Plans to build 525 homes in the South Gloucestershire village of Charfield are set to be approved despite receiving over 400 objections from residents. The proposed Pennymeads estate would expand Charfield’s boundaries to the southwest and increase the population by almost half. Local councillors will decide on the proposal on Thursday, June 26.
This development is one of two major housing projects identified in the local authority’s draft Local Plan, which is due for public examination by government inspectors in spring 2026. The other site, a 250-home development on the opposite side of Charfield, was approved in March despite 230 objections.
The developers, a collaboration between land promoter CEG and local landowners, plan to build 525 homes along with a neighborhood center, commercial space, community facilities, three football pitches, allotments, a park, and open spaces. The site borders B4058 Wotton Road, Churchend Lane, and Little Bristol Lane.
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South Gloucestershire Council’s planning officers recommend approval, highlighting that the developers will contribute millions towards vital infrastructure. This includes funding for the reopening of Charfield Station in 2027, expansion of the village primary school, enhanced bus services, traffic calming measures, upgrades to junction 14 of the M5, and improvements to the Greenway, a traffic-free walking and cycling route.
However, despite NHS requests, there will be no contributions towards GP or dental services. The 41-hectare site is largely agricultural land in the open countryside, though it is not part of the greenbelt or the Cotswold Natural Landscape.
Thirty-five percent of the new homes will be affordable housing, with some accommodation specifically for elderly residents. The 402 objections raised by residents expressed concerns about increased traffic, insufficient facilities for young people, air and noise pollution, unreliable bus services, an oversubscribed primary school, loss of countryside and wildlife habitats, flooding risks, and the risk of Charfield evolving into a town.
Three parish councils opposed the development, citing unsustainability, limited local employment opportunities, and strain on existing services. The council’s urban design officer also registered objections.
Despite this, the committee report states: “The benefits of the scheme significantly and demonstrably outweigh the harms associated with the development which are localised and short-term. The planning balance therefore falls in favour of permission.
“The council is not currently meeting its housing needs, and the provision of 525 residential units, including 35% affordable homes and housing for older people, will make a significant contribution to housing supply.
“While public transport options in Charfield are limited, the reopening of the railway station in 2027, along with the partially funded No 60 bus service, offers sustainable transport solutions that mitigate grounds for refusal based on sustainability.”
The development will impact heritage sites, including the Grade I-listed St James’s Church and Grade II-listed tombstones in the churchyard, but Historic England raised no objections. National Highways have set limits on housing numbers until the railway station and motorway junction improvements are completed to manage traffic effectively.
The report also notes: “The site layout is broadly acceptable, though the reserved matters—detailed design plans—must carefully integrate the development into the valley landscape and minimize visual impact from St James’s Church.
“Overall, the harm to heritage assets is outweighed by the benefits of the development.”