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Coln House School, Horcott Road, Fairford

Public Consultation


                                Coln House School                                                          Applestone Court

Gloucestershire County Council is inviting members of the public to view and comment on the proposed re-use, and redevelopment of the former Coln House School site for housing.

The former school playing fields are not affected and will be retained.

The redevelopment consists of:-

  1. The conversion/refurbishment of Coln House to 7No. dwellings, demolition and replacement of single storey school buildings with 17No. new dwellings along with enhancements to landscaping.
  2. The conversion/refurbishment of Applestone Court to 4No. dwellings

Vehicle access will remain as existing.

Extract of local plan policies plan

The adopted Cotswold District Local Plan supports the principle of residential development within development boundaries. The site is located within the Fairford development boundary as indicated by the red boundary line on the Local Plan extract below.


Adopted Local Plan Policy DS2 applies:

The planning application will protect and reuse of some of the largest vacant heritage assets in Fairford through the delivery of new homes and the existing playing fields will be retained. The proposal will also enhance the setting of the listed building, provide a policy compliant level of affordable housing, enhanced drainage and biodiversity provisions.

Coln House School is comprised of a number of buildings and associated grounds. Coln House itself is a Grade II listed building. The proposals have been informed by surveys and reports relating to its historical significance. The more modern buildings to the south east of Coln House have no historical or architectural significance; and are to be demolished and replaced with new homes. To the west of Coln House, on the other side of Horcott Road, Applestone Court though not a listed building is regarded as a Non Designated Heritage Asset and has been subject to the same surveys and reports as Coln House.

A team of specialist consultants has been engaged by the County Council to develop these proposals. Areas of specialism include Architects, Heritage and Historic Buildings, Archaeology, Highways, Ecology, Planning and Flood Risk and Sustainable Urban drainage.

The existing and proposed site plans are provided below:

Site Aerial Photo

Site Location Plan

Proposed Site Plan

The conversion of Coln House honours the existing forms, periods and arrangements relevant to the building. This has resulted in subdividing the building primarily into vertical elements, similar to the phases in which it was built and in line with the Heritage consultant’s recommendations. This has also dictated the proposed number of dwellings within the existing building. This also applies to the proposed conversion of Applestone Court, with homes being separated vertically, similar to the arrangement of terrace houses, rather than the arrangement of a block of flats.

The proposals have been developed in collaboration with Planning and Conservation Officers of Cotswold District Council. Their guidance has helped shape the proposals, with the aim of enhancing the site and the setting of the listed building. The majority of the new homes will be traditional stone buildings, designed in a similar style to that of Coln House, Applestone Court and surrounding buildings in the area. There are 3no proposed homes to the east of the site which have been designed in a contemporary style, these bookend the site visually whilst providing a contrast to the surrounding traditional forms and materials.

All Gloucestershire Councils have declared a climate emergency, with the County Council’s declaration made in May 2019. The County Council’s Climate Change Strategy (December 2019) aims to achieve a carbon neutral county by 2050 that provides quality of life now and for future generations.

The aim is to ensure the proposed new dwellings are constructed in accordance with the governments Future Homes Standard, currently out to consultation and due to come into force in 2025.

The existing buildings on site are not thermally efficient. Coln House will receive secondary glazing, which due to its heritage requirements will be an additional glazing panel mounted internally. This will improve thermal and air transfer, reducing artificial heating needs while adhering to heritage requirements. Alterations to the internal layout and to the exterior façade have been limited as much as possible in accordance with guidance provided by the heritage consultant and conservation officer.

Important trees on the site will be protected and retained and many more will be planted. Trees and planting on site not only reduces CO2 but also absorb surface water. Much of the existing site is hard surfaced with elements such as the playground. Many of these areas are proposed to be replaced with rear gardens and a central green. Proposed hard surfaces, such as roads and parking areas are to be permeable surfacing wherever possible. This reduces the amount of surface water that can accumulate on site, with any residual excess being attenuated sustainably in the Swale in the central green.  The parking spaces will be designed to enable charging of plug-in and other ultra-low emission vehicles in safe, accessible and convenient locations.

Proposals are illustrated in the drawings below:

Coln House Floor Plans

Coln Existing Elevations

Coln Proposed Elevation

Applestone Court Floor Plans

Applestone Existing Elevations

Applestone Proposed Elevation

Example elevations in context

Thank you for taking the time to view these proposals. If you would like to provide some feedback please send your response to property@gloucestershire.gov.uk

Or complete the comments form and send to Asset Management & Property Services, Shire Hall, Gloucester GL1 2TG by Friday 17th July 2020.


The information that you provide to us will be used for the specific purpose of this consultation. All of your information is processed in accordance with any applicable data protection legislation and regulations.

For full details on how we use, store and share your information please see our privacy notice by visiting https://www.gloucestershire.gov.uk/council-and-democracy/data-protection/privacy-notices/



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