Description
Secure a rare former pumping station Cirencester at auction—prime Cotswold site with conversion potential. Guide price: £50,000. Auction: 24th June. We are advised by our vendor, that planning consent for conversion to a holiday home, has been implemented.Key Details: Former Pumping Station Cirencester
| Key Detail | Description |
| Property Type | Former pumping station building |
| Address | Perrott’s Brook, Cirencester, GL7 7BL |
| Tenure | Freehold (buyers to verify) |
| Site Area | 180–243 sq m (subject to measured survey) |
| Building Internal Area | Redundant former pumping station (internal space) |
| Guide Price | £50,000 |
| Auction Date | 24th June |
| Reference | 31/42/090407 |
| Local Planning Authority | Cotswold District Council |
| Potential Use | Holiday home or Airbnb Implemented - ready to build |
Introduction: Former Pumping Station Cirencester Auction
Welcome to a unique opportunity to acquire the former pumping station Cirencester—a rare freehold site in the heart of the Cotswolds. Located at Perrott’s Brook, Cirencester, GL7 7BL, this property offers a generous plot of between 180 and 243 square meters (subject to measured survey). The redundant former pumping station building provides internal space ready for creative transformation. With a guide price of just £50,000, this lot is ideal for investors, developers, or lifestyle buyers seeking a distinctive project. The site may be suitable for conversion or development as a holiday home or Airbnb-style accommodation, subject to obtaining the necessary consents. The auction will be held on 24th June, with reference 31/42/090407. This is a rare chance to secure a characterful building in a prime Cotswold setting, with outstanding potential for value creation and lifestyle enjoyment.Perrott’s Brook: Idyllic Cotswold Setting
The former pumping station Cirencester is set in the tranquil hamlet of Perrott’s Brook, nestled in the Churn Valley. This rural enclave is renowned for its rolling hills, open farmland, and classic Cotswold stone properties. Perrott’s Brook offers a peaceful, picturesque environment, perfect for those seeking a rural retreat or a base for holiday accommodation. The hamlet lies just 2 to 2.5 miles north of Cirencester town centre, making it easily accessible by car or local bus. The surrounding area is dotted with charming villages, scenic walking routes, and unspoilt countryside. The site’s location within the Cotswolds National Landscape (AONB) ensures enduring appeal and strict protection of its natural beauty. For buyers, this means a setting that combines serenity, accessibility, and the timeless character of the Cotswolds.Cirencester: The Capital of the Cotswolds
Cirencester, known as the “Capital of the Cotswolds,” is a vibrant market town with a population of over 20,000. Its rich history dates back to Roman times, when it was called Corinium Dobunnorum—the second-largest town in Roman Britain. Cirencester flourished as a medieval wool town and remains a hub for agriculture, education, and tourism. The town boasts a lively centre with independent shops, restaurants, and weekly markets. The Royal Agricultural University adds to its prestige and economic diversity. Cirencester’s property market is buoyant, with strong demand for rural and character homes. The area’s blend of heritage, amenities, and countryside charm makes it a magnet for both residents and visitors. The former pumping station Cirencester benefits from this dynamic context, offering buyers a foothold in one of England’s most desirable rural locations.The Cotswolds National Landscape: Protected Beauty
The former pumping station Cirencester sits within the Cotswolds National Landscape, formerly known as the Area of Outstanding Natural Beauty (AONB). This is the largest AONB in England, covering nearly 800 square miles. The designation ensures that all development is carefully controlled to conserve and enhance the area’s natural beauty and cultural heritage. For property owners, this means any conversion or redevelopment must be sensitive to the landscape and use high-quality, context-appropriate design. The Cotswolds is celebrated for its honey-coloured stone villages, rolling hills, and historic market towns. Tourism is a major economic driver, with millions visiting each year for walking, cycling, and the quintessential English countryside experience. The site’s location within the AONB adds prestige and long-term value, making the former pumping station Cirencester a rare and attractive proposition.Transport Connectivity: Road, Rail, and Air Access
Accessibility is a key strength of the former pumping station Cirencester. The site is served by major A-roads, including the A417, A419, and A429. The A417 links Cirencester to Gloucester and Cheltenham, while the A419 provides direct access to Swindon and the M4 motorway for London and South Wales. The A429 (Fosse Way) connects to Stow-on-the-Wold and Chippenham. Typical drive times are 25–30 minutes to Cheltenham, 30–35 minutes to Gloucester, and 25–30 minutes to Swindon. The nearest railway station is Kemble, just 3.7 miles away, offering direct trains to London Paddington in as little as 1 hour 10 minutes. Major airports at Bristol, Birmingham, and Heathrow are all within 1–1.5 hours’ drive. This exceptional connectivity supports both leisure and business travel, enhancing the site’s appeal for holiday accommodation and investment.Local Attractions: Cirencester and the Cotswolds
The former pumping station Cirencester is perfectly positioned for access to the region’s top attractions. Cirencester Park offers historic parkland and hosts major events like the Cotswold Show and Polo Club. The Corinium Museum showcases the town’s Roman heritage, while the Abbey Grounds and Roman Amphitheatre provide scenic walks and history. Nearby Bibury is famed for Arlington Row, one of England’s most photographed sites. Bourton-on-the-Water, known as the ‘Venice of the Cotswolds’, offers riverside walks and family attractions. Burford, Cheltenham Racecourse, and the Cotswold Wildlife Park are all within easy reach. The area hosts major events such as the Royal International Air Tattoo (RIAT) and the Cheltenham Festival, driving peak demand for accommodation. This rich tapestry of attractions underpins the strong tourism market and supports the investment case for holiday lets in the area.What Is a Former Pumping Station Cirencester?
A former pumping station Cirencester is a redundant utility building, originally constructed to house water supply infrastructure. These buildings are typically robust, with solid brick or stone construction and distinctive industrial features. Many have become surplus to requirements as technology has advanced. Across England, former pumping stations have been successfully converted into unique homes and holiday accommodation. Examples include Studio Fold in West Sussex, now a contemporary holiday let earning £2,500 per week, and a Victorian pumping station in Nottinghamshire transformed into a £1 million luxury residence. These conversions retain industrial character while offering modern comfort and style. The Perrott’s Brook site provides a blank canvas for creative redevelopment, with the potential to create a truly distinctive rural retreat.Conversion Potential: Holiday Home or Airbnb
The former pumping station Cirencester offers genuine potential for conversion or redevelopment as a holiday home or Airbnb-style accommodation, subject to planning consent. The generous plot size (180–243 sq m) allows for imaginative design, extension, or landscaping. The Cotswolds is the UK’s most profitable region for holiday lets, with median occupancy rates of 65%, average daily rates of £214, and median annual revenues of £51,000. Top-performing properties in villages like Bourton-on-the-Water achieve even higher returns. The area’s year-round tourism, event-driven demand, and premium guest profile support strong rental yields of 8–10%. Buyers can draw inspiration from successful conversions nationwide, where former pumping stations have become sought-after holiday destinations. With the right vision and consents, this site could deliver both lifestyle enjoyment and robust investment returns.Planning Guidance: Cotswold District Policies and AONB Controls
Prospective buyers of the former pumping station Cirencester should be aware of the planning framework governing its conversion. The Cotswold District Local Plan (Policy 28) supports the conversion of redundant rural buildings to holiday or residential use, provided the building is structurally sound and the proposal respects local character and landscape. NPPF Paragraph 80(c) allows for the conversion of isolated redundant buildings if the scheme enhances its setting. The site’s location within the Cotswolds AONB means full planning permission is required, with strict controls to conserve scenic beauty. Sensitive design, use of appropriate materials, and careful landscaping are essential. Buyers are strongly advised to seek pre-application advice from Cotswold District Council and consult the Planning Portal and Cotswold District Council planning pages for guidance and application forms. Building regulations approval may also be required for any works.Investment Case: Profitable Holiday Let in the Cotswolds
The former pumping station Cirencester represents a compelling investment opportunity. The Cotswolds is the UK’s top region for holiday let profitability, with robust occupancy, premium nightly rates, and resilient demand. Median annual revenues for short-term rentals are £51,000, with gross yields of 8–10%. The area’s strong tourism market is underpinned by world-class attractions, major events, and year-round appeal. Comparable former pumping stations have sold at auction for £10,000 to £50,000+, with successful conversions commanding high values and rental incomes. The guide price of £50,000 for this site is competitive, reflecting its location, plot size, and development potential. For investors, developers, or lifestyle buyers, this lot offers a rare and affordable entry point into the lucrative Cotswold holiday let market. For a free valuation or to discuss selling your own property, visit Palace Auctions London valuation services.How to Bid: Secure Your Former Pumping Station Cirencester
To participate in the auction for the former pumping station Cirencester, buyers should download the legal pack and register to bid via the Palace Auctions London auction catalogue. The auction will take place on 24th June, and early registration is advised to ensure eligibility and access to all documentation. For guidance on the bidding process, visit How to Bid at Palace Auctions London. Buyers are encouraged to arrange an independent inspection of the site and seek professional legal, planning, and financial advice before making any commitment. The legal pack contains essential information on title, boundaries, and any covenants or restrictions affecting the property. For further details or to arrange a viewing, contact Palace Auctions London directly.Summary & Call to Action: Don’t Miss Out on Former Pumping Station Cirencester
In summary, the former pumping station Cirencester at Perrott’s Brook, GL7 7BL, is a rare and valuable auction opportunity. With a guide price of £50,000, a generous site area, and outstanding potential for conversion to holiday accommodation (subject to planning), this property is perfectly positioned in the heart of the Cotswolds. The area’s exceptional connectivity, rich heritage, and thriving tourism market make this a smart investment for homeowners, developers, and investors alike. The auction takes place on 24th June (Reference 31/42/090407)—act now to secure your place in this sought-after market.Act now:
- Download the legal pack
- Register to bid at palaceauctions.co.uk
- For planning advice, contact Cotswold District Council or use the Planning Portal
- For guidance on the auction process, visit How to Bid
- For planning policy, see Cotswold District Council
