Strategic Land Willow Bank Road, Alderton, Tewkesbury, Gloucestershire, GL20 8NJ

Bruton Knowles are instructed to market For Sale a rarely available parcel of land extending to 3.9 acres, situated in close proximity to the sought after village of Alderton. The subject parcel has been used for grazing historically and is subject to a refused PIP (Permission in Principle) application for a scheme of 9 dwellings. Numerous nearby land parcels have been consented for residential development in recent years and the settlement is expected to grow further in the future. The land is surplus to the vendor's requirements and their preference is to sell the parcel unconditionally (although interest conditional on planning may be considered).

The land comprises a single parcel of agricultural pasture and extends to an area of 3.9 acres (1.58 ha). The land is situated in a rural, edge of village location and is gently sloping. The parcel is accessed via an established gateway to the eastern boundary, off Willow Bank Road. The land, which is classified as Grade 3 agricultural land, is bound to the south and west by established hedgerows and to the north by a brook/watercourse. The land is dissected north to south by a Severn Trent Water pipeline, which is raised above ground level across the site and buried underground to the south. There are overhead electricity lines on part of the land.

Location
Alderton is a village in Gloucestershire, located between Tewkesbury, Cheltenham and Evesham. The settlement is well-connected and offers easy access to major transport routes and nearby towns. The village sits just off the A46, providing direct road links to Tewkesbury (approximately 4 miles), Evesham (around 8 miles), and Cheltenham (roughly 10 miles). The M5 motorway is within a 10-15 minute drive, giving convenient access north toward Birmingham and south toward Bristol. Public transport options include local bus services connecting Alderton with Tewkesbury, Winchcombe, and Cheltenham. For rail travel, the nearest stations are at Ashchurch for Tewkesbury (about 6 miles away) and Evesham (8 miles), offering regular services to Birmingham, Worcester, Oxford, and London Paddington.

Services
We are not aware of any services benefitting the site. Please note that a Severn Trent sewer crosses the land and is elevated in part and underground in part. Please see the Data Room for associated rights & restrictions. The sewer was replaced in 2023 and re-aligned. We are aware of rights to deliver a road access across / above the pipe in the future if required.

Planning
22/00446/FUL - Creation of new access to paddock (to allow field access whilst Severn Trent relay the existing sewage pipe and associated works using existing access). Status: Application Refused.

23/01148/PIP - Residential Development for up to 9 houses
Status: Application Refused.

24/00021/DECISI - Residential Development for up to 9 houses. Status: Appeal Dismissed.

The site is located within the planning jurisdiction of Tewkesbury Borough Council, where planning policy is dictated by the adopted Local Plan and Joint Core Strategy. The current adopted Local Plan is the Tewkesbury Borough Local Plan 2011-2031 which was adopted in 2022. The Gloucester City, Cheltenham and Tewkesbury Joint Core Strategy was adopted in 2017. In 2024 consultation took place on the vision for the future of the district. This stage is intended to gather and analyse options for growth and development. We have reviewed the policies map for the JCS and have not identified any specific policies for the subject land, other than it is deemed within open countryside. Similarly, the Emerging 'Strategic Local Plan' (SLP) for Tewkesbury, Cheltenham and Gloucester does not make any provision for housing to come forward on the subject parcel, however there is an opportunity for further engagement as part of ongoing consultations for promoting the parcel further. The current 5-year housing land supply is estimated to be 3.73 years which does provide scope for some speculative windfall development to come forward in the Authority. The site is outside of any allocation designated as part of the adopted Alderton Neighbourhood Plan.

The site was submitted to the December 2023 Tewkesbury Borough Council HELAA (Housing and Economic Land Availability Assessment) under reference ALD016. The site was originally proposed for residential development with an indicative housing density of 30 dwellings per hectare, resulting in a potential yield of 33 dwellings. It is also assessed as part of the SLP HELAA Sites Map 2025 as 'Potentially Suitable for Housing'. The land is not within the Green Belt or an Area of Outstanding Natural Beauty, but it is designated as a Special Landscape Area and detached from the built form of Alderton.

The Environment Agency Flood Maps indicate that a small part of the site (Access and along the watercourse to the north) is located within a flood zones 2 and 3. The land is not known to have flooded given the sites topography. The land may have future strategic development potential and may have potential for alternative uses (subject to planning).

Terms
The property is For Sale by way of Informal Tender. Unconditional offers are sought, however conditional interest from developers may be considered. Offers should be submitted by 12 noon on Thursday 16th April 2026 to the sole selling agents, in the prescribed tender format and by email.

Legal Costs
Each party is responsible for its own legal and professional
fees.

Viewing
The land can be viewed from the gateway. Interested parties should not enter the site without prior notice to the agents. Health and Safety for Viewers - Given the potential hazards of livestock and farm hazards, we ask you to be as vigilant as possible when making your inspection for your own personal safety. Viewing without permission or unaccompanied is at your own risk.