A public inquiry is taking place in reference to an outline planning application for up to 170 dwellings (including affordable housing) to be built on land off Cossington Road in Sileby, with all matters reserved other than access together with associated landscaping and other infrastructure.

About the public inquiry

An inspector has been appointed by the Secretary of State and the appeal will be heard by way of a public inquiry. The inquiry will sit for five days, as a virtual event, opening on March 21, 2022. A reserve day is held for April 4, 2022.

This inquiry is being held virtually and therefore we are able to live stream proceedings to make it more accessible to the public. Not all inquiries are held virtually and therefore not all can be livestreamed.

You can watch the live streams for each day below:

Day 1 - Monday March 21, 2022

Day 2 - Wednesday March 23, 2022

Day 3 - Friday March 25, 2022

Day 3, part 2 - Friday, March 25, 2022

Day 4 - Monday April 4, 2022

Day 5 - Wednesday April 27, 2022

Day 6 - Thursday April 28, 2022

Day 7 - Friday April 29, 2022

Charnwood Borough Council reference number: P/21/0491/2

Planning Inspectorate reference number: APP/X2410/W/21/3287864.

A draft programme has been provided by the Inspector for each day of the Inquiry. This is subject to change and may be updated throughout the Inquiry. Please see the document below:

Attendance

The Public Inquiry will be held as a virtual event using Microsoft Teams.

The inquiry will be opening at 10am on Monday March 21, 2022. The inquiry is scheduled to sit for 5 days, with an additional reserve day held for Monday April 4, 2022.

If you wish to participate in the Inquiry you can join via Microsoft Teams. If you would like to register to attend, please email development.control@charnwood.gov.uk, giving your name, telephone number and email address and the link to join the meeting will be sent to you. 

If you wish to take an active part in the proceedings, please make clear in your response to the Case Officer whether you wish only to appear at the Inquiry and make a statement, or whether you would also wish to ask questions on particular topics.

If you are unable to use Microsoft Teams and wish to participate, please inform the Council and we will try and organise alternative arrangements.

The Inquiry will also be streamed live on YouTube for those who do not wish to participate in the Inquiry but want to observe. The YouTube links for each day of the inquiry will be provided nearer the time.

Inquiry documents

These are documents which have been submitted during the public inquiry and agreed to be accepted by the Inspector. 

ID - Inquiry Documents
ID1 Appellant Appearances List 
ID2 Appellant Opening Statement
ID3 LPA Opening Statement
ID4 Sileby Housing Sites (March 2022)
1D5 S.106 Draft (March 2022)
ID6 HFAG LTD v Buckinghamshire Council
ID7 Updated verified views
ID8 Updated conditions
ID9 Parameters plan
ID10 Local Setting Plan
ID11 Measured Distances Plan
ID12 Leicestershire County Council Education letter - April 1, 2022
ID12A School capacity survey signed off by Leicestershire County Council
ID13 Appellants rebuttal to LCC education letter of April 1, 2022
ID14 Extract from the Leicestershire Round Guidebook
ID15 Updated conditions - April 14, 2022
ID16 Leicester CCG Response to CIL 122 Justification - Cossington Road
ID17 Rebuttal to Leicester City CCG's Letter of April 14, 2022
ID18 Clean S.106 Draft - March 22, 2022
ID19 Open Spaces Strategy, 2019
ID20 Cossington Appeal 5 YHLS Statement - April 27, 2022
ID21 Leicester CCG S106 Response - April 27, 2022
ID22 Rebuttal to Leicester City CCG's Letter - April 27, 2022
ID23 Barnards Drive Appeal Decision Gladman - September 2019 
ID24 Examiner's Report - Sileby Neighbourhood Plan
ID25 LPA Closing Final
ID26 Sileby closing Appellant - Final

Core Documents

Below is the Core Documents Library. This includes all relevant documents (Core Documents pre-fixed CD) for the inquiry. This is currently a work in progress and will continue to be developed, updated, and populated in the run-up to the inquiry and will also be updated whilst the inquiry is sitting.

CD1 Original Application Documents

CD1.01

Application Forms

CD1.02

Site Location Plan SilLoc01

CD1.03

Illustrative Masterplan GL1400 13

CD1.04

Arboricultural Assessment

CD1.05

Archaeological Desk Based Assessment

CD1.06 a-b

Flood Risk Assessment (A)

Flood Risk Assessment (B)

CD1.07

Preliminary Drainage Strategy

CD1.08

Extended Phase 1 Habitat Survey

CD1.09

Landscape and Visual Impact Assessment

CD1.10

Noise and Vibration Assessment

CD1.11

Planning Statement

CD1.12

SCI

CD1.13

Transport Statement

CD1.14

Travel Plan

CD1.15

Proposed Site Access Junction B024412 003A

CD1.16

Design and Access Statement

CD2 Post Submission Documents

CD2.01

Response to Sileby PC

CD2.02

Response to LCC Highways

CD2.03

Stage 1 RSA Response

CD2.04 A-T

Visuals A4 (A-T)

CD2.05

Response to LLFA

CD2.06

Updated Masterplan GL1400 13A

CD2.07

Section 106 HoT

CD2.08

Agricultural Land Report

CD2.09

Updated FRA August 2021

CD2.10

Updated Drainage Report August 2021

CD2.11

Ecological Impact Assessment

CD2.12

Biodiversity Metric 2.0 Calculation Tool Beta Test - Cossington Road

CD2.13

Warwickshire, Coventry & Solihull - Habitat Impact Assessment Calculator _BIA_v.19.1_OR_14.4.21

CD3 Correspondence with LPA

CS3.01

4 August 2021 Developer Enquiry Response

CS3.02 

8 September 2021 Refusal Exchange
CS3.03 16 November 2021 Charnwood Landscape

CD4 Consultation Responses

CD4.1

CBC Affordable Housing 26.03.21

CD4.2

CBC Affordable Housing 07.05.21

CD4.3

Natural England

CD4.4

CPRE

CD4.5

Environment Agency

CD4.6

Leicestershire Policy

CD4.7

Local Lead Flood Authority 13.04.2021

CD4.8

Local Lead Flood Authority 04.08.2021

CD4.9

Local Lead Flood Authority 01.09.2021

CD4.10

Civic Amenities

CD4.11

Libraries - Leicestershire County Council

CD4.12

Early Years - Leicestershire County Council

CD4.13

Education - Leicestershire County Council 07.04.2021a

CD4.14

Education - Leicestershire County Council 07.04.2021b

CD4.15

Network Rail

CD4.16

CBC Open Spaces

CD4.17

Sileby Parish Council

CD4.18

Cossington Parish Council

CD4.19

Jane Hunt MP

CD4.20

Local Highway Authority – Leicestershire County Council 14.04.2021

CD4.21

Local Highway Authority – Leicestershire County Council 07.07.2021

CD4.22

Edward Argar MP

CD4.23

NHS Comments

CD4.24

Landscape Comments 06.05.21

CD4.25

Landscape Comments 23.08.21

CD4.26a

Application Responses 1

CD4.26b

Application Responses 2

CD4.27

Education Advice Note for LPAs (28 October 2021)

CD4.28

Updated Education response

CD5 Officers Report and Decision Notice

CD5.01

Decision Notice

CD5.02

Officer’s Report

CD6 Policy Documents

CD6.01

Charnwood Local Plan 2004 Saved Policies

CD6.02

Charnwood Local Plan 2004 Policies Map

CD6.03

Charnwood Core Strategy 2015

CD6.04

Charnwood Local Plan 2021-37 (Pre-Submission Draft)

CD6.05

Charnwood Local Plan 2021-37 (Pre-Submission Draft) Policies Map

CD6.06

Green Wedges, Urban Fridge Infrastructure Enhancement Zones and Areas of Local Separation, ARUP, (March 2016)

CD6.07

Green Wedges, Urban Fridge Infrastructure Enhancement Zones and Areas of Local Separation, ARUP, (Addendum May 2019)

CD6.08

Charnwood Landscape Capacity and Sensitivity Assessment July 2021

CD6.09

Charnwood Landscape Capacity and Sensitivity Assessment Addendum February 2021

CD6.10

Charnwood Landscape Sensitivity Assessment (July 2021)

CD6.11

Charnwood Settlement Hierarchy Assessment October 2020 Update

CD6.12

Local Development Scheme (April 2021)

CD6.13

Sileby Neighbourhood Plan 2019

CD6.14

Charnwood Five Year Housing Land Supply Statement (March 2021)

CD6.15

Leicestershire Highway Design Guide Part 3 Design Guidance

CD6.16

Borough of Charnwood Landscape Character Assessment (July 2012)

CD6.17

Charnwood Design SPD (January 2020)

CD6.18

Housing Supplementary Planning Document December 2017 Update

CD6.19

Leicester and Leicestershire Strategic Housing Market Assessment (SHMA) June 2014

CD6.20

Leicester and Leicestershire Strategic Housing & Economic Development Needs Assessment (HEDNA) January 2017

CD6.21

Charnwood Local Plan 2019-2036 October 2019 - Policies Map 1

CD6.22

Charnwood Local Plan, Development Strategy and Site Selection Topic Paper, July 2021

CD6.23

Cossington Conservation Area Character Appraisal Adopted 13th February 2014

CD6.24

National Planning Policy Framework, Ministry of Housing, Communities & Local Government 2021

CD6.25

GLVIA3 - Guidelines for Landscape and Visual Impact Assessment, Third Edition produced by the Landscape Institute and Institute of Environmental Management and Assessment, 2013

CD6.26

LI TGN 06/19 – Visual Representation of Development Proposals”, Technical Guidance Note published by the Landscape Institute June 2019

CD6.27

Landscape Sensitivity Assessment of SHLAA Sites – March 2019, For Charnwood Borough Final Report Prepared for Charnwood Borough by LUC

CD6.28

LI TGN 02/21 – “Assessing Landscape Value outside National Designations”, Technical Guidance Note published by the Landscape Institute in May 2021

CD6.29

NationaI Character Area 69 Trent VaIIey WashIands, Natural England

CD6.30

Charnwood Housing Needs Assessment September 2020

CD6.31

Inspector’s Report on the Examination into the Charnwood Local Plan Core Strategy

CD6.32

Department for Education Developer Contributions Guidance November 2019

CD6.33

Charnwood Borough Council Indoor Built Sports Facility Strategy 2018-2036 December 2016

CD6.34

Leicestershire County Council Planning Obligations Policy July 2019

CD6.35

Cossington NDP Pre-Submission March 2022

CD7 Decisions and Judgements

CD7.01

Committee Report Application: P.20.2393.2 Land of Humble Lane, east of Cossington

CD7.02

Committee Report Application: P.20.2140.2 Land South of Farmers Way/Brookfield Road Rothley

CD7.03

Appeal Decision APP/X1355/W/17/3180108 Land to the east of Woodham Burn and west of A167, Newton Aycliffe

CD7.04

Appeal Decisions APP/X2410/W/15/3028159 and APP/X2410/W/15/3028161 Land south of Nanpantan Road, Loughborough, Leicestershire

CD7.05

FPCR Drawing 9300-L-03 ‘Indicative Layout’ Clarendon Land, relating to land off Humble Lane, east of Cossington

CD7.06

Committee Report Application: P/20/1605/2 Melton Road, Queniborough

CD7.07

Secretary of State Decision: 2196928 and 2196929 - Mountsorrel Lane, Rothley

CD7.08

Committee Report Application: P/20/2383/2 Melton Road, East Goscote

CD7.09

Committee Report Application: P/14/0058/2 Land at West Cross Lane, Mountsorrel

CD7.10

Committee Report Application: P/14/0393/2 Land off Millstone Lane, Queniborough

CD7.11

Appeal Decision APP/X2410/A/12/2187470 Land at (the former) Rearsby Roses Ltd, Melton Road, East Goscote

CD7.12

Stroud District Council v Secretary of State for Communities and Local Government [2015] EWHC 488

CD7.13

CEG Land Promotions II Ltd v Secretary of State for Housing, Communities and Local Government [2018] EWHC 1799

CD7.14

Appeal Decision 3028159 and 3028161 

CD7.15

Appeal Decision 3271340

CD8 Other Documents

CD8.01

Council’s Appeal Questionnaire

CD8.02

Public Notice Leicester Mercury

CD8.03

EA Comments

CD8.04

Appeal Interested Parties (Sensitive)

CD8.05

Interested Parties Party Notification Letter

CD8.06

CIL Compliance Statement

CD8.07

Appendix A - Revised Education Request (Primary, Secondary)

CD8.08

Appendix B - Revised Early Years Contributions

CD8.09

Appendix C – Secondary School Catchment Map

CD8.10

Appendix D – Secondary School Catchment Map

CD8.11

Planning Obligations Position Statement – Education and Early Years

CD9 Third Party representations to the appeal

CD9.01

Ajenjo Martinez D

CD9.02

Alagesan G

CD9.03

Ames A 1

CD9.04

Ames A 2

CD9.05

Ames A 3

CD9.06

Anne Blount

CD9.07

Anonymous 1

CD9.08

Anonymous 2

CD9.09

Armstrong A

CD9.10

Ashmore R

CD9.11

Baines M

CD9.12

Barkham J

CD9.13

Bates A

CD9.14

Beadomoore N

CD9.15

Blount A

CD9.16

Bradshaw R

CD9.17

Burton R

CD9.18

C Jones

CD9.19

Callan T

CD9.20

Chaplin S

CD9.21

Cobb M

CD9.22

Crosson M

CD9.23

Crowe E

CD9.24

David Mumford MBE

CD9.25

de Caestecker J

CD9.26

De Sousa J

CD9.27

Dearson P

CD9.28

Ellis S

CD9.29

Feaver J

CD9.30

Fenton M

CD9.31

Gallagher J

CD9.32

Green Party

CD9.33

H Jones

CD9.34

Healey L

CD9.35

Hewes S

CD9.36

Heyes MBE N

CD9.37

Hulley L

CD9.38

Ian Kind

CD9.39

Jane Hunt MP

CD9.40

Janet Howe

CD9.41

Jenkin E

CD9.42

Jo Brocksopp

CD9.43

Johnson B

CD9.44

Johnson N

CD9.45

Jones L

CD9.46

Kennedy A

CD9.47

L & J Barradell

CD9.48

Lamble J

CD9.49

Lever M

CD9.50

Longman H

CD9.51

Martinez F

CD9.52

Mason D

CD9.53

McBride J & M

CD9.54

Menzies C

CD9.55

Mills R

CD9.56

Mr & Mrs Priestnall

CD9.57

Mr Chaplin

CD9.58

Mrs & Mr Townsend

CD9.59

Mrs J S Kunne

CD9.60

Mrs S Foulston

CD9.61

Mrs Westbury

CD9.62

Murphy S

CD9.63

Naylor Mr & Mrs

CD9.64

Nigel Beadsmoore

CD9.65

P Pollard

CD9.66

Pateman J

CD9.67

Paul Henson

CD9.68

Pearson C

CD9.69

Peasant E

CD9.70

Reynolds P

CD9.71

Richard Fowler

CD9.72

Richard Plant

CD9.73

Salim H

CD9.74

Shuttlewood L

CD9.75

Slack T

CD9.76

Somi B

CD9.77

Somi P

CD9.78

Tyler J

CD9.79

Vannessa Williams 1

CD9.80

Vannessa Williams 2

CD9.81

Verity M

CD9.82

Wade A

CD9.83

Walshe A

CD9.84

Webster H

CD9.85

Whiteman M

CD9.86

Wildgoose C

CD9.87

Woodriffe J

CD9.88

Milner S

CD10 Appeal Documents
CD10.01 Charnwood Borough Council Statement of Case
CD10.02 Appellant Statement of Case 
CD10.03 Planning Statement of Common Ground
CD10.04 Agreed Schedule of Conditions
CD10.05 Charnwood Borough Council Landscape Proof of Evidence
CD10.06 Charnwood Borough Council Landscape and Visual Assessment, Appendix 1 of Landscape Proof of Evidence
CD10.07 Charnwood Borough Council Annotated Viewpoint Photography (CBC-003-C-001 to CBC-003-C-008)
CD10.07a CBC High Resolution Annotated Viewpoint Photography (CBC-003-C-001 to CBC-003-C-002)
CD10.07b CBC High Resolution Annotated Viewpoint Photography (CBC-003-C-003 to CBC-003-C-004)
CD10.07c CBC High Resolution Annotated Viewpoint Photography (CBC-003-C-005 to CBC-003-C-006)
CD10.07d CBC High Resolution Annotated Viewpoint Photography (CBC-003-C-007 to CBC-003-C-008)
CD10.08 Appellant Landscape Proof of Evidence Summary
CD10.09 Appellant Landscape Proof of Evidence Full
CD10.10 Appellant Landscape Proof of Evidence Appendix 1, LVIA Methodology
CD10.11 Appellant Landscape Proof of Evidence Appendix 2, Screened Zone of Theoretical Visibility
CD10.12 Appellant Landscape Proof of Evidence Appendix 3 Summary of Landscape and Visual Effects Schedule
CD10.13 Appellant Landscape Proof of Evidence Appendix 4, Verified Views V3D 211102
CD10.14 Appellant Landscape Proof of Evidence Appendix 5, Viewpoint Locations & Inspector Itinerary
CD10.15 Appellant Landscape Proof of Evidence Appendix 6, Land at rear of Derry’s Nursery Cossington LVA (December 2020)
CD10.16

Appellant Landscape Proof of Evidence Appendix 7, Land to the rear of Derry’s Garden Centre Cossington, Design and Access Statement (December 2020)

CD10.17 Charnwood Borough Council Planning Proof of Evidence Summary
CD10.18 Charnwood Borough Council Planning Proof of Evidence Full
CD10.19 Appellant Planning Proof of Evidence Summary
CD10.20 Appellant Planning Proof of Evidence Full
CD10.21 Appellant Planning Proof of Evidence Appendix 1, Summary Table of Weight and Conflict
CD10.22 Appellant Planning Proof of Evidence Appendix 2, Other Relevant Policies of the Local Development Plan
CD10.23 Appellant Planning Proof of Evidence Appendix 3, Land east of Cossington Road, Sileby, Education and Health Report
CD10.24 Appellant Planning Proof of Evidence Appendix 4, Land east of Cossington Road, Sileby, Highways Note
CD10.24a Sileby Traffic Count Data
CD10.24b High St, Brook St, Cossington Rd - Traffic Count Summary
CD10.25 Appellant Planning Proof of Evidence Appendix 5, Land east of Cossington Road, Sileby, Flood Risk and Drainage Note
CD10.26 Appellant Planning Proof of Evidence Appendix 6, Land east of Cossington Road, Sileby, Ecology and Biodiversity Note
CD10.27 Appellant Education Rebuttal
CD10.28 Appellant Education Rebuttal Appendix 1: Education Act
CD10.29 Appellant Education Rebuttal Appendix 2: Department for Education Securing developer contributions for education
CD10.30 Appellant Education Rebuttal Appendix 3: Appeal Ref: APP/Y3940/A/11/2159115 Land off Park Road, Malmesbury
CD10.31 Appellant Education Rebuttal Appendix 4: Brandon Lewis and Lord Nash Letter
CD10.32 Appellant Education Rebuttal Appendix 5: LCC Planning Obligations Policy
CD10.33 Appellant Education Rebuttal Appendix 6: Land east of Cossington Road Plan
CD10.34 Appellant Education Rebuttal Appendix 7: FOI 003896 - Wreake Valley Academy attendance
CD.10.35 Appellant Education Rebuttal Appendix 8: LCC NOTIFICATION PROCEDURE ON EDUCATION DEVELOPER CONTRIBUTIONS
CD10.36 Appellant Landscape Proof of Evidence Rebuttal
CD10.37 Landscape Statement of Common Ground
CD10.38 Landscape Statement of Common Ground Appendix 2 Visual Summary Table
CD10.39 Education Statement of Common Ground
CD10.40 Updated Verfied Views

Last updated: Fri 29th April, 2022 @ 10:25