Large 'Bond-villain lair' style Cotswold home above Cheltenham given the go-ahead

Plans for to build a “Bond-villain lair” style home on the site of a disused reservoir on the edge of Cheltenham have been approved. Taller Developments Ltd has been granted permission by Cheltenham Borough Council to redevelop the former Leckhampton reservoir in Leckhampton Hill.

Their proposals include the change of use of the redundant former Severn Trent Water subterranean reservoir to form a single contemporary six-bed home. The entirety of the house will sit below the top surface of the existing buried structure and will be accessed via the existing access to the site from Leckhampton Road.

The plans for the property include five bathrooms, a kitchen, dining room, sitting room, gym, games room, study, wine store, boot room, swimming pool, outdoor seating area, external courtyards along with a garden, pond and three space garage. Cheltenham Architects Panel meeting said the concept was interesting and exciting overall and liked the boldness of the scheme.

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However, they said design amendments were needed before they would be willing to fully support the scheme. They said in their written submissions that 3D visuals would allow them to fully appraise the visual impact of the scheme, particularly from the Cotswold area of outstanding natural beauty (AONB).

Gary Dickens, agent for applicant, spoke in favour of the scheme at the Municipal Offices on June 13. He called on the planning committee to approve it.

He said it was two years in the making and involved proactive engagement with the planning and highways authorities. “A bespoke design approach has been taken due to the non-conventional nature of the site,” he said.

He said due to the underground nature of the structure there is a need for openings to provide light. The proposal would not have any greater impact on the greenbelt as it will sit within the existing structure, he said. Most of the structure would be made of sustainable timber, he added.

He said there was no reason for the planning application to be refused and said it was a high quality scheme which made good use of the site.

Phil Bennett, chairman of Leckhampton with Warden Hill Parish Council, spoke against the proposals. He said the parish council unanimously rejected it. He said they were concerned the development lies entirely within the green belt and Cotswold area of outstanding beauty and that it is outside the principal urban area.

The parish council also raised concerns over the risk to highways safety a new access would cause. Ward Councillor Martin Horwood (LD, Leckhampton) also spoke against it and expressed serious concerns although he acknowledged it was an exciting design.

“I’ve heard it compared to a Bond-villain lair which may be a bit unfair but honestly I would rather have that than a boring box,” he said.

“I also appreciate the efforts made to adapt to both the unusual setting and the landscape particularly through the use of green roofs. My main concern is about road safety.”

He said he made the same objection to the two neighbouring properties. “All three would have access onto the very steep and dangerous junction of Leckhampton Hill, Leckhampton Road, Old Bath Road, Undercliff Terrace and Undercliff Avenue which all come together at this point.

“Sports bikes and cars descend the hill very fast and there have been multiple accidents here. Even if the county don’t know about them. There’s a real risk of someone being killed or injured.”

He said Severn Trent used banksman to guide their vehicles safely out of the site. During the debate, Councillor Paul Baker (LD, Charlton Park) said it was a superb scheme.

“What better use for a previously developed site? Retaining all the concrete structure that is there already," he said.

“Environmentally and sustainably you could not improve on what we’ve been presented with. It is a really sensitive site but given the previous approval of those two dwellings, given the fact there are no objections from our professional highways advisors I could not think of any reason for refusal.”

Cllr Frank Allen (LD, Swindon Village) agreed. He said it was a good site.

“Everything has been accounted for,” he said. “It’s important we put the reservoir to good use.

“Ultimately the consideration for the scheme including the green roof to enhance biodiversity has been well thought out.”

Cllr Simon Wheeler (LD, Hesters Way) concurred with both councillors. “It’s quite obviously an ugly structure there at the moment,” he said.

He said his biggest objection would be he could not afford to live in a place like that. “It's a great scheme and it will make very good use of a brownfield site.”

The committee voted unanimously in line with the officer’s recommendation to approve the scheme.