Chapter 45

Tutshill and Sedbury


45.1 Tutshill and Sedbury form a substantial built up area closely related to Chepstow, from which they are only narrowly separated by the River Wye. The villages are divided by the A.48(T) and the Gloucester - Cardiff railway line. The combined population of the two villages is 3460, and together they comprise the largest settlement in the District after the four main towns.
45.2 Tutshill is the smaller of the two parts of the built up area. It is located on the lower slopes of the Severn escarpment and partially within the Wye Valley Area of Outstanding Natural Beauty. Tutshill is made up of older dwellings along the major roads and private estates which have been developed behind the frontages in the last 30 years. There are in addition several substantial buildings, especially on the western edge of the settlement, which are located in a most attractive setting above the River Wye.
45.3 Sedbury is located to the south of the Gloucester-Cardiff railway line on low lying land on a peninsula between the Rivers Severn and Wye. Sedbury largely comprises of a series of housing estates, the oldest of which dates only from the inter-war period, and the newest of which was constructed during the last ten years. It contains significant areas of non-residential uses, including an area of mixed industry, a small shopping centre, and a secondary school incorporating a Leisure Centre.
45.4 Access to Tutshill/Sedbury is generally very good. However the Chepstow Inner Relief Road does become congested at peak times, reflecting the high degree of commuting to Bristol, Newport, Cardiff and other centres which is a feature of this part of the South Forest. Many of the peak time commuting problems are felt most acutely in neighbouring Chepstow.
Development Strategy
45.5 At the deposit stage of Gloucestershire Structure Plan (Second Review) there were proposals for large scale development at Sedbury. The Structure Plan, as modified for adoption, does not contain such proposals.
45.6 The Local Plan recognises Tutshill/Sedbury as a large settlement in its own right, with extensive supporting services and facilities. However, it is also recognised as being a functional part of Chepstow, which lies within easy access by a variety of means of transport, and which provides a much wider range of jobs, services and facilities and town centre services.
45.7 Tutshill/Sedbury has a number of outstanding consents for residential development which may come forward during the Plan period, including one site for the development of 90 dwellings off Sedbury Lane, Tutshill. Alongside these commitments the Plan Strategy provides for residential development in the form of infilling and small groups of dwellings within the Defined Settlement Boundary, although the number of suitable sites is likely to be limited.
45.8 There are significant environmental constraints to the further expansion of the settlement in several directions, including the location of Sites of Special Scientific Interest, the physical barrier of the River Wye, and the boundary of the Area of Outstanding Natural Beauty to the west. Elsewhere the landscape comprises open countryside in agricultural use. Development in these areas outside the defined settlement boundary will be resisted.
45.9 The present combined population of Tutshill and Sedbury is approximately 3460 with an estimated dwelling stock of 1288. From 1991 to January 2000 some 30 dwellings had been completed in Tutshill and Sedbury. Planning consent exists for a further 127. These commitments relate to one large site of 90 dwellings in Tutshill, together with other smaller sites comprising small groups of dwellings and infilling. Since 1981 about 173 new dwellings have been completed, indicating the significant level of house building which has been taking place in this area.



Population Housing Stock
1981 - 2900 1981 - 1115
1991 - 3385 1991 - 1258
2000 - 3460 2000 - 1288

45.10 Within the built up area there has been a quite continuous process of residential development and infilling. As a result there are only restricted opportunities for further residential development within the current settlement boundary. Nevertheless, a continuation of small scale developments is likely which will add to the significant level of outstanding housing commitments.
45.11 Together Tutshill and Sedbury have a good range of services, and provide some local employment. There is a range of basic shops in both Sedbury and Tutshill, and also garages, public houses and medical facilities. The very easy access to Chepstow which provides a wide range of shopping and employment opportunities means that the range of shops in Tutshill and Sedbury is limited to neighbourhood stores only, despite its large population.
45.12 There are two primary schools, and Sedbury has a secondary school serving a large area of the South Forest. The school has a dual use Leisure Centre. In addition there is a private school in Tutshill.
45.13 Further employment is provided by several industrial and manufacturing undertakings located in the area of Grahamstown. This employment area is located to the north east of Sedbury where a mixed land use has been established including industrial, commercial, community and residential uses. These uses were established following the prisoner of war hutments becoming surplus after 1945. This area would benefit from a rationalisation of uses and a scheme of environmental improvements to improve the quality of the built environment. It is not practicable nor desirable to provide for any of the present uses to cease. However some control can be achieved when planning applications are implemented, through the application of the policy (R)F.Tutshill/Sedbury 1.
(R)F.Tutshill/Sedbury 1

Proposals for development within the area of Grahamstown will be permitted where they comply with the following criteria:

  1. Proposals for the significant intensification of uses must not give rise to increases in traffic or the additional use of heavy vehicles, or increased noise levels, where the consequences would be a loss of local residential amenity
  2. Within Area A proposals for development or redevelopment for employment uses must comply with Policies (R)FE.2 and (R)FE.4

  3. Within Area B there will be an assumption that existing uses will remain. New development will therefore be required to demonstrate that it will not be detrimental to the existing mixed land uses in the area

  4. All proposals should result in an overall improvement of the built environment and amenity of the area.

45.14 Area A contains one large well established employment use, and other smaller undertakings of a similar nature. Further modest intensification of these uses, or changes to B1 from general industrial (B2) uses in this area will be encouraged where they satisfy the requirements of the policy and produce amenity improvements. Area B contains more complex land uses and provides a valuable range of employment sites in addition to a number of dwellings. The existing mixed uses will be expected to remain. Proposals for new development should lead to an improvement of the environment of the area, and should not cause additional traffic problems.
Built Environment
45.15 The commercial centre of Tutshill/Sedbury is located to the south-east of Sedbury along the main vehicular route through the built up area. During the previous Plan period a number of environmental improvements have been implemented including building improvements with the provision of disabled facilities, street paving and street furniture. This programme of environmental improvements has both made the commercial centre more attractive and improved the amenity for those that use its facilities.
Natural Environment
45.16 Tutshill has little open space within its settlement boundary. However, there are large attractive areas on its periphery including the Wye Valley Gorge, with a network of public footpaths providing access. A large formal recreation area adjoins the western boundary of Tutshill. Sedbury has several open areas of importance, including playgrounds and a football field. A number of other informal open areas are identified on the Inset Map. These will be protected from development.
45.17 Tutshill/Sedbury is tightly constrained on the west and south by the Wye Valley and by low-lying wetlands, part of which are a designated Site of Special Scientific Interest. To the north, the Wye Valley Area of Outstanding Natural Beauty and generally open and attractive countryside limit the opportunities for further expansion. The boundaries to the east are similarly well defined by agricultural land.
45.18 The River Wye is a designated Site of Special Scientific Interest as is the Pennsylvania Fields area on the southern edge of Sedbury. These designations are of considerable importance in considering any development proposals.

FW v1

Forest of Dean District Local Plan Review, 1st Deposit Draft. July 2000

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