Land adjacent to Foston Road and Leicester Road, Countesthorpe, Leicestershire
Proposed New Homes & Public Open Space
Planning Update
An outline planning application for land adjacent to Foston Road, Countesthorpe has been submitted.
The application (Reference: 23/1071/OUT) has now been validated (January 2024), and is available to view on the Blaby District Council website.
In summary the proposals include:
- Up to 170 energy efficient new homes
- 25% affordable housing
- New public open space including children’s play area
An outline planning application seeks to establish whether the scale and nature of a proposed development would be acceptable to the local planning authority, before a second fully detailed planning application (Reserved Matters) is submitted.
Where outline permission has been granted, and within three years of the outline approval, an application for the outstanding Reserved Matters can be submitted, i.e., the information excluded from the initial outline planning application.
This will include information about the exact layout, scale and appearance of the new homes, as well as the details of the open space and landscaping.
No development can take place on site until the Reserved Matters application has been consented.
Statutory consultees (e.g., Environment Agency and the Highways Authority) and local residents will have the opportunity to formally comment on the application direct with Blaby District Council.
We will continue to work closely with the Council and where necessary will respond to statutory consultees through the planning process.
Planning background
The site was subject to an outline planning application (ref: 16/0843/OUT) for the development of up to 170 new homes which was refused planning permission by Blaby District Council in November 2016. A subsequent appeal against the refusal of planning permission was dismissed in 2017 (ref: APP/T2405/W/16/3164730).
The independent appeal decision determined several important points:
- the proposed development would be conveniently located to local services and facilities, would have social and economic benefits in respect of providing new dwellings to meet the needs of present and future generation and would provide local construction employment opportunities
- the proposed development would also make a worthwhile contribution to the supply of housing and help boost the Council’s five year housing supply
- the affordable housing the proposed development would bring, would eradicate the need for such accommodation in Countesthorpe
- the provision of a revised junction between Foston Road and Leicester Road would ease current capacity issues as well as considerably improving egress for vehicles from Ladbroke Grove, Buckingham Road and the surrounding roads
- the proposed development would not have a significantly harmful effect on the character and appearance of the area
In dismissing the appeal, the Inspector concluded
“Nevertheless, the benefits of the scheme, and the absence of significant harm I have identified above, should be viewed in the context of my findings that the council can demonstrate a five year supply of housing land, and that the development plan is up-to-date and in accordance with the Framework. The material considerations advanced by the appellant are not sufficient to indicate that the proposal should be determined other than in accordance with the development plan”.
Since the determination of the appeal there has been a recent material change in circumstance of relevance to the Inspectors above conclusions.
On 27 September 2023 Blaby District Council published an updated ‘Residential Land Availability Report’ stating that the Council can now only demonstrate 3.69 years housing land supply, representing a shortfall of at least 548 homes against the five year requirement.
The Council’s Core Strategy adopted in 2013 is now 10 years old and work on the replacement Local Plan is still at an early stage. National Planning Policy (i.e., the Framework) states that where a local planning authority cannot demonstrate a five year supply of deliverable housing sites (as is now the case in Blaby) planning permission for new housing should be granted “unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits”.
With reference to the independent appeal Inspectors’ conclusion that the proposal for new housing on the site would not result in any significant harm, it is our belief that the recognised benefits of the proposals now warrant the grant of planning permission.
Our proposals for the site remain unchanged from those submitted in 2016.
About the site
The site totalling 7.8 acres is located to the north east of the village of Countestorpe and abuts Leicester Road (becoming Countesthorpe Road) to the west and Foston Road to the south. The Meadows Sports Ground is located north of the site whilst Cherry Lane Garden Centre is to the south east.
It comprises one large irregular shaped field which is partially split via a strip of narrow grassland, forming two land parcels.
The site is in a sustainable location and has excellent access to all nearby local services and facilities found within the village. Many facilities and town centre services are within 800m of the site (a 10 minute walk)
Catesby Estates selected as land promotion partner for Countesthorpe
Catesby Estates was selected as the preferred land promoter for this site with capacity for up to 170 new homes in a sustainable location adjoining the established residential area of Countesthorpe (Blaby District).
The well contained site is situated in a sustainable and accessible location within short walking distance of the village centre and nearby bus stops.
The proposals for the site will deliver a number of key benefits to the local area and wider District, including the provision of affordable housing and enhancements to the surrounding road network.
Site Specifics
7.8 Acre Site (3.2 Hectares)
Up to 170 New Homes
Affordable Homes - 25% of the homes (i.e., up to 43 homes) proposed will be affordable housing, comprising a mixture of affordable homes for rent and affordable routes to home-ownership (such as shared ownership, First Homes or rent to buy).
The affordable rented homes will be allocated to eligible households on the waiting list, with priority given to local residents or those with a local connection.
Public Open Space - The eastern boundary has a landscaped edge proposed for attenuation, green landscaping, public open space and a play area.
Drainage and Flooding - The developable area of the site falls within an area classified as “Flood Zone 1 - Low Probability of Flooding” by the Environment Agency (the lowest risk category and is considered suitable for residential properties in national policy.
The site boundary extends to the Countesthorpe Brook, a tributary of the River Sence, however this area is not proposed for development.
Ecology - Updated surveys continue to confirm that the site is dominated by arable land of low ecological value. It contains trees, rough grassland, scattered scrub and ditches. A watercourse is also present to the north-east of the site.
A range of wildlife friendly features will also be incorporated (i.e., bat and bird boxes, hedgehog highways), in addition to soft landscaping which will include habitats such as grasslands (featuring wildflower) and large vegetative buffers to the boundaries providing a permeable site for wildlife.
Highways and Access - Two vehicle and pedestrian access points to the site are proposed from Foston Road and Leicester Road. The proposals also continue to include a revised junction between Foston Road and Leicester Road which will ease capacity issues as well as considerably improving egress for vehicles from Ladbroke Grove, Buckingham Road and the surrounding roads in this area.
Farm accesses are proposed to the north west and east of the site.
The existing Public Right of Way is retained along the western and northern boundary. Pedestrian routes and connections are proposed within the site to provide direct access and routes through the proposed Public Open Space.
Sustainability and Climate Change - Homes both new and existing account for 20% of greenhouse gas emissions in the UK.
To mitigate climate change, as well as help keep down household energy costs, the proposed homes will achieve a 31% reduction in carbon emissions (compared to the previous regulations) through a range of sustainable design measures including:
- Photovoltaic (solar) panels, heat pumps and triple glazing
- Insulation standards for walls, floors and roofs that significantly limit any heat loss
- ‘A’ rated appliances
- Rainwater harvesting facilities
- Use of water efficiency measures to achieve the Government’s enhanced water consumption target of 110 litres per person per day
- Infrastructure for electric vehicle charging will also be provided at each property
Planning Update
An outline planning application for land adjacent to Foston Road, Countesthorpe has been submitted.
The application (Reference: 23/1071/OUT) has now been validated (January 2024), and is available to view on the Blaby District Council website.
In summary the proposals include:
- Up to 170 energy efficient new homes
- 25% affordable housing
- New public open space including children’s play area
An outline planning application seeks to establish whether the scale and nature of a proposed development would be acceptable to the local planning authority, before a second fully detailed planning application (Reserved Matters) is submitted.
Where outline permission has been granted, and within three years of the outline approval, an application for the outstanding Reserved Matters can be submitted, i.e., the information excluded from the initial outline planning application.
This will include information about the exact layout, scale and appearance of the new homes, as well as the details of the open space and landscaping.
No development can take place on site until the Reserved Matters application has been consented.
Statutory consultees (e.g., Environment Agency and the Highways Authority) and local residents will have the opportunity to formally comment on the application direct with Blaby District Council.
We will continue to work closely with the Council and where necessary will respond to statutory consultees through the planning process.
Planning background
The site was subject to an outline planning application (ref: 16/0843/OUT) for the development of up to 170 new homes which was refused planning permission by Blaby District Council in November 2016. A subsequent appeal against the refusal of planning permission was dismissed in 2017 (ref: APP/T2405/W/16/3164730).
The independent appeal decision determined several important points:
- the proposed development would be conveniently located to local services and facilities, would have social and economic benefits in respect of providing new dwellings to meet the needs of present and future generation and would provide local construction employment opportunities
- the proposed development would also make a worthwhile contribution to the supply of housing and help boost the Council’s five year housing supply
- the affordable housing the proposed development would bring, would eradicate the need for such accommodation in Countesthorpe
- the provision of a revised junction between Foston Road and Leicester Road would ease current capacity issues as well as considerably improving egress for vehicles from Ladbroke Grove, Buckingham Road and the surrounding roads
- the proposed development would not have a significantly harmful effect on the character and appearance of the area
In dismissing the appeal, the Inspector concluded
“Nevertheless, the benefits of the scheme, and the absence of significant harm I have identified above, should be viewed in the context of my findings that the council can demonstrate a five year supply of housing land, and that the development plan is up-to-date and in accordance with the Framework. The material considerations advanced by the appellant are not sufficient to indicate that the proposal should be determined other than in accordance with the development plan”.
Since the determination of the appeal there has been a recent material change in circumstance of relevance to the Inspectors above conclusions.
On 27 September 2023 Blaby District Council published an updated ‘Residential Land Availability Report’ stating that the Council can now only demonstrate 3.69 years housing land supply, representing a shortfall of at least 548 homes against the five year requirement.
The Council’s Core Strategy adopted in 2013 is now 10 years old and work on the replacement Local Plan is still at an early stage. National Planning Policy (i.e., the Framework) states that where a local planning authority cannot demonstrate a five year supply of deliverable housing sites (as is now the case in Blaby) planning permission for new housing should be granted “unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits”.
With reference to the independent appeal Inspectors’ conclusion that the proposal for new housing on the site would not result in any significant harm, it is our belief that the recognised benefits of the proposals now warrant the grant of planning permission.
Our proposals for the site remain unchanged from those submitted in 2016.
About the site
The site totalling 7.8 acres is located to the north east of the village of Countestorpe and abuts Leicester Road (becoming Countesthorpe Road) to the west and Foston Road to the south. The Meadows Sports Ground is located north of the site whilst Cherry Lane Garden Centre is to the south east.
It comprises one large irregular shaped field which is partially split via a strip of narrow grassland, forming two land parcels.
The site is in a sustainable location and has excellent access to all nearby local services and facilities found within the village. Many facilities and town centre services are within 800m of the site (a 10 minute walk)
Catesby Estates selected as land promotion partner for Countesthorpe
Catesby Estates was selected as the preferred land promoter for this site with capacity for up to 170 new homes in a sustainable location adjoining the established residential area of Countesthorpe (Blaby District).
The well contained site is situated in a sustainable and accessible location within short walking distance of the village centre and nearby bus stops.
The proposals for the site will deliver a number of key benefits to the local area and wider District, including the provision of affordable housing and enhancements to the surrounding road network.
