13 Bed House For Sale St. Johns Road, Gloucester, GL2

Key Features

• Former Youth Hostel, Class C1 usage
• Over 6500 sq ft over three floors
• Set within own grounds of c1.15 acres
• Ample parking
• Close to Slimbridge Wildfowl and Wetland Trust (3/4 mile)
• Rail connections to Bristol Temple Meads, Gloucester and Cheltenham
• Potential for redevelopment under Para 80 of the National Planning Policy Framework (NPPF 2021)

The Property
Wild Goose Lodge was originally a purpose-built youth hostel, and until recently has been used as an AirBnB. It is no longer in regular use but is in good condition, the fabric of the building well-maintained with the interiors in excellent decorative order throughout. With flexible accommodation over three floors it now offers the potential to be repurposed in a variety of ways, for leisure, healthcare, offices or business use.

The Site
Situated at the end of a rural no-through-road, the property is set centrally within a plot of circa 1.15 acres (4,650 sq m). A gated entrance leads to a large, gravelled parking area to the front of the building, which is surrounded by its own grounds comprising lawns, mature planting including several magnificent trees, and a large pond. Attached to the main building is a wing of outbuildings comprising storage, boiler room, workshop and garaging.

Location
Wild Goose Lodge is located in the pleasant hamlet of Shepherd’s Patch, not far from the Slimbridge Wildfowl and Wetlands Trust. It lies adjacent to the Gloucester and Sharpness canal and is surrounded by agricultural land with far-reaching views across the fields in every direction. The local services of Slimbridge itself are approximately 1 mile away. The A38 (trunk road between Gloucester and Bristol) is 1.5 miles distant, and gives access to the wider transport network at the M5 J13 (north) 5.5 miles and M5 J14 (south) 9 miles. There is a mainline GWR train service from Cam & Dursley station (3 miles away) with regular connections to Bristol Temple Meads ( 35 mins), Gloucester (15 min) and Cheltenham (30 min).

Planning
The property is within the jurisdiction of Stroud District Council, who designate the site as being outside of a defined settlement and within open countryside. As a former Youth Hostel the property falls under Use Class C1 (Hotels). C1 does not benefit from any permitted development rights, and therefore planning permission for a change of use would be required. There have been no recent planning applications or permissions granted at the subject property, or adjacent properties. Planning policy HC6 considers the proposal of subdivision of a large residential property to smaller residential units.

The Environment Agency designates the property to be within Flood Zone 3b, classified as functional floodplain, whereby the area could be affected by flooding, either from rivers or the sea, if there were no flood defences. However, it does also benefit from flood defences, these are identified on the Environment Agency flood map. Due to its location, a site-specific Flood Risk Assessment would be required to support any future planning application.
The Stroud Level 2 Strategic Flood Risk Assessment outlines that in flood zone 3b, no sleeping accommodation should be located on the ground floor, the use of basements should be avoided, and habitable uses of basements should not be permitted.