Land off Birchall and Rance Lane, Gloucester, GL4
- Land size
- 0.6 acres
Key Features
- Approx 0.6 acres
- Freehold
- Strategic land with access from road
Description
For Sale Via Modern Online Timed Auction - *LIVE NOW* - Don't want to wait for the auction to end? Call the auctioneer for an early auction purchase!
A rare opportunity to acquire freehold and roadside strategic land of approx. 0.6 acres in the desirable location of Upton St Leonards.
Situated off Birchall Lane (GL4 8AD) , the land offers flexibility for a range of uses, ideal for buyers seeking investment land or strategic potential (subject to the usual planning consents put in place)
The land provides quiet countryside surroundings while remaining close to Gloucesters amenities.
Accessible road links to the A418, M5 and neighbouring villages.
The subject site is located within the jurisdiction of Stroud District Council. Planning policy is covered by the Stroud District Local Plan. In February 2024 and again in April 2025, the Inspectors wrote to the Council advising that the draft Local Plan should be withdrawn. The Council is now carefully considering its position, while the draft plan remains formally at the examination stage (as at June 2025) when the Local Development Scheme 2025-2029 was published.
As of 2025, due to the reforming of the Local Plan process in England, the Council is obliged to commence preparation of a new Local Plan. It is anticipated that work on the new Local Plan will begin in Spring 2026. The preparation process will follow the new strict prescribed stages and timelines established by the Government's updated planning framework.
In terms of site specific policy, the land is located within an area designated under Core Policy CP15 'A Quality Living and Working Countryside' which sets out the requirements for proposals outside of settlement development limits.
Call the agent for a full availability plan.
These particulars have been prepared with care; however, accuracy cannot be guaranteed. If any point is of special importance, please seek independent professional verification.
The information provided is intended as a general guide only and should not be relied upon as the basis for a legal contract or financial commitment. Prospective purchasers are advised to obtain advice from their own surveyor, solicitor, or other professional advisers before proceeding.
All measurements and dimensions are approximate.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-10-30
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1 Gbps
Gigabit full fibre · available to 71% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Predicted 4G and 5G signal; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Upton St Leonards Church of England Primary School830 metresOfsted: Outstanding
- Ages
- 5 to 11
- Pupils
- 420
- Type
- Voluntary controlled school
- Faith
- Church of England
- Hillside Primary School0.8 milesOfsted: Good
- Ages
- 2 to 11
- Pupils
- 495
- Type
- Academy converter
- Heron Primary School1 mileOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 402
- Type
- Foundation school
- Abbeymead Primary School1.2 milesOfsted: Outstanding
- Ages
- 4 to 11
- Pupils
- 421
- Type
- Community school
- Coopers Edge School1.3 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 403
- Type
- Foundation school
Secondary
- Gloucester Academy1.3 milesOfsted: Good *
- Ages
- 11 to 16
- Pupils
- 1,014
- Type
- Academy sponsor led
- St Peter's Catholic High School and Sixth Form Centre1.8 milesOfsted report card · Mar 2026
- Ages
- 11 to 18
- Pupils
- 1,545
- Type
- Academy converter
- Faith
- Roman Catholic
- Barnwood Park School1.9 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 909
- Type
- Academy converter
- Ribston Hall High School2.1 milesOfsted report card · May 2026
- Ages
- 11 to 18
- Pupils
- 939
- Type
- Academy converter
- Gender
- Girls
- The Crypt School2.1 milesOfsted: Outstanding
- Ages
- 11 to 18
- Pupils
- 1,100
- Type
- Academy converter
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.
Rivers and the sea
Planning map: Flood Zone 1.
Surface water
Not at the pin: mapped about 20 metres away.
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
Village Auctions, OxfordshireJohn Eccles House, Robert Robinson Avenue, Oxford, OX4 4GP
Contact Village Auctions, Oxfordshire
John Eccles House, Robert Robinson Avenue, Oxford, OX4 4GP
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