Strategic Land , Birchall Lane, Upton St Leonards, Gloucester, Gloucestershire , GL4

• The site extends to approximately 11.07 acres (4.48 ha)
• The site is offered for sale by private treaty, with unconditional offers invited.n
• Offers are invited in excess of £120,000.

The site comprises approximately 11.07 acres (4.48 ha) of predominantly pasture with mature trees lining the boundaries and scattered across the site. High Street runs along the north eastern edge of the site with the eastern boundary extending along the footpath which runs south from the road. To the south of the site lies additional pasture land and to the west lies a cluster of residential dwellings which are accessed via Rance Lane.

• Location: The site is located approximately 3 miles to the south-east of Gloucester within the village of Upton St Leonards. Upton St Leonards is an attractive and popular village that benefits from a range of local amenities including a primary school, post office, day nursery, public house, recreation ground with extensive sports facilities, village hall and hotel. There are multiple bus stops within walking distance from the site with regular services to Gloucester City Centre, Stroud and Cheltenham. Wider amenities can be found in Gloucester, where there is also a mainline railway station.
• Planning: The subject site is located within the jurisdiction of Stroud District Council. Planning policy is covered by the Stroud District Local Plan. In February 2024 and again in April 2025, the Inspectors wrote to the Council advising that the draft Local Plan should be withdrawn. The Council is now carefully considering its position, while the draft plan remains formally at the examination stage (as at June 2025) when the Local Development Scheme 2025-2029 was published.
  
  As of 2025, due to the reforming of the Local Plan process in England, the Council is obliged to commence preparation of a new Local Plan. It is anticipated that work on the new Local Plan will begin in Spring 2026. The preparation process will follow the new strict prescribed stages and timelines established by the Government's updated planning framework.
  
  In terms of site specific policy, the land is located within an area designated under Core Policy CP15 'A Quality Living and Working Countryside' which sets out the requirements for proposals outside of settlement development limits.
  
  DesignationsnThe site lies within the Cotswolds National Landscape (formerly known as an Area of Outstanding Natural Beauty (AONB)).
  
  The site also falls within the Cotswold Beechwoods SAC 15.4km core catchment zone.
  
  There are a number of Tree Preservation Orders (TPOs) on the site. Please refer to Stroud District Council's Planning Constraint Map.
  
• Terms: The site is offered for sale by private treaty, with unconditional offers invited.
  
  The purchaser is to pay £5,000 + VAT to the vendor's agent on Exchange.
  
  The vendor is to retain an uplift of 35% in respect of any future planning permission for a period of 40 years.
• Viewing: Viewings are strictly by prior appointment only with Bruton Knowles.