Fairford
Potentially doubling in size despite a recent Neighbourhood Plan and severe infrastructure constraints
1,800
Current homes
1,252
Additional by 2043
70%
Growth by 2043
89.8%
NP support
What the Local Plan Proposes
| Source | Homes |
|---|---|
| Planning permissions | 143 |
| Windfalls | 64 |
| Non-strategic allocation | 265 |
| Strategic allocation (by 2043) | 780 |
| Total 2025-2043 | 1,252 |
| Full strategic capacity | 1,400 |
- Fairford currently has 1,800 homes
- The proposals would add 1,252 homes by 2043
- At full buildout, potentially 1,870 additional homes
- Growth of 70% by 2043, potentially doubling at full buildout
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 12a-c (Surrounding Fairford)
| Zone | Location | Sensitivity |
|---|---|---|
| 12a | North/NE | M-H |
| 12b | West | M-H |
| 12c | South | M-H |
Zone 12a "plays a key role in defining the northern rural edge of Fairford" - development would compromise this important landscape feature.
— Landscape Sensitivity Assessment, November 2025
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
This is particularly relevant to Fairford given the existing sewage treatment works issues (7th worst nationally, 4,332 hours of spills in 2024).
Site-Specific Constraints (Zones 12a-c)
Source: Site Assessment Sheets, November 2025
Scheduled Monuments at Risk
- Fairford Saxon cemetery (NHLE 1003419) - "surrounded on all sides" by proposed development
- Hengiform Barrow (NHLE 1014394) - "surrounded on all sides" by proposed development
- Listed Buildings at Horcott, Coln House, and Whelford
Ecological Designations
- 100% of Zone 12b/12c in Cotswold Water Park NIA
- The Grove Ancient Woodlands adjacent
- Cotswold Lakes SSSI within 250m (Zone 12c)
- All zones in North Meadow SAC Zone of Influence
Water & Minerals
- Zone 12b/12c: 100% Source Protection Zone
- All zones intersect Drinking Water Safeguarding Zone
- All zones: Mineral Safeguarding Area conflict
- Zone 12c: Over half Grade 2 agricultural land
Infrastructure Capacity
- Wastewater capacity: Only ~500 properties (all zones)
- No rail station within 5km
- 55% car commuting rate (orange category)
Zone 12c Accessibility (Southern Area)
IMPOSSIBLE
Supermarket
IMPOSSIBLE
Hospital
39 mins
GP
IMPOSSIBLE
Primary School
By public transport. Only 1,759 jobs accessible within 45 mins by PT.
Strategic Context from IIA
16%
of district land unconstrained
79%
of housing need met by Scenario 5
106 dph
density required (inner London levels)
How to use this evidence: When responding, you can cite CDC's own acknowledgment of water stress constraints and the landscape sensitivity of zones around Fairford. The sewage crisis provides real-world evidence of infrastructure limits.
Infrastructure Crisis: Sewage
7th worst nationally
Fairford sewage treatment works is ranked 7th worst nationally, spilling untreated sewage for 4,332 hours in 2024.
This is a critical infrastructure constraint:
- The existing treatment works cannot cope with current demand
- 1,252+ additional homes would add further pressure
- What upgrades are committed and by when?
- Should allocation proceed before infrastructure is secured?
New housing estates in Fairford have been approved with conditions limiting occupation until sewage upgrades are completed. This demonstrates the severity of the constraint.
Source: Referenced in district briefing documents
Neighbourhood Plan in Direct Conflict
Fairford Neighbourhood Plan - Made June 2023 with 89.8% support
Made just 18 months before this Local Plan consultation. The community chose to allocate ~80 homes at Hatherop Road, replacing two unsuitable Local Plan sites (Milton Farm and Faulkner's Close) that had flooding issues.
What the community decided (2023)
~80 homes
At Hatherop Road (approved Oct 2023)
What the Local Plan proposes (2025)
780 - 1,400 more
Additional strategic extension
This is a major conflict. The Local Plan proposes a strategic extension of 780-1,400 homes on top of what the community planned just 18 months ago.
- The community carefully chose Hatherop Road after rejecting unsuitable sites
- An outline application for 87 homes was approved in October 2023 - the process working as intended
- Now the Local Plan proposes 10x more growth than the community planned for
- Residents may argue the NP should be respected, not immediately superseded
Cumulative Impact with Lechlade
Fairford and Lechlade share the A361 corridor and similar infrastructure networks.
| Settlement | Proposed 2025-2043 |
|---|---|
| Fairford | 1,252 |
| Lechlade | 220 |
| Corridor total | 1,472 |
Residents may wish to consider:
- What assessment has been made of cumulative traffic impacts?
- How would shared infrastructure (A361, healthcare, schools) cope?
- Are these allocations being considered together or separately?
Timeline
May 2023
Neighbourhood Plan referendum (89.8% support)
June 2023
Neighbourhood Plan made
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
Fairford Town Council
fairfordtowncouncil.gov.uk
Last updated: December 2025. For definitive information, refer to official consultation documents on the Council's website.