Summary - KIRKVIEW RANCE PITCH UPTON ST LEONARDS GLOUCESTER GL4 8AD
1 bed 1 bath Commercial Development
Large, rare parcel near Gloucester with planning-dependent development potential.
Approximately 11.07 acres (4.48 ha) freehold strategic development land
This substantial 11.07-acre freehold parcel sits on the edge of Upton St Leonards, offering a strategic canvas for residential or mixed‑use schemes, subject to planning. The land is largely open with mature boundary trees and direct access to local roads; proximity to Gloucester, regular bus links and the M5 increase transport appeal for future occupiers.
The site falls within the Cotswolds National Landscape and the Cotswold Beechwoods SAC core catchment, and several Tree Preservation Orders affect parts of the parcel. These environmental and landscape designations will influence what can be delivered and should be considered at the earliest feasibility stage with ecology and arboricultural input.
Planning status is unsettled locally: the Stroud District Local Plan is under review and the wider policy framework is changing. Offers are invited in excess of £120,000 on a private treaty basis; a payment of £5,000 + VAT is required on exchange and the seller will retain a 35% uplift on any future planning permission for 40 years. These commercial terms and planning constraints are material to value and should factor into any bid.
For investors or developers comfortable with policy complexity and environmental constraints, the site represents a rare, large-scale opportunity near Gloucester with long-term upside if and when planning is secured.
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