
Key Issues for Residents
When responding to the consultation, you may wish to consider:
Neighbourhood Plan Relationship
- Why is 369 homes proposed when the community just completed their own plan?
- How does this respect the 95.6% mandate for the Neighbourhood Plan?
Infrastructure Deliverability
- If 13 homes cannot be occupied due to Thames Water, how can 369 be delivered?
- When will the 13 empty homes be connected?
Heritage
- Birthplace of composer Ralph Vaughan Williams
- RAF Down Ampney was significant in WWII
- How would development affect the village's heritage character?
Timeline
February 2024
Neighbourhood Plan referendum (95.6% support)
March 2024
Neighbourhood Plan made
14 November 2025
Local Plan consultation opens
2 January 2026
Consultation closes
Unknown
13 affordable homes connected to sewage
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
Down Ampney Parish Council
downampneypc.org.uk
Last updated: December 2025. For definitive information, refer to official consultation documents on the Council's website.