A controversial plan to transform a defunct car dealership in the Cotswolds into a project for 35 new homes has been roundly thrown out by planners.

As reported in Punchline-Gloucester.com in May, Solihull-based Altus Homes Ltd was seeking to transform the former Bristol Street Motors (BSM) dealership on Stroud's London Road after trading ceased in June 2023. 

The bid envisaged nine one-bedroom maisonettes, 17 two-bedroom apartments and nine three-bedroom houses, with parking for 49 vehicles.

Close to the town's Waitrose store, the site had been a dealership for 60 years and originally traded as Valley Garage before becoming Coulters, with fuel sales ceasing operation in 2015.

The brownfeld site, which covers 0.45 hectares and straddles London Road, announced its closure after half a century for Ford and was shuttered in October 2023 amid intense speculation for its future use. Amid mounting local concerns, planners subsequently moved to protect a section of woodland within its boundaries in February.

Altus Homes Ltd, which is part of the international real estate consultancy Altus Group, has been locked in negotiation with Stroud District Council over its plans, submitted by Birmingham-based UMAA Architecture since May. 

But on Tuesday the bid went before SDC's Development Control Committee, having been called in for full debate amid concerns cited for: "principle of development, loss of employment, design, appearance and landscape impact, heritage, ecology, drainage, residential amenity and open spaces, highway impact, planning obligations anf the planning balance."

UMAA initially told planners: "The parcel to the northern side of London Road was used as a car sales centre and is occupied by a modern flat-roofed building. The parcel to the southern side of London Road is occupied by a former MOT and servicing centre building with a white rendered facade."

Already surrounded by residential development, the applicant added that "the site benefits from a number of positive features including good existing access, existing tree screening to neighbours, and opportunities to improve existing views."

In the first instance, 40 homes had been requested in the form of three large structures, but the developer subsequently requested a total of 35 units, with the proposed height of the buildings reduced to three storeys. The new frontages would abut London Road and consequently create a more traditional "streetscape", with parking and garden areas to the rear of the buildings.

UMAA added that the design was "a mixture of apartments, maisonettes and house informed by local housing needs, and designed in a style which respects and compliments [sic] the historic character of the area".

But in throwing out the proposals yesterday, SDC cited several concerns – with employment at the head of its list.

The council told the project's Birmingham-based planning consultants Pegasus: "The proposed development would lead to the loss of an employment site," adding that the application "fails to demonstrate that 'wholly exceptional circumstances' exist to justify the loss of an employment site," while "insufficient evidence" had been presented to justify conflict with adopted Stroud District local plan policies.

SDC added: "In the absence of an appropriate legal agreement, the proposed development fails to secure sufficient affordable housing. As such, the proposed development is contrary to Policies CP7 and CP9 of the Stroud District Local Plan."

The scale, layout and design also failed to convince planners, being "not compatible with the character and appearance of this part of Stroud Town. The design has not demonstrated it adequately addresses changes in levels across the site."

The overall density was also deemed unacceptable, "in terms of townscape and street scene", while site surveys on protected species had not been completed, with insufficient information avialable to assess impact.

Additionally, mitigation from the project had not been evident in terms of "the development's impact on the Rodborough Common SAC and the Cotswolds Beechwoods SAC," with the results that the proposal could not be "considered to be a sustainable development".

It also signalled the "potential to threaten the continued well-being of protected trees on site".

Parking issues, provision of space for outdoor play and the absence of a section 106 agreement to secure financial contributions towards Stroud Library were also cited as reasons for the refusal, with SDC Case Officer Alena Dollimore telling the committee: "No documents, amended drawings and/or updated reports were received by the given deadline of July 31."

Among several concerns put to the committee by Stroud Town Council, it stated: "The building line is on the pavement which is likely to make this an upleasant place to live. The road is fairly narrow which may cause potential reflection of noise from opposing building faces, amplifying the noise from traffic echo off buildings. It runs the risk of having a tunnel effect as the road is almost immediately flanked by solid brick walls. This is a gateway into the town centre, which currently has an openness."

● The applicant has six months to appeal against the decision.