Borough Logo
Charnwood Home Page | Local Plan Introduction | Written Statement - Contents | Map Index Page | Local Plan Help

You are here: Charnwood Borough Council > Local Plan > Written Statement > Population and Housing

CHAPTER 4: POPULATION AND HOUSING

Introduction

4.1 The Borough has the highest population of any district in the County outside the City of Leicester. As one of the fastest growing areas of the County it has experienced a population growth of over 40% in the last 30 years.

4.2 Housing is the principal land-use in the built up areas. In 1991 the dwelling stock consisted of about 57,000 dwellings. Of these about one-third were located in Loughborough, the main urban area, and over half were located in Shepshed and other settlements alongside the Soar and Wreake river valleys. Less than 10% of the total were located in the extensive rural areas of the Charnwood Forest, the Wolds and the rural South East. This distribution reflects the pattern of growth in recent times. In the areas which have under gone significant growth the individual character and identity of settlements and their surroundings have faced continuing pressure to accommodate change. It is important that the amenities and character of existing and planned residential areas are safeguarded and enhanced.

4.3 There are spread across the Borough pockets of older housing lacking in modern amenities and located in areas themselves in need of enhancement. Such housing areas are most evident in Loughborough. In recent years the Borough Council has endeavoured to improve the condition of the dwelling stock and the quality of residential environments in the most disadvantaged areas. There remain opportunities for further improvements.

4.4 Many people in the Borough are unable to afford to buy or to rent accommodation. There are also other people with particular needs not adequately provided for in the general housing market; the frail elderly, the mentally and physically impaired, gypsies and travellers, and students. Trends in household formation indicate a continuing rise in smaller households, particularly those containing one person. The needs of these various groups merit consideration in the preparation of this Plan.

Government Guidance

4.5 PPG3 ‘Housing (March 2000) provides the guiding principles for considering housing within the planning system. It sets out the key Government objective that everyone should have the opportunity of a decent home. The PPG indicates that local planning authorities should plan to meet the needs of the whole community, including those in need of affordable or special needs housing, and provide wider housing opportunity and choice and a better mix in the size, type and location of housing. Regional Planning Guidance (RPG8) highlights a substantial need for additional affordable housing in the East Midlands which should be redressed at the local level in the light of local housing needs surveys. PPG3 also advises local planning authorities to avoid developments which make inefficient use of land (less than 30 dwellings per hectare), promotes the re-use of previously developed land within urban areas in preference to the development of greenfield sites, and encourages the creation of more sustainable patterns of development. The importance of good design in new housing is emphasised along with the need to promote more sustainable patterns of development by concentrating most additional housing within urban areas, maximizing the re-use of previously developed land, assessing the capacity of urban areas to accommodate more housing, and adopting a sequential approach to the allocation of housing land. This should start with previously developed land and buildings within urban areas, then urban extensions and finally new development around nodes in good public transport corridors. The PPG suggests that planned extensions to existing urban areas are likely to prove the most sustainable option after sites within urban areas. On new settlements the guidance suggests that in the right location and with the right concept, they can make a contribution, but that they will infrequently be a viable option due to their scale and the time required to develop them.

The Leicestershire Structure Plan

4.6 The Structure Plan requires the provision of approximately 8350 dwellings over the period 1991-2006 in Charnwood. The Plan requires that the majority of new development should be focused on settlements adjoining the City of Leicester (in Charnwood these are Birstall and Thurmaston), Loughborough, Shepshed and settlements in the three transport choice corridors (the Midland Railway Line and the A6 between Loughborough and Leicester, and the railway line between Melton Mowbray and Leicester). The densities of development, and the type of housing provided should reflect the increasing needs of households requiring smaller dwellings.

The Charnwood Perspective

4.7 A picture of population and trends is provided by information from the 2001 Census. It highlights matters of relevance to housing issues.

4.8 Between 1991 and 2001 the Borough’s population grew by around 5% to about 153,400 people. Over the same period the County’s population grew by about 6%.

4.9 This overall change masks variations for different age groups. The increase in elderly people is the largest of any age group. By 2001 19% of the Borough’s population were over 60 years of age. These figures confirm the greater representation in the overall population profile of the elderly who may be expected to generate a greater need for sheltered housing and homes offering differing degrees of care.

4.10 Over three quarters of households are recorded as living in owner-occupied accommodation. About 9.5% rent from the local authority and about 2.5% rent from a housing association.

4.11 The Census indicates that over 27% of households were single person. The surge in single person households reflects ageing of the population, rising divorce rates, and changes in lifestyles with people choosing to live alone. Only 0.4% of households lacked the basic amenities of a bath/shower and toilet. Car ownership has increased to the extent that less than 19% of households had no car, whilst nearly 36% had 2 or more cars. Charnwood has the largest population of ethnic minority groups in Leicestershire representing 8% (12,267) of the population. Figures indicate that about 15% of residents have a limiting long term illness.

Aims and Objectives

4.12 For housing the Local Plan provides a policy framework which meets the following overall aim:

“To identify sufficient land, in appropriate locations consistent with the Structure Plan to provide for projected housing needs in the Borough over the period up to 2006 on sites capable of producing the wide range of types and styles which the market requires including elements of rented, shared ownership or low cost housing for those of limited means and access housing specifically designed for the needs of an ageing population.”

4.13 The policies and proposals address the following objectives with regard to housing issues:-

i) to accommodate the presently unallocated element of strategic housing requirements by a combination of new land releases and allowance for unidentified (windfall) sites;

ii) to encourage sustainable developments in terms of environmental and resource conservation and integration with transport policy;

iii) to secure the implementation of new housing areas served by the appropriate level of infrastructure, services and facilities;

iv) to allow for affordable accommodation to meet proven local needs in locations acceptable in planning terms to serve towns and villages;

v) to allow for particular needs, in appropriate locations, of the frail elderly, the mentally and physically impaired, students, travelling people and gypsies in appropriate locations;

vi) to achieve within available resources improvements in the condition of properties lacking in modern amenities and housing areas which merit environmental enhancement;

vii) to maintain and enhance the character and standards of amenity within primarily residential areas.

New Housing Provision

4.14 The Structure Plan requires about 8,350 dwellings to be constructed in Charnwood between 1991 and 2006. This level of provision acknowledges that environmental constraints limit the ability of the Borough to meet its projected natural population increase. Provision is made for 1,500 dwellings, which would have been needed to meet natural increase requirements within Charnwood, to be accommodated in other Districts.

4.15 A substantial proportion of the overall requirement of 8,350 dwellings was already provided for as follows:

DWELLINGS

Strategic Housing Requirement 1991 to 2006

8,350

Less

 

Completions 1991 to March 2003

6,034

Balance to be found

2,316

Expected completions on small sites (less than 0.4ha) (3 x 65)

195

Expected completions on committed large sites

1,570

Additional urban capacity

100

 

 

Therefore the Plan needs to provide

451

4.16 Since 1991 some 6,034 dwellings have been completed on a variety of sites throughout the Borough. A realistic assessment of the likely contribution from large site commitments suggests that this source will provide a further 1,570 dwellings up to 2006. In identifying sites to meet housing requirements, PPG3 requires local planning authorities to make an allowance for windfalls. These are previously developed sites, large or small, which unexpectedly become available. Structure Plan Housing Policy 4 indicates that an allowance should be made for unidentified sites when making provision for housing requirements so that the need to release further greenfield sites is minimised.

4.17 The Council has made an allowance for the contribution from small sites of less than 10 dwellings. Based on an assessment of past trends and future potential an allowance of 65 dwellings per year on small sites for the remainder of the Plan period is made.

4.18 A review of urban capacity has also been undertaken in relation to sites in excess of 10 dwellings. This has taken account of planning applications awaiting determination on a range of brownfield sites. The assessment of housing land supply allows for an additional urban capacity of 100 dwellings to be built in the remainder of the plan period.

4.19 After taking account of these various factors there remains an outstanding balance of approximately 451 dwellings to be found. This requirement is met through the allocation of a range of previously developed and greenfield sites.

New Housing Allocations on Previously Developed Land

4.20 POLICY H/1

The previously developed sites listed below as identified on the Proposals Map, are allocated for new housing development provided layout, density, design, landscaping, access and parking details are in accordance with other policies of the Plan:

 

 

Net Residential
Area
Approx No of Dwellings to 2006 Net Density Approx
Ha Acres Ha Acres
H/1(a) Land off Nottingham Road, Barrow upon Soar 1.0 2.5 30 30 12
H/1(b)

 

Land at Empress Road, Loughborough 0.6 1.5 30 50 20
H/1(c)

 

Former Factory Churchside/Forest Street, Shepshed 1.0 2.4 40 40 16

 

TOTAL 2.6 6.7 100 38 15

(See also in particular Policies ST/3, EV/1, EV/8, EV/17, EV/20, EV/36, H/4, H/7, H/16, TR/5, TR/18, RT/3, RT/4, RT/5, RT/6, RT/11, RT/12)

4.21 PPG3 encourages local planning authorities to make more efficient use of land by maximising the re-use of previously developed land, assessing the capacity of urban areas to accommodate more housing, and adopting a sequential approach to the allocation of land for housing. In identifying additional land to meet strategic housing requirements the Council has sought to maximise the potential for development on previously developed land and buildings. Technical report 8 details the urban capacity study which has been undertaken to identify the scope for development on such sites.

4.22 Where sites identified in the study are available and considered capable of development within the Plan period they have been allocated and are identified on the Proposals Map. There will also be the potential for further unidentified windfall sites to come forward in the remainder of the Plan period. The urban capacity study has helped to inform an assessment of additional potential from this source and this is outlined in paragraph 4.18 above.

4.23 The allocated sites are varied in their size, type and location. In total they will provide some 100 dwellings. Development proposals for the sites will need to accord with other policies in the Plan dealing with design, layout and density of development, access and parking. Because of the urban location of a number of sites, there is the potential for high density developments, particularly where sites are located close to existing town or district centres. The policy assumes higher density development for sites in these locations.

4.24 Because of the former uses associated with some of the sites, there may be potential contamination problems that would need to be assessed. In line with Policy EV/36 where it is suspected that contaminated land could be involved, conditions will be attached to any planning consent or a legal agreement sought to ensure that full site investigations are carried out prior to development.

4.25 Where a need for improved infrastructure or community facilities, including education, is identified in association with a development, reasonably related contributions may be sought from the developer in line with Policy ST/3. These could include improvements to public transport, and walking and cycling facilities where a need is identified.

4.26 In considering proposals for the development of these sites, the Council will apply the recreational space standards specified in Policies RT/3 to RT/5. Where a need for additional provision is identified but cannot be provided on site, a contribution towards the improvement of nearby sport and recreation or open space facilities may be sought.

4.27 Many of the allocated sites are in locations where there is an identified need for affordable housing provision and are well located to help to address that need. For these sites in areas of need, meeting the size thresholds set out in Circular 6/98 Planning and Affordable Housing, an element of affordable housing provision will be sought. Policy H/4 sets targets for the provision of an element of affordable housing on allocated sites. For the smaller sites, whilst a specific element of affordable housing provision cannot be sought, there is the potential for these sites, by virtue of their location, to provide smaller units of open market housing that may help to meet an element of affordable housing needs.

4.28 After allowing for additional windfall potential and specific allocations on previously development land, there remains a need to allocate greenfield sites to meet the strategic housing requirement.

4.29 Through the specific allocations on previously developed land set out in this policy and the assessment of additional urban capacity, the Plan aims for some 47% of the strategic housing requirement of 8,350 dwellings to be provided on previously developed land. Although this is below the national target of 60% it is considered that, in the context of Charnwood, this represents a challenging target.

New Housing Allocations on Greenfield Sites

4.30 POLICY H/2

The greenfield sites listed below as identified on the Proposals Map are allocated for new housing and related ancillary uses subject to the criteria specified for each site:

 

 

Net Residential
Area
Approx No of Dwellings to 2006 Balance after 2006 TOTAL Approx Net
Density
Ha Acres Ha Acres
H/2(a) Land north of Bradgate Road, Anstey 3.3 8.1 30 70 100 30 12
H/2(b) Land between Cotes Road and Willow Road, Barrow upon Soar 12 29.7 60 300 360 30 12
H/2(c) Land at Brook Street, Burton on the Wolds 1.6 4.0 42 6 48 30 12
H/2(d) Land at Peartree Lane, Loughborough 3.3 9 30 70 100 30 12
H/2(e) Land at Meynell Road, Quorn 0.8 2.0 30 0 30 38 15
H/2(f) Land at Little Haw Farm, Shepshed 1.7 4.2 30 20 50 30 12
H/2(g) Land East of 19 Barkby Lane, Syston 2.7 6.7 30 50 80 30 12
H/2(h) Land at Barkby Road, Syston 11.3 27.9 88 252 340 30 12
H/2(i) land at Wysall Lane, Wymeswold 2.3 5.7 30 40 70 30 12

 

TOTAL 39 97.3 370 808 1178 30 12


(See also in particular Policies ST/3, EV/1, EV/17, EV/20, H/4, H/7, H/16, TR/5, TR/13, TR/18, RT/3, RT/4, RT/5, RT/6, RT/11, RT/12)

4.31 The development site selection process has been guided by the approved strategy for the location of development in Charnwood set out at paragraph 2.63. It has been further informed by the thorough examination of development possibilities afforded by the preparation of the report “Sustainability and the Impact of Major Development Options“ and guidance in PPG3 on the sequential approach to development. A further influential factor has been the findings of the Borough Council’s Housing Needs Study which, when combined with details of the distribution of the existing stock of rented housing, has provided the most effective tool to date in identifying the relative needs of communities across the Borough for the provision of affordable housing.

4.32 The Deposit Draft plan allocated the bulk of the housing requirement in two sites adjacent respectively to the urban areas of Loughborough and Greater Leicester in accordance with the strategic aims of the Structure Plan which seeks to reinforce urban concentration. Planning permission for these strategic sites has now been granted. Both sites derive considerable advantage from the extension of existing good quality public transport services already operating within the urban areas offering residents access to genuine transport choice. Located at either end of the bus based transport choice corridor between Leicester and Loughborough, the two sites in tandem have secured related investment in improvements to the transport system which should help to deliver an attractive bus link with competitive journey times advantageous to existing users and all communities lining the route. The potential for the encouragement in a modal shift to buses is unparalleled in the Borough. The development north of Birstall involves a mixed-use development including housing, employment, shopping, leisure and educational facilities which fully accords with national policy guidance.

4.33 The remaining allocated Greenfield sites provide for a mix of development opportunities on urban edge sites, at nodes within good public transport choice corridors and also provide for identified rural housing needs. Allocations at Loughborough and Shepshed are in accord with the aims of the Structure Plan which seeks to direct most development to the main urban areas.

4.34 The allocations at Barrow upon Soar and Syston represent sustainable development opportunities by virtue of their location in relation to established stations on the rail based transport choice corridor and proximity to District Centres with a wide range of local services and facilities. Because of their access to good public transport and a wide range of local services and facilities, these settlements represent the most sustainable locations for further development in the Borough outside the main urban areas. The site at Barrow Upon Soar will secure the provision of a perimeter road between Cotes Road and Nottingham Road. This will provide environmental and highway safety benefits by distributing local traffic and relieving congestion in the village centre. The developments at Syston will provide elements of affordable housing provision in an area of identified need.

4.35 Allocations in Wymeswold and Burton on the Wolds, outside the urban areas and transport choice corridors, account for approximately 9% of the housing allocation. These allocations are directed in part towards the enablement of elements of affordable housing to address demonstrable local needs but also make an important contribution to the achievement of the strategic housing requirement.

4.36 In combination the 9 sites allocated provide for a wide range and choice of new housing opportunities across the Borough, well related to existing or proposed employment areas. For the most part areas of particular importance to the preservation of the rural landscape or by virtue of their role in safeguarding the physical separation of settlements, are retained. A degree of compromise in some areas is inevitable but in all cases the site selection exercise must be informed by a synthesis of all relevant material in which no single factor can be permitted to become the determining factor.

4.37 An assessment of the likely contribution from each site in the remainder of the plan period up to 2006 has been made on the basis of an assessment of past build rates on large sites, and discussions with developer interests. This assessment suggests that on a number of sites an element of the proposed development will take place beyond the current plan period. This is a function of the expected build rates for the sites. The Modifications Inquiry Inspector acknowledged this overspill as a necessary consequence of additional greenfield allocations he identified as being required to enable the strategic target to be met. The additional greenfield sites are sites that have been supported for allocation by both Local Plan Inspectors. They involve development in sustainable locations in accordance with strategic guidance. The potential for the developers to progress these key sites should not be restricted by phasing. It is important that there is commitment to the delivery of these sites in total so that the developers involved can plan for the necessary infrastructure associated with these major developments.

4.38 Monitoring will take place on an annual basis and will be published as Housing Land Availability reports looking at planning permissions and completions on sites, identifying progress on urban capacity and Greenfield housing sites.

4.39 In line with PPG3 the densities proposed for the allocated sites seek to make the best use of the available land. For the previously developed sites within Loughborough, higher densities have been assumed to reflect their location within the urban area. For the purposes of the Plan and the calculation of housing land supply, densities of around 30 dwellings per hectare have been assumed in accordance with PPG3.

4.40 The following paragraphs set out in further detail the measures required to minimise the impact of the development of the allocated sites upon the landscape, infrastructure and local amenities. The policy guidance differentiates between those matters which are requirements and any planning obligations which may be sought. The aim is to achieve new developments which contribute to a balanced mix of land uses, sustain the range of community needs and minimise any adverse off-site impact upon amenities, facilities and infrastructure. The site-specific matters need to be considered together with other general requirements for recreation space, landscaping and affordable housing. The Borough Council may seek to negotiate legal agreement(s) with landowner/developer interests and any other body as appropriate to secure necessary provisions at the appropriate stage of a site's development.

Land north of Bradgate Road, Anstey

4.41 POLICY H/2(a)

Planning permission for the residential development of land north of Bradgate Road, Anstey will be granted provided the following criteria are met:

i) a layout, design and density of development is provided which substantially retains existing hedgerows and which is sympathetic with this edge of village location. This will include substantial block planting and landscaping to a minimum depth of 20 metres on the northern and western boundaries;

ii) the public footpath and bridleway is retained as part of the development;

iii) the form and layout of the development safeguards the amenities of existing properties around the site, particularly on Link Road;

iv) provision is made for additional school places generated by the development to be assessed in detail in consultation with the Director of Education, Leicestershire County Council and the local planning authority.

In addition the Borough Council will seek to negotiate reasonably related contributions to address the following matters generated by the development:

a) improved recreational facilities in the village;

b) traffic calming along Bradgate Road.

(See also in particular policy H/2 & H/4)

4.42 An allocation of land at this location made in the Draft ‘South West Charnwood Villlages Local Plan’ was previously rejected because of access difficulties. Vehicular access from Bradgate Road may require land not controlled by the developer or the local planning authorities to achieve visibility. However other options to provide access may be acceptable to the highway authority for the scale of housing proposed.

4.43 The site proposed is considered to be substantially free from environmental constraints, especially with development being limited to the lower, southern area of the site. Extensive landscaping and woodland planting will need to extend towards the footpath boundary to the north of the site, and the bridleway running through the site must be retained.

4.44 Development as proposed will result in the capacity of the village school being exceeded if additional accommodation is not provided.

4.45 Previous studies have identified a deficiency of recreational provision in Anstey. A contribution may be negotiated from this scheme to the improvement of the village’s recreational facilities. In order to slow vehicle speeds and enhance highway safety a contribution may be negotiated for traffic calming measures along Bradgate Road designed to meet the highway authority’s standards.

4.46 A contributory factor supporting the allocation of this site is the need to meet identified housing needs in the Forest sub-area of the Borough. The Borough Council’s Housing Needs Survey identified significant need in this area, with many respondents expressing a preference to live in Anstey. An element of affordable housing will therefore be negotiated as part of the proposed development.

Land between Cotes Road and Willow Road, Barrow upon Soar

4.47 POLICY H/2(b)

Planning permission for the residential development of land between Cotes Road/Willow Road, Barrow upon Soar will be granted provided the following criteria are met:

i) a local distributor road and segregated cycle route is provided from a junction on Cotes Road north of No. 148 Cotes Road, to Willow Road, with the road to be designed as a perimeter road to the new housing area;

ii) a layout design and density of development is provided which is sympathetic with the sensitive edge of village location. This will include substantial block planting and landscaping to a minimum depth of 20 metres and public amenity open space extending in total, in accordance with Policy RT/12, over some 6ha on the northern and eastern site boundaries;

iii) the bridleway along Strancliffe Lane is retained as part of the development;

iv) vehicular access to the housing areas is taken primarily from the new distributor road;

v) provision is made for additional school places generated by the development to be assessed in detail in consultation with the Director of Education, Leicestershire County Council and the local planning authority.

In addition the Borough Council will seek to negotiate reasonably related contributions to address the following matters generated by the development:

a) improved off-road parking provision or improved transportation links serving Barrow upon Soar railway station;

b) improvements to the Cotes Road/Barrow Road and Barrow Road/Nottingham Road junctions and the A60 approach to Loughborough;

c) improved community/health facilities;

d) traffic calming along Cotes Road and Nottingham Road;

e) creation of safe pedestrian and cycle links from the development to the village centre and schools.

(see also in particular policy H/2, H/4, TR/4)

4.48 This site is well placed to achieve a new designed edge to the north and east of Barrow upon Soar and the provision of a new perimeter road between Cotes Road and Nottingham Road by the extension of Willow Road. The perimeter road has been re-routed further north than the Consultation Draft Plan proposal to meet Cotes Road to the north of existing housing. This new road will help distribute local traffic, relieve congestion in the village centre and extend the benefits of the Nottingham Road to Melton Road Link. In order to minimise the adverse impacts of construction on existing residential areas the various components of the development and supporting infrastructure will need to be phased in accordance with a programme agreed with the local planning authority in consultation with the highway authority.

4.49 Whilst the re-routed road brings more developable land within the site much of the additional land is elevated and prominent. A carefully designed scheme, with substantial woodland planting, will be required to create a strong and defensible edge to development and to minimise the impact of the new road on the landscape. Development must not breach the prominent east to west ridgeline to ensure that the rural character of the approach to the village from the north is safeguarded.

4.50 The development will need to include informal recreation land together with pedestrian and cycleway links to Cotes Road and Nottingham Road, incorporating the retention and enhancement of the bridleway along Strancliffe Lane. Development as proposed will result in the capacity of the village school being exceeded if additional accommodation is not provided.

4.51 The traffic generated from about 360 dwellings in this location could add to problems on the A60 access to Loughborough via Cotes Road. Contributions may be negotiated for improvements to the Cotes Road/Barrow Road and Barrow Road/Nottingham Road junctions, traffic calming in the village, and improvements to the A60 access into eastern Loughborough and safe pedestrian and cycle links from the new housing to the village centre and schools to improve transport choice accessibility. The site has been allocated partly because Barrow upon Soar meets the transport choice requirements for rail. The site is at the edge of the 1km catchment area for the station and a contribution may be negotiated to improve off-street parking provision in the vicinity of the station as a means of improving its accessibility. Given the scale of development a contribution may be negotiated for improved community/healthcare facilities in the village to cater for the resultant increase in population.

Land at Brook Street, Burton on the Wolds

4.52 POLICY H/2(c)

Planning permission for the residential development of land at Brook Street, Burton on the Wolds will be granted provided the following criteria are met:

i) the main vehicular access is taken from Melton Road with only limited frontage development to Brook Street;

ii) a substantial landscaped buffer to a minimum depth of 20 metres is provided on the site’s northern and eastern boundaries;

iii) the public footpath is retained as part of an open space network linking towards the ponds on the northern site boundary with land in the north-western corner of the site retained in open uses;

iv) the ponds area is reclaimed as a wildlife and amenity feature together with the retention of existing hedgerows on the site;

v) development is avoided on the steeply sloping portion of the site fronting Nos 36-38a Brook Street;

vi) the existing agricultural uses are ceased together with the demolition of the associated buildings and clearance of the site prior to any new development.

vii) provision is made for additional school places generated by the development to be assessed in detail in consultation with the Director of Education, Leicestershire County Council and the local planning authority.

In addition the Borough Council will seek to negotiate reasonably related contributions towards traffic calming measures along the B676 through the village.

(See also in particular Policy H/2 & H/4)

4.53 The key concern in the Wolds sub area is to secure affordable housing provision to meet local needs identified in the Borough Council’s ‘Housing Needs Survey’. The proposed site is centrally placed within the sub-area and able to help meet the affordable housing needs of the North Wolds communities. Development of this site could be achieved with least environmental harm and conforms well with the existing settlement form.

4.54 Given the character of this site at the village edge any housing scheme must incorporate measures to safeguard the setting of the village in views from the north and east, and provide for the retention of important landscape features within the site. The steeply sloping portion of the site fronting onto Brook Street will remain undeveloped as part of an open space network focused around the existing pond and public footpath across the site. The removal of existing uses occupying the site will secure a related local environmental improvement.

4.55 In order to slow vehicle speeds and enhance highway safety a contribution may be negotiated for traffic calming measures along the B676 through the village designed to meet the highway authority’s standards.

Land at Peartree Lane, Loughborough

4.56 POLICY H/2(d)

Planning permission for residential development of land at Peartree Lane, Loughborough will be granted provided the following criteria are met:

i) vehicular access is taken from the A6, or alternatively Wain Drive;

ii) if access is taken from Wain Drive, highway improvements will be required to the junction of Barsby Drive with Warwick Way to incorporate a right turn lane and provision made for traffic management measures along Barsby Drive and Braddon Road;

iii) the provision of routes for cyclists and pedestrians within the development area linking into adjacent existing and planned footpath network, and from the Gorse Covert open space to a suitably designed junction with the A6 at Peartree Lane;

iv) the provision of 4.6 hectares of structural landscaping including public open space extending from the existing Gorse Covert open space up to Peartree Lane, and a substantial landscaped buffer to a minimum depth of 20 metres along Peartree Lane;

v) the provision of a substantial landscaped buffer to a minimum depth of 20 metres on the site’s northern boundary with the A6, incorporating suitable acoustic screening; and

vi) provision is made for additional school places generated by the development to be assessed in detail in consultation with the Director of Education, Leicestershire County Council and the local planning authority.

In addition, the Borough Council will seek to negotiate reasonably related contributions towards:

(a) improved provision for bus services accessible from the development;

(b) provision for the extension of the footpath/ bridleway at Peartree Lane northwards and the provision of a safe crossing facility on the realigned A6 for pedestrians and cyclists;

(c) the provision of a footpath/ cycleway southwards through the Gorse Covert area of open space to Maxwell Drive.

(see also in particular Policies ST/3, H/2, H/4)

4.57 This site adjoins the Loughborough urban area and is close to the A6 with its existing regular bus services and segregated cycleway linking into the town centre. It is also close to the proposed employment allocation at Dishley Grange. It therefore enjoys a number of strategic locational advantages.

4.58 Because of the sloping nature of the site and its relationship with the Green Wedge to the north-west, any development will need to be sensitively planned. There is the opportunity through careful design and layout to provide a well designed landscaped edge to the town. The allocation proposes development on the lower lying land below the 55 metre contour, substantial planting along the A6 frontage and along Peartree Lane, and the extension of the existing open space network from Gorse Covert to Peartree Lane. In combination this will provide a strong landscape definition for the northern edge of the town and assimilate the proposed housing development in what is a sensitive location, and will help meet the informal recreational needs arising from the development. Landscaping along the A6 site boundary will need to incorporate suitable acoustic screening.

4.59 Ideally vehicular access to the site should be taken from the A6. If this is not feasible the development will need to be accessed from the existing residential network via Wain Drive. In this case improvements to the junction of Barsby Drive with Warwick Way to incorporate a right turning lane will be required along with traffic calming along Barsby Drive and Braddon Way in order to accommodate the additional traffic arising from the development.

4.60 The development will result in the capacity of the local school being exceeded if additional accommodation is not provided. Contributions to additional school places will therefore be sought.

4.61 The site is well located with easy access to the A6 corridor close to existing bus services along Braddon Road. Contributions may be negotiated from the development to improve the provision for buses serving the site.

4.62 It is important that there is easy access from the site for pedestrians and cyclists to nearby shopping and employment opportunities. The extension of the pedestrian cycle route through Gorse Covert northwards past the site to the realigned A6, including a safe crossing facility will provide a key route between the main industrial areas off Derby Road, Gorse Covert and the main schools and residential areas.

Land at Meynell Road, Quorn

4.63 POLICY H/2(e)

Planning permission for the residential development of land at Meynell Road, Quorn will be granted provided the following criteria are met:

i) substantial block planting and landscaping to a minimum depth of 20 metres is provided along the northern and western boundaries of the site adjacent to Meynell Road and the school playing fields;

ii) a form and layout of development is provided which retains existing trees and hedgerows on the site and safeguards the open setting of this part of the village;

iii) vehicular access to the site is provided from Meynell Road;

In addition the Borough Council will seek to negotiate reasonably related contributions to address the following matters generated by the development;

a) improved provision for buses along the A6 transport choice corridor;

b) environmental enhancement in the village;

c) creation of safe pedestrian and cycle links from the site towards the village centre.

(see also in particular Policy H/2)

4.64 A triangular area of land south of the realigned Meynell Road has been severed from a larger field by road construction. The portion of this site to the east of a strong hedgerow is already edged by development on two sides. In this area a carefully designed layout accessed from Meynell Road, and providing a strong edge treatment along the Meynell Road frontage would create a firm edge to development. By restricting the developed area the open character of this part of the village is better retained. A contribution may be sought to provide better cycle and pedestrian links from the site to the village centre to improve access for people not using their cars, living in this area.

4.65 Contributions may be negotiated from this development to improve transport choice accessibility by the implementation of measures for better bus provision along the former A6, and or traffic calming measures and environmental improvements elsewhere in the village.

Land at Little Haw Farm, Shepshed

4.66 POLICY H/2(f)

The development of land at Little Haw Farm, Shepshed, will be granted provided the following criteria are met:

i) vehicular access is taken from Anson Road;

ii) existing hedgerows and trees within the site and forming the northern boundary with Tickow Lane are retained;

iii) the form and layout of the development safeguards the amenities of existing properties around the site; and

iv) provison is made for cyclists and pedestrians within the site including a safe and convenient pedestrian and cycle route through the site to link Anson Road with Tickow Lane.

In addition the Borough Council will seek to negotiate reasonably related contributions towards:

(a) improved provision for buses; and

(b) the provision of a footpath/ cycleway from the site to the junction of Tickow Lane and McCarthy Road.

(see also in particular Policies ST/3, H/2, H/4)

4.67 This 1.7 hectare site adjoins the north western edge of the urban area of Shepshed. It lies close to existing employment areas and a range of local facilities, including shops, open spaces and a primary school. A regular bus service also passes the site along Anson Road running between Leicester and Loughborough via the centre of Shepshed. The site therefore enjoys strategic locational advantages that combine to offer a realistic opportunity to reduce the need to travel, particularly by private car.

4.68 The site slopes gently downwards beyond the existing skyline development on Little Haw Lane and is well contained by mature treed hedgerows along its northern and western boundaries. Any development must respect the site’s sloping nature and ensure that the visual enclosure of the site is maintained by the retention of existing hedgerows along Tickow Lane and within the site. The Council will also expect the developer to make adequate arrangements to secure their long term maintenance.

4.69 The density of development on the site should maximise the site’s locational advantages while maintaining its important landscape features. It will also be important to ensure that the proposed dwellings and existing properties close to the site will not suffer a loss of amenity through overlooking and an unacceptable sense of enclosure or degree of overshadowing. Policy H/2 indicates a development of some 50 dwellings at a density of 30 dwellings per hectare in accordance with PPG3 density standards.

4.70 Anson Road is a minor approach road linking into the urban area. Development on the site should be accessed from it. The layout of the development should make provision for a safe and secure footpath and cycleway route to link Anson Road with Tickow Lane. Contributions will be sought to extend this route to the junction of McCarthy Road with Tickow Lane.

Land East of 19 Barkby Lane Syston

4.71 POLICY H/2(g)

Planning permission for residential development of land east of 19 Barkby Lane, Syston will be granted provided the following criteria are met:

i) vehicular access to the site is taken from Barkby Lane;

ii) provision is made for highway improvements to the junction of Barkby Lane with Melton Road;

iii) provision is made for the extension and widening of the existing footpath on Barkby Lane incorporating street lighting;

iv) a 20 metre landscaped buffer and suitable acoustic screening is provided alongside the railway line;

v) the provision of additional planting to strengthen the existing hedgerows forming the western and northern site boundaries;

vi) houses with windows facing the railway line are provided with suitable sound insulation;

vii) provision is made for additional school places generated by the development to be assessed in detail in consultation with the Director of Education, Leicestershire County Council and the local planning authority;

In addition, the Borough Council will seek to negotiate reasonably related contributions to address the following matters generated by the development:

a) traffic management measures along Melton Road, Syston in the vicinity of the site;

b) improved community and recreational facilities in the town.

(see also in particular Policies H/2 and H/4)

4.72 This site lies on the southern edge of Syston and is bounded by the railway line to the east and existing housing to the north and west. The release of the site for housing has strategic advantages because of its location close to the Leicester urban area and Syston railway station. Development could take place without unnecessary intrusion into the wider area of open land lying to the south of Barkby Lane, designated as an area of Green Wedge separating Syston from Thurmaston.

4.73 With suitable landscaping and acoustic screening to the railway line, it is considered that a development of some 80 dwellings would be appropriate on this site in accordance with PPG3 density standards. Access should be provided from Barkby Lane and associated improvements will be required to the junction of Barkby Lane with Melton Road. These improvements will need to address the currently restricted visibility at this junction.

4.74 As with other housing allocations in Syston, this development will generate the need for additional education provision. The capacity of existing schools is inadequate and additional primary school accommodation needs to be provided.

4.75 Contributions may also be sought towards traffic management measures along Melton Road and to remedy any deficiencies in recreational facilities, allotment land and community facilities at Syston which would be made worse by the increase in population arising from this development.

Land at Barkby Road, Syston

4.76 POLICY H/2(h)

Planning permission for residential development of land at Barkby Road, Syston will be granted provided the following criteria are met:

i) vehicular access to the site is taken from a new roundabout junction on Barkby Road;

ii) provision is made for highway improvements to the junction of Barkby Road with Melton Road;

iii) provision is made for traffic management measures along Queniborough Road, along Pembroke Avenue, Goodes Lane and through Barkby;

iv) provision is made for pedestrian and cycle links to Central Avenue, Orchard Way and Lincoln Drive/Ruskin Avenue;

v) substantial block planting and landscaping is provided to a minimum depth of 20 metres on the northern, eastern and southern boundaries of the site, and between the site and the adjoining Ridgemere Centre;

vi) a form and layout is provided which ensures a high standard of amenity for residential properties within the site and safeguards the amenities of existing properties adjoining the site;

vii) provision is made for additional school places generated by the development to be assessed in detail in consultation with the Director of Education, Leicestershire County Council and the local planning authority.

In addition the Borough Council will seek to negotiate reasonably related contributions to address the following matters generated by the development:

a) improved community and recreational facilities in the town;

b) provision of additional allotment land;

c) improved transport choice along the A6007 Melton Road.

(See also in particular Policy H/2 and H/4)

4.77 Development in this location would not impinge upon attractive countryside, areas of local separation or Green Wedge. The site includes the southern part of the Ridgemere Centre and an adjacent nursery. Given the open nature of the landform a strong landscape framework will be required particularly along the eastern boundary with the countryside.

4.78 The site meets transport choice requirements although it is at the margins of the 1km catchment area for Syston railway station, and is served by bus services. In developing the site traffic management measures and local highway improvements will be required to mitigate the impact of traffic generated in Syston and through Barkby. Improved access by foot and cycle will also be needed. A contribution may be sought to improve the site’s accessibility by bus and to encourage the provision of quality bus services and wider transport choice along the A607, Melton Road.

4.79 This development will generate the need for additional education provision. The capacity of existing schools is inadequate and additional primary school accommodation needs to be provided. In addition contributions may be sought to remedy any deficiencies in recreational facilities, allotment land and community facilities at Syston which will be made worse by the increase in population.

Land at Wysall Lane, Wymeswold

4.80 POLICY H/2(i)

Planning permission for the residential development of land east and west of Wysall Lane, Wymeswold will be granted provided the following criteria are met:

i) the design and layout of the site and associated highway works preserve or enhance the character of the Conservation Area and respect the rural character of this part of the settlement;

ii) substantial block planting and landscaping to a minimum depth of 20 metres is provided on the northern edge of the development;

iii) the provision of additional planting to strengthen the existing hedgerows forming the eastern and western and part of the north-eastern site boundaries;

iv) provision is made for additional school spaces generated by the development to be assessed in detail in consultation with the Director of Education, Leicestershire County Council and the local planning authority;

v) the public footpath is retained as part of the development.

In addition, the Borough Council will seek to negotiate reasonably related contributions towards the provision of traffic management measures along the A6006 through Wymeswold, and Wysall Lane in the vicinity of the site.

(See also in particular Policies H/2 and H/4)

4.81 Wymeswold is one of the larger rural settlements in the Wolds area where some limited housing growth would be appropriate to help serve and sustain the Wolds communities. New housing development in the village would offer the prospect of securing an element of affordable housing to meet pressing local housing need, assist in providing choice in housing location across the Plan area, and contribute to the strategic housing requirement for the period to 2006. A site of some 2.3 hectares on either side of Wysall Lane is allocated for 70 dwellings in accordance with PPG3 density standards.

Implementation of Housing Allocations

4.82 Development briefs will be prepared to provide detailed guidance for the development of each site and to specify the distribution and balance of land uses. The briefs will usually be prepared by the local planning authority in consultation with prospective developers and will be intended to be attached to, and form part of, any planning permission. Planning permission will not normally be granted until the submission and agreement of a satisfactory planning solution in which a developer proposes to comply with any requirements set out in the site specific policies for each site, and other material considerations which may emerge.

4.83 The exact nature and extent of contributions from individual developments to improved transport choice, local highway and other infrastructure, and related community and environmental benefits will be a matter for negotiation between landowners/developers and the local planning authority having regard to current government guidance on planning obligations

4.84 Each new development will be expected to provide a range of accommodation, including an element of affordable units to meet local needs. Provision will also be needed for recreational facilities, appropriate landscaping and any infrastructure and community facilities which are necessary and related to the development. A developer will be expected to fund or provide these requirements in association with site development.

4.85 Provision of open space, landscaped areas and recreation/leisure facilities will need to accord with areas shown on the Proposals Map. Such provision will need to be accompanied by arrangements agreed with the Borough Council for their long term management and maintenance. This will normally be through the transfer of land to the Borough Council. For small areas of open space, recreation facilities, childrens play space or landscaping which are principally for the benefit of the development itself, the payment of a commuted sum for future maintenance may be sought.

Density

4.86 POLICY H/3

Planning permission will be granted for new housing layouts where the density proposed makes efficient use of land resources, safeguards the character and amenities of established housing areas, allows for appropriate open space provision and landscaping and reflects the demographic characteristics of the population.

High density developments will be permitted on sites within or adjoining Loughborough Town Centre or other District Centres, or other locations within existing limits to development well served by public transport.

Low density developments will not be permitted unless the development would complement the distinctive character of a locality or create a special feature as part of a new housing area.

(See also in particular Policy H/1, H/2)

4.87 It is accepted there will be variations in the density of new developments to reflect different site characteristics and different needs.

4.88 In the past a net density of 25 dwellings/hectare has been assumed as an average for the yield of housing sites. This has led to an underestimate of housing provision over time and also represents an inefficient use of land that cannot be sustained. PPG3 requires local planning authorities to encourage housing development which makes more efficient use of land and to seek greater intensity of development at locations with good public transport accessibility. For the allocated sites in the Plan, a minimum density of 30 dwellings per hectare is indicated in accordance with PPG3. Where sites are well located in relation to existing town or village centres well served by public transport, higher densities have been assumed. Under Policies H/1 and H/2 some 1,278 dwellings are provided in total on a mix of greenfield and previously developed sites covering 41.6 hectares, resulting in an average density of 31 dwellings per hectare.

4.89 Other developments coming forward during the Plan period on sites within or adjoining Loughborough town centre or the district centres as identified in the Proposals Map, or locations within urban areas well served by public transport, will be expected to achieve high net densities. High density development will normally be at 40 dwellings per hectare (16 dwellings per acre) or more.

4.90 In overall terms it is expected that the increasing element of smaller households identified in the 2001 Census and other demographic studies, together with the focussing of development in transport choice locations should be reflected over the plan period in increasing densities of development. Actual densities achieved will be monitored annually to enable analysis over time of changing densities, and to inform the appropriate policy responses.

^ Top | < Previous | Next >