Public Inquiry: Land off Cossington Road, Sileby

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:

• Draft Programme v2 (PDF Document, 0.1 Mb)

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

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