Cheltenham Borough Council is poised to make a pivotal decision on July 4 regarding the £1 billion Golden Valley technology campus near GCHQ. The decision hinges on the developer’s agreement to a range of financial and non-monetary obligations designed to support local infrastructure and community needs.
Following extensive consultations with over 30 agencies, including the Environment Agency and National Highways, the planning officer has outlined 17 financial contributions amounting to £9 million, alongside seven non-monetary commitments. Key financial requests include £1.7 million to upgrade M5 Junction 10 to handle increased traffic, £3.7 million to build a new primary school, and nearly £1 million to boost local public bus services.
Additional investments may fund healthcare facilities, sports pitches, secondary education, and a new public library. A modest £9,000 is earmarked for public art to enhance community spaces.
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According to the forthcoming council report, planning officers have determined that the benefits of granting permission outweigh the adverse impacts, with no valid grounds found for refusal. Council leader Rowena Hay emphasized the project’s potential to generate jobs and prosperity while cementing Cheltenham’s status as a global technology and security hub.
While acknowledging the high-density development will alter residents’ views and reduce agricultural land, the council highlights substantial economic gains and its contribution toward addressing Cheltenham’s severe housing shortage. Current projections indicate a shortfall, with only enough housing supply planned to cover about two and a half years of demand, compared to the five-year benchmark.
Golden Valley has committed to ensuring 26% of the 576 homes will be affordable. This includes 38 social rent units, 53 affordable rent, 19 first homes, and 41 shared ownership properties.
Environmentally, the developer will deliver the mandatory minimum 10% Biodiversity Net Gain, aimed at protecting and enhancing habitats. However, this has disappointed conservation groups like Gloucestershire Wildlife Trust, which called for more ambitious compensation due to significant habitat loss. Despite this, 75% of trees on-site—including three veteran oak trees—will be preserved throughout construction.
The Wildlife Trust also expressed concerns about the proposed off-site Suitable Alternative Natural Greenspace (SANG) at Hill Farm, Leckhampton, designed to provide recreational green space for residents. The Trust preferred additional funding for managing visitation at the nearby Coombe Hill Canal and Meadows, a request that was declined.
Following the council meeting, a Section 106 legal agreement laying out these commitments must be signed by Golden Valley within nine months or the planning permission will be rejected. Once approved, detailed applications on aspects like building layout and landscaping will require further authorization before construction commences. The first phase is projected to open in 2027.
Public consultations reveal mixed views. One Springbank Road resident supports the overall concept and jobs it will create but criticizes the increased building heights compared to original plans. Another local lauded traffic calming measures like bus gates. Conversely, an Alder Court homeowner voiced strong environmental concerns, highlighting the presence of protected species such as bats, dormice, and badgers in the development area.
The dedicated planning committee meeting will be held on July 4 at 2:00 pm at the Municipal Offices. The session will be broadcast live online via the council’s website and YouTube channel.