Cheltenham’s new ‘prison-block chic’ row of houses blasted
A new row of houses in the Regency spa town of Cheltenham has been likened to a Soviet-era prison block as they near completion.
Wavensmere Homes was given permission to build 147 homes on the former North Place car park by Borough planners in 2024.
But the emerging look of the new properties on the former site of the Black and White Coach Station off St Margaret’s Road has prompted a strong response from Cheltenham Civic Society.
The group, which is an active network of citizens that promotes civic pride in the spa town, said in a post on X that the scaffolding has been removed to “reveal the new terrace of houses” which is “perpetuating the penchant for gulag chic”.
They told the Local Democracy Reporting Service that they are “deeply disappointed” with the emerging appearance of the Arkle Court housing development.
“During the planning process, we warned that this was a mediocre scheme that could have been built almost anywhere and which failed to rise to the importance and sensitivity of its location,” they said.
“Sadly, what is now becoming visible appears to confirm those concerns.”
They see the site as “highly significant” positioned between the Grade II* listed St Margaret’s Terrace and the classically proportioned Clarence Square, within one of Cheltenham’s most important historic settings.
“Developments in such locations should positively respond to their context, reinforce local character and make a lasting contribution to the townscape.
“Instead, what has emerged lacks identity, architectural richness and a clear sense of place.
“It does not draw meaningfully on Cheltenham’s distinctive architectural traditions nor make the positive contribution that this location deserved.”
They say design quality matters as once properties are built why design opportunities to correct poor urban design are largely lost.
The Civic Society also remains concerned that the scheme’s layout and overall approach will give rise to long-term management challenges, including pressures around parking, site upkeep and antisocial behaviour.
“We sincerely hope those concerns prove unfounded, but they were issues raised during the planning process and remain relevant today,” they added.
“Cheltenham deserves better than developments that merely meet minimum standards or copy and paste anonymous spreadsheet architecture.
“Important sites in historic towns should enrich their surroundings, strengthen civic identity and leave a positive legacy for future generations.
“I hate to say, ‘I told you so’ but what should have been a landmark development responding to one of Cheltenham’s most sensitive historic settings instead feels more ‘prison-block chic’ than Regency Cheltenham.”
However, Wavensmere Homes say the street scene is not yet finished and they are still a few months off the first plots being ready for occupation.
They also explained the currently white meter boxes have just been installed and will be painted. Developers also said the 147 houses and apartments are designed to sensitively enhance the street scene.
Arkle Court has been designed by nationally acclaimed architects Glancy Nicholls to complement the town’s Regency architecture and create a sustainable new community in the heart of the town centre, they said previously.
Extending to over 3.5-acres, they say the scheme will include multiple areas of high quality landscaped open space, with the opportunity for a public art installation to be created as part of the Cheltenham Paint Festival. Vehicular, pedestrian and cycle access is from North Place, less than half a mile from the town centre’s historic core.
The redevelopment will also connect Pittville Park on the one side, through North Place, to the thriving Brewery Quarter, the Lower High Street Poundland site – which will see a mixed-use redevelopment – through to the cyber-tech hub MX and Minster Gardens. Enhanced connectivity and walkability will cut down travel times, increase opportunities and health and wellbeing, reduce isolation, and drive economic growth, they added.