The £45million regeneration of Podsmead was refused by councillors last night (July 1).

The "hugely disappointing" decision is a setback for the community, said applicant Gloucester City Homes (GCH).

It spent eight years working with the council on the scheme to transform one of England's most deprived estates and build 172 new homes.

But councillors decided the plans would be a "nightmare" for existing residents and look like "army barracks" or "prison".

During an intense two hour debate the 60% loss of public space from the scheme was a common theme.

GCH's proposals included an investment of £1.3m for enhanced public spaces, community amenities and infrastructure and £645,000 for improving offsite sports and play provision.

Gloucester planning officers had said the decision is too "finely balanced" for them to make a recommendation. This left councillors having to decide for themselves if the new homes were worth the impact on the existing community.

Cllr Andrew Lewis (Con, Quedgeley Severn Vale) said: "It is a toss up. For the new residents coming in, there might be some big improvements. But I think for the residents who are actually there, it's going to be an absolute nightmare.

"If you get a Tesco Express in there, they're going to park everywhere. The shop already there will go bankrupt."

He added: "It really isn't right for the people who are actually still there, and I will be voting against it, definitely."

Cllr Pam Tracey (Con, Westgate) said: "I think there's too many houses in a small space. I can't believe that all these houses have been squeezed in and there's no flare in them. To me, they're going to look like army barracks."

Cllr Karen James ( Labour and Co-Operative Party, Kinsway) pointed out that officers had said the majority of buildings were the required distance apart and highways did not object to it on the grounds of traffic.

"This is providing social housing for Gloucester and regenerating a part of Gloucester that is one of the most deprived wards in the city," she added. "I don't see that we can turn it down on grounds such as that.

"I agree that the loss of the open space is regrettable, but there will be quality open space within this development, and I would urge people to to support it."

Cllr Linda Castle (LD, Longlevens) said: "We do need affordable homes but we need to get it right and things can't be rushed through.

"It's going to put pressure on local schools. Gloucester City Homes aren't paying any contributions towards the primary and secondary schools and the county council say that they can't guarantee places for these children. So how far are these children going to have to travel?"

The once-in-a-generation development has been the result of a collaboration between Gloucester City Homes (GCH), Homes England, Gloucester City Council, local residents and community leaders.

The scheme has been hit by setbacks, floundering in the post-Covid economic crisis and being scaled back from 337 homes to make it more deliverable.

Quattro Design Architects drew up a masterplan for eight development sites, five of which are on existing public open space. It would see the demolition of 64 homes and the creation of four new apartment blocks, 80 houses, a new shopping area, a BMX pump track, multi-use games area and enhanced parks, play areas and communal gardens.

Cllr Angela Condor (LD, Kingsholm and Wotton) said the "uniformity" of the apartment blocks made them look like a "prison" but she was unconcerned about the loss of open space.

"At the moment, the open space is undefined, undesignated and I think it will be replaced by better spaces, which will have more of a focal point and purpose.

"The pain for the existing residents can't be got around. But most of what's being lost is in terms of buildings coming down. They're poor quality buildings, and one day we would have to bite the bullet if we don't bite it."

Cllr Andrew Gravells (Con, Abbey) put forward a motion to defer the application so more discussion could take place with GCH about improving the plans.

"I think there's more work to do. I think if we lose this opportunity to get 170 to new homes, we'll regret it, but we've got a duty of care. We need to look out for these people who live locally as well."

His motion was voted down by the committee A second motion by Cllr James to approve the application was also voted down.

The application was finally refused by a majority vote.

A statement from GCH following the meeting said: "We are hugely disappointed by Gloucester City Council's decision not to support the regeneration of Podsmead - a once-in-a-generation opportunity to transform an area that has faced decades of underinvestment.

"The proposals were developed over eight years in partnership with the council, who were instrumental in shaping the plans, including agreeing to the transfer of land to enable delivery. 

"The regeneration programme was co-designed with the local community, reflecting the diverse voices, needs and aspirations of Podsmead residents.

"While this outcome is a setback for the community and a loss of £45 million of investment into the city, Gloucester City Homes is focussed on delivering our mission to build homes and communities where people can thrive."

It did not comment on whether it will resubmit a planning application for the site.