With no progress after two years since its original outline application, a hotly contested bid for 215 new homes on land within the Lansdown Industrial Estate, close to Cheltenham Spa station, has been referred for a vote on Thursday by Cheltenham Borough Council's full planning committee.

Key to that, a new planning officer's report by Lucy White is recommending permission for the project, while a redacted valuation report suggests balancing the books on the project will hinge upon the amount of affordable houses that are offered.

Mapping out the reasons for calling in the application, Ms White said: "The reasons for the referral are the level of public interest arising from the application, conflict with development plan policy, loss of historic industrial buildings and potential impact on heritage assets, loss/displacement of the Lansdown Artists' studios and the scale and significance of the proposals."

If developers Cheshire West, in partnership with Chester Council, get the nod, their aim is to demolish existing building and revitalise the northern half of the industrial estate, which is one of four sites originally identified by CBC in accordance with its Cheltenham Plan. 

The site was determined as being suitable for mixed commercial and residential use and is part of the estate's parcel of land which amounts to 13.3 acres, albeit the proposed section for homebuilding would amount to 6.9 acres.

Alongside the latest planning officer report, the Valuation Office Agency has also assessed the project. Compiled with perspective from Bruton Knowles, the often redacted report notes that the value of the site, on the basis of all subsequently sold homes being at full market price, stood at £67.6m in December 2022 but was set at £59.7m some twelve months later, factoring in 50 on-site affordable housing units.

The valuer's report said: My total [Gross Development Value] is £59,750,000. This is £7,930,000 lower than BK's [Bruton Knowles'] total value of £67,680,000 and is due to the fact that BK have appraised a 100% Open Market scheme with zero Affordable provision, whereas I have provided for 165 no. Open Market units together with 50 no. on-site Affordable Housing units in accordance with policy."

The base contsruction cost for the project is set in the report at some £29m.

Key to the valuation report, the redacted author added: "The proposed scheme of 215 no. dwellings is unviable on the basis of provision of 50 no. on-site Affordable Housing units, an off-site Affordable Housing Commuted Sum of £3,706,529.17, Section 106 Contributions totaling £692,862, and a CIL charge of £1,140,205.50, in accordance with Policy."

They went on: "Through gradual reduction of policy contributions it is my considered and independent opinion that: The proposed scheme can viably provide 40 no. on-site Affordable Housing units, together with the payment of Section 106 Contributions totaling £692,862 inaccordance with Policy, and a zero off-site Affordable Housing Commuted Sum, on the basis of payment of a CIL charge of £1,140,205.50."

To date, 49 objections have been lodged against the bid, while two people have voiced support. Ms White's report also noted that, as of May 2021: "total employment numbers in the northern half of the estate amounted to approximately 57, which equates to 20% of the total employment numbers for the entire estate". Some businesses had, however, subsequently left.

Additionally, a 2018 marketing report depicted limited interest in vacant units "due to their age, condition, obsolescence, poor access and the general appearance of the estate".

Lansdown Art Studios, based in the estate, would also be demolished if the bid is approved. The workshop famously produced the Marble Arch gates, as well as propellors for the WW2 Spitfire fighter aircraft.

However, in a separate element to the homes plan, new studios are proposed, as well as the redevelopment of two commercial units for mixed use.

A report presented by Cheltenham Civic Society in February last year slammed the proposed project as: "An unimaginative scheme that is dominated by car parking provision and a sea of 2m timber fences between gardens."

The report, which set out an alternative vision, said Chester West and Chester Council propose a "cramped, low-quality residential scheme" and added: "Little account is taken of the character or spacing of existing residential patterns."

The demolition and clearance of the whole site would also release sequestered carbon, contrary to Cheltenham Borough Council's environmental aspirations.

As an alternative approach, retaining commercial buildings would boost the council's capital income: "The remaining commercial buildings could be renovated with capital released from the sale of the enabling development land. This could create over 110,000 sq ft of high quality lettable space."