Cotswold District Council has proposed an ambitious new local plan that could see almost 19,000 new homes built across the district over the next two decades. The plan, which councillors will review next month, outlines major expansions in key towns alongside the creation of substantial new villages.
The blueprint includes ten strategic development sites, which collectively would provide 3,717 homes in and around Cirencester, 2,217 homes in Moreton-in-Marsh, and 1,658 homes in Down Ampney. These locations have been identified to focus growth where infrastructure and community services can be planned in an integrated and sustainable manner.
Council leaders emphasise that the plan is “absolutely vital” to prevent speculative, piecemeal developments that do not meet the community’s needs. Through careful planning based on over 40 technical studies and assessments, the council aims to foster healthy, sustainable communities, with benefits for both current residents and future generations.
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The plan anticipates delivering around 18,900 homes by 2043 via a stepped approach that adjusts the annual housing target over time. Initially, 420 homes per year are proposed, increasing to 1,064 per year between 2031 and 2036, and reaching 1,550 in the final five years. This scaling reflects the time required to develop the large strategic sites effectively.
Approximately 90% of the new housing is expected to be accommodated within these major sites, allowing for coordinated development of homes, employment opportunities, transport improvements, and community infrastructure.
Residents will have the opportunity to comment on the proposals during a six-week public consultation, expected to take place from 24 August to 5 October 2026, contingent on council approval.
The council highlights that the local plan provides a structured framework grounded in local evidence, enabling coordinated growth that balances housing, jobs, transport links, community facilities, and environmental considerations. Development will be concentrated in the most sustainable locations to protect valued landscapes and uphold high standards for new communities.
A key challenge influencing the plan stems from government policy changes nearly two years ago, which significantly increased the district’s housing requirements. This shift has eliminated the council’s ability to demonstrate a five-year housing land supply, increasing the risk of unplanned developments.
Council leader Mike Evemy (LD) stated:
“The council has been clear about the scale of the challenge created by the huge increase in nationally calculated housing need. But failing to progress a new local plan does not remove the pressure for development. Instead, it leaves our communities more exposed to speculative proposals and subjects the council to the risk of costly appeals.”
He added that without the plan, the district would lose influence over where and how development occurs, including the infrastructure that supports them. “These are difficult choices, but avoiding them would not protect the Cotswolds,” he said.
The proposed plan aims to deliver not only new housing but also affordable homes, jobs, services, and enhancements that preserve the Cotswolds’ unique landscapes, heritage, and character. It also seeks to contribute to tackling the climate crisis while reducing energy costs through efficient new buildings.
The plan has been developed based on comprehensive evidence covering housing needs, site suitability, transport, flood risk, landscape protection, heritage, ecology, viability, and infrastructure requirements. Sustainability and climate considerations have been central to its development.
It also addresses feedback from earlier consultations held in autumn 2025, including concerns related to landscape and heritage protection, local economy support, housing affordability and size, health and community services, as well as transport and infrastructure.
The next steps include consideration by the council’s overview and scrutiny committee on 3 August, cabinet on 6 August, and full council on 12 August 2026. If approved, the six-week public consultation is scheduled to follow.
The council will review public responses and may propose further modifications before submitting the plan and consultation feedback to the Secretary of State by December 2026. An independent inspector is then expected to conduct an examination in 2027, with plan adoption anticipated around March 2028.
Prompt submission before the December 2026 deadline is critical, as plans submitted later must comply with a newer government planning system, potentially delaying adoption by several years.