Land at Leechpool, North Yate

About the Site

The Site measures 6.71 hectares and comprises a single field.  The Site is relatively flat with trees and hedgerows along the Site’s boundaries, and the railway line to the west.

The 2015 outline secures the vehicular access points to the Site – with the road links and associated hedgerow removal already consented, and it also fixes the alignment of the pylons through the Site.

The land is predominantly flood zone 1, with a small area of flood zone 2 and 3 in the southwest corner.  There are also areas within the Site identified as being at risk of surface water flooding, therefore a comprehensive drainage strategy will be implemented to address and mitigate any potential sources of flooding.

There are limited listed heritage assets in proximity to the Site – with the closest being Leechpool Farm (Grade II listed) situated 290m to the north east on Tanhouse Lane.

There are no public footpaths within the Site – with the existing Bridleway (LYA/54) falling outside of the Site boundary to the east.

The Site has been subject to detailed ecological surveys – confirming that the field is a species-poor semi-improved grassland, with the boundaries identified as species-rich hedgerows with trees with a small pond within the northern hedgerow. The Site is likely to support several notable species including bats, great crested newt, grass snake (potentially slow worm) and nesting birds.

Barratt Homes’ team of designers and experts have developed an Opportunities and Constraints Plan informed by our current knowledge of the Site and its wider context, shown in the ‘Site and Planning Context’ tab.

Site and Planning Context

The Site has been allocated for development by South Gloucestershire Council in the Core Strategy 2006 – 2027, and forms part of the new neighbourhood being delivered at Ladden Garden Village.

The majority of Ladden Garden Village was granted planning consent in 2015, and all recent planning applications for the wider site have related to the delivery of this outline permission.  This secured approval for up to 2,450 homes, a care home, primary schools and early years provision, a local centre and employment area.

To date, 1,730 homes have been granted detailed consent, and a further 395 homes are going through the planning process.  Our current estimate is that the 2015 outline land will deliver 2,125 homes.  The housing is being delivered by a consortium including Barratt Homes and David Wilson Homes.

Planning consent has been secured for a care home, nursery and local shop – and delivery of these is progressing.

The 2015 outline did consider the future development of the Site – identifying it for 100% residential development within the Comprehensive Masterplan, and secures the two vehicular access points into the Site.  The 2015 Outline anticipated that the Site would deliver 195 homes.

Planning application submission

A full planning application has been approved by South Gloucester Council at Committee on the 22nd January 2026, subject to an S106 agreement. This is for a scheme providing 145 new private homes through a mix of flats and houses. 35% of the homes would be affordable (54 units) – and in accordance with new Government policy, will include First Homes.  5% of the homes are identified as Self Build (8 units). All dwellings will have either allocated parking and/or garages – with the number of spaces meeting South Gloucestershire’s adopted standards.

The Site is surrounded by a green edge – ensuring an offset from the hedgerows and trees in the boundary, and providing opportunities to deliver ecological enhancements and recreational access in this corridor.  The central green space follows the alignment of the pylons, and is an opportunity for naturalised open space – with swales, recreational links, tree clusters and wildflower planting.  New childrens’ play is identified – with formal provision of a LEAP and LAP. Two vehicular accesses will connect to the consented road spurs up to the boundary.

Design

The homes will be a mix of houses and flats. The majority of the homes are two storey with some 2.5 storey located on key nodes to create visual variation and street character.

Barratt Homes have recently updated all of our housing range to increase their sustainability credentials – ensuring all our new homes meet the new Part L1A standard which delivers a further 31% reduction in carbon dioxide emissions.  This will include through our choice of fabrics and materials, our design and through the use of low carbon and renewable energy generation.

Construction

Construction updates will appear here in due course.

Sales

This development is due to open in 2025.

If you’re looking to move sooner, we have plots for sale on our neighbouring development Ladden Garden Village

Customer Care

Customer Care updates will appear here in due course.

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