Preston
A hamlet of 89 homes proposed to grow to over 2,500
89
Current homes
1,131
Proposed by 2043
2,510
Full capacity
3012%
Growth
What the Local Plan Proposes
The Draft Local Plan identifies Preston for a major strategic extension south of the existing hamlet.
| Source | Homes |
|---|---|
| Planning permissions | 8 |
| Windfalls | 163 |
| Strategic allocation (by 2043) | 960 |
| Total 2025-2043 | 1,131 |
| Full capacity (beyond 2043) | 2,510 |
Source: Local Plan Tables 2 and 3
What This Means
This is the most dramatic transformation proposed anywhere in the district:
- Preston currently has 89 homes - a small hamlet
- By 2043, it would have over 1,100 homes - a small town
- At full buildout, it could reach 2,680 homes - larger than many existing Principal Settlements
- The hamlet would grow by 1,271% by 2043, reaching 3,012% at full buildout
Preston is outside the National Landscape, which is why it has been targeted for this scale of growth. It is adjacent to Cirencester and the proposed Siddington expansion - effectively forming part of a major urban extension to the district's main town.
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 Zone 18 (Around Preston)
Small Settlement
M-H
Medium-High
Large Settlement
HIGH
5,000-10,000 homes
Town Scale
HIGH
10,000+ homes
"The A419 bisects the zone, introducing a clear physical and perceptual severance... the eastern area remains sensitive due to strong landscape structure, time-depth, and rural tranquility. Any large-scale development would need to respond carefully to fragmented enclosure, visual openness, and the risk of intrusion into valued landscape settings."
— Landscape Sensitivity Assessment, November 2025
Key constraints identified:
- A419 dual carriageway creates physical and perceptual severance
- South Cerney Airfield hangars on southern boundary
- Large solar farm to north-west
- Eastern area retains "strong landscape structure, time-depth, and rural tranquility"
STW constrained: Strategic Locations Assessment notes Sewage Treatment Works capacity issues for Zone 19.
Settlement Demographics
Source: Settlement Role & Function Study, November 2025
"Preston has the largest percentage of inhabitants aged 65+ (43.2%) and is also the only settlement with a working age population (16 to 64) of less than half of its total population."
13.1%
Ages 0-15
43.8%
Working age
43.2%
Ages 65+
Preston is essentially a retirement hamlet being proposed for transformation into a small town. The existing community character would be fundamentally altered.
Integrated Impact Assessment (IIA)
Source: CDC IIA Report, November 2025
"Villages will be almost tripling in size" under Scenario 5 — specifically naming Preston alongside Down Ampney and Ampney Crucis.
— Integrated Impact Assessment, November 2025
Predicted Impacts
- − "Significant adverse effects" on village character
- − Infrastructure constraints (water, sewerage, traffic)
- − Would fundamentally change village identity
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 for Preston:
- Development would increase traffic on roads near Habitats Sites
- Recreational pressure on Cotswold Water Park (identified as "functionally linked habitat for Severn Estuary qualifying bird species")
- Scenario 5 contributes "largest traffic contribution to the road network near the Habitats Sites"
Strategic Locations Assessment
Source: Assessment of Broad Strategic Development Locations, November 2025
Zone 19 Assessment:
Preston is located in Broad Zone 19, which covers land south and south-east of the village. The assessment identifies the area as having:
- Mix of Dip Slope Lowland, Cornbrash Lowlands, and River Basin Lowland character
- "High degree of variation in character and sensitivity"
- Infrastructure-dominated areas in south and centre vs intact rural landscapes in east
Note: Only 16% of district land (9,247 ha out of 59,134 ha) is classified as unconstrained for development.
Site-Specific Constraints (Zone 18)
Source: Appendix A Site Assessment Sheets, November 2025
Heritage Assets
- • Preston Conservation Area and Listed Buildings setting
- • Listed Buildings at Hilcot End
- • Ampney Park with potential parkland setting
- • Many listed buildings in close proximity
Ecological Designations
- • Entirely within North Meadow SAC Outer Zone of Influence
- • Ampney Brook hydrologically linked to Cotswold Water Park SSSI
- • Barnsley Warren within 2km
- • Traditional orchard and deciduous woodland habitats
Water & Flood Risk
- • Fully within Drinking Water Safeguarding Zone
- • Intersects with Source Protection Zone
- • Flood Zone 2/3 runs north-south through the site
- • Within Mineral Safeguarding Area
Accessibility
- • 17,502 jobs accessible within 45 min walk/bus
- • 48% car commute rate
- • No rail station within 5km
- • Only 1 medium frequency bus route (76/77); away from NCN
"The central plateau is visually prominent, and development here would likely appear intrusive, altering key views and undermining the relationship between landform and existing settlement."
— Landscape Sensitivity Assessment, Zone 18
How to use this evidence: When responding to the consultation, you can reference these official findings from CDC's own evidence base. Direct quotes can be particularly powerful in highlighting contradictions between the evidence and the proposals.
Neighbourhood Plan in Direct Conflict
Preston has a Made Neighbourhood Plan - approved May 2021 with 88% support
The community-authored plan explicitly restricts development to "small scale residential" only - appropriate for a hamlet of just 89 homes.
What the community decided (2021)
"Small scale only"
88% referendum support
What the Local Plan proposes (2025)
960 - 2,510 homes
1,271% - 3,012% growth
This is arguably the most extreme conflict between a community-authored Neighbourhood Plan and a Local Plan allocation in the entire district.
- The community voted just 4 years ago to restrict Preston to small-scale development
- The Local Plan would transform the hamlet from 89 homes to potentially 2,600+ homes
- Residents may wish to argue that the Local Plan should respect the democratic mandate of the made NP
Key Issues for Residents
When responding to the consultation, you may wish to consider these questions:
Scale and Character
- Is it appropriate to grow a hamlet of 89 homes to over 2,500?
- At what point does a settlement lose its identity entirely?
- What would "Preston" mean after this scale of development?
Infrastructure
- A development of this scale requires comprehensive new infrastructure
- Schools, GP surgeries, shops, community facilities would all need to be provided
- What guarantees exist that infrastructure will be delivered alongside housing?
- How will this connect to Cirencester's infrastructure?
Relationship to Cirencester
- This effectively creates a major urban extension to Cirencester
- How will this integrate with the existing town?
- What green separation would remain between Preston and Cirencester/Siddington?
Phasing
- 960 homes by 2043, then potentially 1,550 more beyond
- Over what timescale would the full 2,510 be delivered?
- How will the community cope with decades of continuous construction?
Timeline
14 November 2025
Local Plan consultation opens
2 January 2026
Consultation closes
Summer 2026
Draft Local Plan (Regulation 19)
2027
Examination in Public
Post-2027
If adopted, planning applications expected
Have Your Say
The consultation closes 2 January 2026. This is your opportunity to comment.
Submit Your Response
- Online: Consultation Portal
- Email: local.plan@cotswold.gov.uk (CC: planning@cotswold.gov.uk)
Local Contacts
Preston Parish Council
prestonparishcouncil.gov.uk
Last updated: December 2025. This page summarises publicly available information to help residents understand and engage with the planning process. For definitive information, refer to official consultation documents on the Council's website.