Harborough Local Plan 2011-2031, Proposed Submission

Ended on the 17th November 2017
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Part C Places and Sites

13 Scraptoft, Thurnby and Bushby

(3) 13.1 Introduction

13.1.1 Scraptoft, Thurnby and Bushby are settlements adjoining the built up area of Leicester, referred to as the Leicester Principal Urban Area (PUA). They are suburbs that have grown up over time centred on the historic cores of Scraptoft and Thurnby, both of which have Conservation Area status. The settlements benefit from access to local services and facilities within the village centres, but also to a wide range of higher order retail, health, education and cultural services in the wider Leicester area. There is also access to employment opportunities within the PUA. Some bus services to Leicester are available for residents.

13.1.2 The Leicester PUA, including these settlements, is at the top of the District's settlement hierarchy reflecting this relative ease of access to a wide range services and facilities. The Core Strategy 2011 sought to ensure that development within these settlements safeguarded their identity. Since 2011 over 260 dwellings have been built and outstanding residential commitments stands at about 700. When built out this committed housing will impact on the separation between Scraptoft village and built development to the south.

13.1.3 Given its sustainable position on the edge of Leicester and land availability, as evidenced through the Strategic Housing Land Availability Assessment, 2016, the Local Plan allocates a Strategic Development Area (SDA) on land north of Scraptoft (Policy SC1). As well as meeting local needs, the delivery of 1,200 dwellings on this allocation could help to meet any unmet need arising from other local authorities within the Leicester and Leicestershire Housing Market Area (HMA). The Scraptoft North SDA will involve the relocation of the Scraptoft Golf Course to a location south east of Houghton on the Hill, as well as the potential replacement of the Local Nature Reserve with a Local Wildlife Site in a slightly different location. No further housing development (beyond existing commitments) is planned within Bushby or Thurnby.

13.1.4 Policy GD7 Green Wedges will ensure the continued separation of Scraptoft village from Leicester whilst protecting the Thurnby Brook valley slopes as urban development extends eastwards and providing public access along public rights of way and the disused railway line. Opportunities to improve public access and recreation in the Green Wedge within the SDA will be taken as part of the master planning process.

SC1 Scraptoft North Strategic Development Area

(47) 1. Land to the north of Scraptoft, as identified on the Policies Map, is allocated as a Strategic Development Area (SDA).

(12) 2. This new neighbourhood will be developed comprehensively in accordance with a masterplan, including delivery and phasing arrangements and informed by key design principles, an independent design review and community consultation. This masterplan will be incorporated into a Supplementary Planning Document and/or an outline planning application and supporting section 106 agreement.

(6) 3. The masterplan will create a sustainable and high quality living environment and will provide for:

Housing

(19) a. approximately 1,200 dwellings during the plan period to 2031.

(1) b. affordable and specialist housing in accordance with Policies H2 and H4;

(2) c. a mix of house types, including serviced plots for self-build and custom homes, and housing standards in accordance with Policy H5;

(1) d. a range of housing densities, with lower densities towards the northern and rural boundaries of the site;

Community facilities

(10) e. a two-form entry primary school to be provided soon after the completion of 300 dwellings;

(6) f. appropriate contributions towards secondary education provision, as determined by the local education authorities;

(7) g. a neighbourhood centre as a social and retail hub for the new community to be provided before the completion of 500 dwellings, to include some or all of the following:

(2) i. a supermarket or shops to meet local convenience needs;

(2) ii. a public house/café;

(11) iii. a doctors' surgery;

(5) iv. a community hall; and

(5) v. other community facilities or upgrade of existing facilities;

(1) h. a multifunctional green infrastructure network, including:

(22) i. green corridors along Scraptoft Brook to retain its value as an important wildlife corridor, including designation of part of the area as a Local Wildlife Site;

(4) ii. open space, sport and recreation facilities including equipped play space and sports pitches in accordance with Policy GI2, and

(3) iii. a new cemetery in accordance with Policy GI3;

Highways and Transportation

(20) i. a minimum of two access points to the development, with an east-west connection across the site;

(4) j. well connected street patterns that deliver high quality, safe and direct walking, cycling and public transport routes in accordance with Policy IN2;

(5) k. improved connections to existing cycle routes in the vicinity of the site in accordance with Policy IN2;

(8) l. a minimum 20 minute frequency bus service from the site into Leicester city centre;

(1) m. on-site provision of and off-site improvements to public transport infrastructure, such as bus priority measures, real time information and bus stop improvements;

(5) n. a travel plan and a green travel package that provide an attractive alternative to private car use for residents of the new development in accordance with Policy IN2;

(26) o. a package of mitigation measures on the existing highway and transport network, both within and outside the District, where adverse impacts are identified, the construction of which shall be co-ordinated and timed to minimise disruption to the local road network;

(2) p. a parking strategy, including cycle parking, and servicing for each development parcel to determine the location of parked cars to ensure that they can be accommodated without dominating the built environment (and in accordance with Leicestershire County Council 6Cs design guidance;

Environment

(5) q. measures to minimise potential visual impact on the nearby Scraptoft Conservation Area in accordance with Policy HC1;

(8) r. retention of the area bounded by New Romney Crescent, Hamilton Lane and Scraptoft Lane as Green Wedge to prevent the merging of Leicester and Scraptoft, and to provide recreational resource for new and existing residents of the locality;

(2) s. retention and enhancement of visually important hedgerows, and boundary trees, particularly along the northern boundary of the site;

(4) t. an integrated approach to surface water drainage and multifunctional greenspace, including sustainable drainage measures in accordance with Policies CC3 and CC4;

u. facilities for recycling and waste collection, including concealed bin storage;

v. consideration of the feasibility of providing decentralised renewable energy in accordance with Policy CC2;

(4) w. measures to naturalise the Scraptoft Brook; and

(2) x. retention of habitat connectivity by enhancing or sensitively replacing the habitat value of existing herb-rich grassland, scrub, hedgerows and ponds.

(7) 4. Land to the east of Houghton on the Hill, as shown on the Policies Map, is allocated for a replacement golf course subject to the following criteria:

(1) a. the layout does not sever or severely disrupt the public right of way network;

(2) b. a satisfactory access is provided and there is capacity in the local road network to accommodate the development;

(1) c. the location and design of the buildings and the landscaping of the course minimise visual impact upon the surrounding open countryside;

(1) d. all built facilities proposed are directly related to the use of the land for the proposed golf activities in nature and scale;

e. details of the course construction are submitted with the planning application;

f. light spillage from any proposed lighting installations is minimised.

13.2 SC1 Explanation

13.2.1 Scraptoft North is located immediately to the north of Scraptoft and on the eastern edge of the Leicester urban area. Part of the site is currently occupied by the Scraptoft Golf Course, which would be relocated to a replacement site at Houghton on the Hill in accordance with the criteria in part 4 of the policy.

13.2.2 The site provides good access to a range of employment, retail and community facilities within Scraptoft itself, Hamilton and the wider Leicester urban area and is well placed to help to meet both housing needs arising from Harborough District and to help meet potential unmet housing needs from elsewhere within the Leicester and Leicestershire HMA.

13.2.3 The site provides the opportunity to create a sustainable extension to Scraptoft, providing approximately 1,200 homes and associated community infrastructure and green infrastructure.

13.2.4 The development will be guided through the preparation of a comprehensive masterplan prepared by the promoter in advance of and supporting an application. The masterplan should be prepared in such a way to enable it to be easily adopted as a Supplementary Planning Document. Further guidance on masterplan requirements is set out in Appendix L Masterplanning requirements. These include phasing which should take account of the 'trigger points' in Policy SC1 identifying when elements of infrastructure are required. If a different phasing is sought, then this will need to be justified with reference to viability or other relevant considerations.

Housing

(1) 13.2.5 The SDA will provide a range of house types and sizes to meet housing needs, including affordable homes and may provide self-build plots and specialised housing.

Community facilities

(1) 13.2.6 The development will provide community facilities to help meet the day-to-day needs of its residents. The location of the primary school will be informed by public consultation as part of the master-planning process. The community hall could be new or the enhancement of an existing facility in accordance with the requirements set out in the Community Facilities Study refresh, 2017. Open space is likely to include provision of a park containing natural and semi-natural greenspace and a Local Wildlife Site focused upon the Scraptoft Brook.

Highways and Transportation

(3) 13.2.7 The development should make the most of the opportunities for high quality walking and cycling routes and high frequency bus services to nearby facilities and employment opportunities. The site is well connected to a number of existing bus services passing near the site. The use of any new and existing bus services will be maximised through a combination of measures.

13.2.8 A number of existing cycle routes run near the site and could be extended and improved to connect to the development and widen cycling opportunities. Of particular importance is the provision of a safe and attractive cycle route across Hamilton Lane to Hamilton College and to connect with the existing cycle route on Keyham Lane West.

13.2.9 Whilst the site design will maximise the opportunities to walk and cycle, there will still be a need for new roads within the development. The points of access into the site will be from Hamilton Lane and Beeby Road. A central spine road will run approximately east and west through the development between these access points, providing a focal point and ease of access to all parts of the development.

13.2.10 A Transport Assessment will be submitted to accompany any planning application for the new development. It is anticipated that this will include an analysis of the existing highway and transport network including strategic traffic modelling and reflect the outcomes of the South East Leicester Transport study, 2017 as appropriate in order to forecast future impacts. This work will also explore opportunities for sustainable travel and identify green travel initiatives as well as presenting a strategy for public transport provision and identifying any off-site highway improvements required to mitigate the impact of traffic originating from the development. A financial contribution towards appropriate off-site highway improvements identified through the South East Leicester Transport Study-Stage 2, 2017 may also be required.

Environment

(5) 13.2.11 The development should maximise the opportunities provided by much of the site's current use as a golf course by retaining as far as possible the existing vegetation and tree planting. The masterplan shall include a detailed assessment to identify the most suitable and important specimens and groups of trees to be retained in order to maintain the mature landscape setting. The existing strong vegetation and treed boundaries to the north of the golf course significantly limits views from the wider landscape to the north and north-east. It will be important to retain and enhance this boundary treatment. Site proposals should incorporate planting of locally appropriate, native tree, shrub and herb species.

13.2.12 The south eastern part of the site is currently designated as the Scraptoft Local Nature Reserve. However, the site has not been managed as a nature reserve and is currently grazed by horses. Evidence shows that the north-eastern parts have declined in value, but that parts to the south and west have value as a herb-rich grassland-scrub mosaic. Development of the site would require the de-declaration of the Local Nature Reserve, but the retention and enhancement of wildlife corridors and the best of the herb-rich grassland and scrub mosaic is required. The process for de-declaration, including the relevant consultation, is being undertaken in parallel with the Local Plan.

13.2.13 Most of the site was previously designated as the Leicester/Scraptoft Green Wedge. While most of the Green Wedge is not publicly accessible, part of it it does prevent the merging of Leicester and Scraptoft. There is now a need to amend the boundaries of the Green Wedge designation to accommodate the SDA and meet housing needs. The Green Wedge designation is therefore amended to exclude the majority of the SDA that does not have public access, but retain the Green Wedge designation on the area south of new Romney Crescent, west of Hamilton Lane and north of Scraptoft Lane. This will retain the role of the Green Wedge in preventing the merging of Leicester and Scraptoft, guide the form of development, provide a green 'lung' into the neighbouring urban areas and enhance its recreational role, including the provision of public open space, which could include formal sports pitches, subject to no adverse impacts on the Green Wedge function. Compensating Green Wedge designation is also proposed in Policy GD7.

Golf Course

(2) 13.2.14 The site is currently occupied in part by the Scraptoft Golf Course, which would be relocated prior to development of the site. A site to the east of Houghton on the Hill has been identified for the relocation of the golf course. This site is intrinsically linked to the development of the Scraptoft North Strategic Development Area and as such is likely to be released for development in conjunction with the SDA.

13.3 SC1 Supporting Information

Table C.1 Supporting Information: Policy SC1

Does it meet national

planning policy and guidance?

Yes - NPPF, particularly paragraphs 47 and 52.

What evidence has informed this policy?

Harborough Strategic Housing Land Assessment (SHLAA), 2016;

Leicester and Leicestershire Housing and Economic Development Need Assessment (HEDNA), 2017;

Water Cycle Study Addendum – Option 4 revised – Scraptoft North SDA, September, 2016;

Preliminary Landscape Assessment of Alternative Strategic Development Areas, September, 2016;

Extended Phase 1 Habitat Survey of Scraptoft North Draft, May, 2016;

Green Wedge Review: Draft Technical Update, August, 2015;

Community Facilities Study Refresh Draft, August 2016;

Leicestershire County Council Market Harborough Rural Cycle Map, 2013;

South East Leicester Transport Study: Stage 1-2016, Stage 2-2017;

Harborough District Potential Development Options Strategic Transport Assessment 2015;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Land East of Hamilton Lane Scraptoft Initial Transport Feasibility Assessment, 2016; and

Scraptoft, Leicestershire Transport Scoping Report, 2017

Which Local Plan objectives will it meet?

1 - Housing

3 - Location of development

4 - Infrastructure

5 - Protection of local services

6 - Natural environment

8 - Town/village centres

9 - Design

10 - Transport

11 - Flood risk

12 - Environmental impact

How will it be implemented?

Through preparation of a comprehensive masterplan and decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to criteria 3 or 4 this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

14 Market Harborough

(2) 14.1 Introduction

14.1.1 Market Harborough is the main settlement in the District, located in the far south on the border with Northamptonshire. It is an historic market town with a Conservation Area covering the town centre and providing the backdrop to a wide range of shops, services and facilities. The town is relatively self-contained with a good range of employment opportunities and good public transport links. The town is served by a railway station on the Midland Mainline providing regular services to London and Leicester and beyond, and there are bus services connecting the town with urban centres and surrounding rural areas. The opening of a new hospital in the town early in 2017 has enhanced access to health services for the local population.

14.1.2 Since 2011 there have been over 900 dwellings completed in Market Harborough and there are just over 2,000 outstanding housing commitments. This high level of commitments reflects the fact that the Core Strategy 2011 identified Market Harborough as the main focus for development within the District and set out the principles for a strategic development area (SDA) to the north west of the town. Planning permission is in place for 1,500 homes (and associated development) at the SDA and the site is due to be built out over the next 10 years. A new road linking the north of the town to the west will be delivered as part of the scheme, providing an element of relief to the town centre.

14.1.3 Whilst Market Harborough benefits from a partial bypass, the adverse impacts of traffic on the town, particularly the centre, are of growing concern to residents and businesses. Future housing growth and changing employment needs mean that the pressure on the town's roads will continue to grow. In recognition of this, the Market Harborough Transport Strategy, 2016, led by Leicestershire County Council, contains a number of proposed measures to help deal with traffic around the town, including junction/traffic signal improvements, enhanced walking/cycling facilities, public transport improvements, lorry weight restrictions and a possible relief road.

14.1.4 Traffic is just one of the constraints taken into account in determining the level of development to be directed to the town in the Local Plan. Others include safeguarding the landscape setting, preventing coalescence with neighbouring settlements, avoiding areas of flood risk, safeguarding employment land and the limited availability of potential housing land (evidenced through the Strategic Housing Land Availability Assessment, 2016).

14.1.5 Designated as a Sub-Regional Centre in the settlement hierarchy, Market Harborough remains a good location for development and the continued prominence of the town is an important element of the spatial strategy for the District. However, its constraints and high level of housing commitments have been taken into account in arriving at a suitable development strategy for the town. As a result the Local Plan sets out a target of at least 1,145 dwellings (in addition to completions and commitments) to 2031. The majority of these homes will be delivered on 3 sites (Policies MH1 Overstone Park, MH2 East of Blackberry Grange and MH3 Burnmill Farm).

14.1.6 Alongside housing provision, the Local Plan aims to improve the sustainability of the town by providing suitable land to support business needs. It allocates 24 hectares of employment land across 3 sites to support business growth. These comprise land at Airfield Farm originally identified in the SDA Master Plan 2013 (Policy MH4), an extension to the existing Airfield Business Park close to the SDA (Policy MH5), and land at Compass Point Business Park which formed part of a previous allocation (Policy MH6). Several employment areas around the town are also afforded protection from potential loss to other uses, particularly housing, through Policy BE3 Existing employment.

14.1.7 Growth in the town's population and changing spending habits will also impact on the types of shops and other facilities needed in the town centre. In order to accommodate changing requirements, sites are allocated in the Plan to support retail and other town centre uses in Policy RT1 Provision of new retail uses in Policy RT4 Tourism and leisure. Development of these sites presents opportunities to enhance the town's heritage assets and their setting.

MH1 Overstone Park

(6) 1. Land at Overstone Park, as shown on the Policies Map, is allocated for the development of about 600 dwellings. Development that complies with other relevant policies and meets the following requirements will be permitted:

(1) a. proposals to be guided by a masterplan, to be subject to consultation in advance of a planning application ;

(1) b. two points of vehicular access to the site from Kettering Road, and pedestrian and cycling access to Braybrooke Road and to the development to the west of the site;

c. land for a 2 form of entry primary school within the site, or a proportionate contribution towards education provision;

d. a mixed use local centre to include local retail facilities, healthcare services and community facilities;

(2) e. necessary highways works and sustainable transport measures to ensure safe access into the town centre and onto the A6 including by pedestrians and cyclists;

(2) f. a financial contribution to the mitigation measures outlined in the Market Harborough Transport Strategy, 2016;

(1) g. identification and mitigation of any contaminated land;

h. archaeological and ecological assessment of the site and required mitigation, including protection of trees subject to a tree preservation order throughout the site;

(2) i. an integrated approach to surface water drainage and multifunctional greenspace, including sensitive treatment of the run-off to the River Jordan, and appropriate management of surface water run-off during construction and in perpetuity;

j. provision of open space and recreational facilities across the site, including along the southern boundary close to the railway to protect residents' amenity, on the western boundary to connect to existing open space, and on the eastern boundary to form a landscaped edge to the countryside;

k. a layout and design that is shaped by a landscape and visual impact assessment, that enhances the connection with the rest of the town, and that promotes a sense of place; and

l. parking provision, including cycle parking, and servicing to be in accordance with Leicestershire County Council 6Cs design guidance;

14.2 MH1 Explanation

14.2.1 Overstone Park is situated to the south east of Market Harborough town centre. The site is well located to access the existing town centre and work places and was judged to be suitable and deliverable within 10 years in the Strategic Housing Land Availability Assessment (SHLAA), 2016.

14.2.2 The development will be guided through the preparation of a comprehensive masterplan prepared by the promoter in advance of and supporting an application. Further guidance on masterplan requirements is set out in Appendix L Masterplanning requirements.

14.2.3 The site relates well to the built up area of Market Harborough and is accessed from Kettering Road. Two points of access are required to Kettering Road for vehicles, with further walking and cycling connections to both Braybrooke Road to the south, and existing residential development to the west of the site required to increase sustainable transport access into the town. The Landscape Character Assessment, 2009 has identified the site as having mainly areas of high or medium high capacity for development, whilst a number of trees on the site are protected through tree preservation orders. The size of development is large enough to justify delivery of a new primary school as part of the infrastructure provision.

14.2.4 The key constraints for the site include:

  • the treatment of the connectivity to the A6 by-pass and access into Market Harborough town centre, with suitable mitigation required as outlined in the Market Harborough Transport Strategy, 2017;
  • the treatment of the views and run-off to the River Jordan; and
  • the treatment of the boundary with the Midland Mainline railway line to the south of the site, including relevant noise mitigation.

14.3 MH1 Supporting Information

Table C.2 Supporting Information: Policy MH1

Does it meet national

planning policy and guidance?

Yes - NPPF core principles.

What evidence has informed this policy?

Strategic Housing Land Assessment (SHLAA), 2016;

Proposed Submission Sustainability Appraisal, 2017;

Market Harborough Landscape Character Assessment, 2009;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Market Harborough Transport Strategy, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

1 - Housing

3 - Location of development

4 - Infrastructure

5 - Protection of local services

6 - Natural environment

8 - Town/village centres

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through preparation of a comprehensive masterplan and decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

MH2 East of Blackberry Grange

(3) 1. Land at east of Blackberry Grange off Northampton Road, as shown on the Policies Map, is allocated for the development of about 350 dwellings. Development that complies with other relevant policies and meets the following requirements will be permitted:

a. proposals to be guided by a masterplan covering this site and the adjacent employment allocation (Policy MH6), to be subject to consultation in advance of a planning application;

b. two points of access to the site, including a direct access from Northampton Road via the employment site allocated in Policy MH6;

c. necessary highways works and sustainable transport measures, including pedestrian and cycle access within the site and to the Brampton Valley Way, the leisure centre and the town centre;

d. parking provision, including cycle parking, and servicing to be in accordance with Leicestershire County Council 6Cs design guidance;

(2) e. a financial contribution towards the mitigation measures outlined in the Market Harborough Transport Strategy, 2016;

f. identification and mitigation of any contaminated land;

g. archaeological and ecological assessment of the site and required mitigation, including enhancement of biodiversity along the watercourse and the Brampton Valley Way;

(2) h. an integrated approach to surface water drainage and multifunctional greenspace, with improvements to the small watercourse to the south east of the site, green links to the Brampton Valley Way, and appropriate management of surface water run-off into the River Jordan during construction and in perpetuity;

i. provision of open space and recreational facilities across the site, including to the western boundary close to the existing and proposed employment site to protect residents' amenity, to the eastern boundary to connect to the existing Brampton Valley Way, and to the southern boundary to form a landscaped edge to the countryside; and

j. a layout and design that is shaped by a landscape and visual impact assessment, that protects views from key points within the site towards the Brampton Valley Way and that enhances the connection with the rest of the town and promotes a sense of place.

14.4 MH2 Explanation

14.4.1 The land East of Blackberry Grange is situated to the south of Market Harborough town centre. The site is located within reach of local services and employment. The SHLAA, 2016 identifies the site as suitable and deliverable over 6-15 years.

14.4.2 The development will be guided through the preparation of a comprehensive masterplan prepared by the promoter in advance of and supporting an application. Further guidance on masterplan requirements is set out in Appendix L Masterplanning requirements.

14.4.3 The site is at the edge of Market Harborough accessed from the Northampton Road, adjacent to both residential and employment uses. There are local services, including the leisure centre, doctors' surgery and local shops within easy access. The Market Harborough Landscape Character Assessment for Market Harborough, 2009, identifies the site as having medium/high capacity for development. The site is also adjacent to the Brampton Valley Way, which is part of National Cycle Route 6, providing opportunities for sustainable travel choices to and from the site.

14.4.4 The key constraints for the site include the need for careful treatment of an unnamed watercourse that is a tributary of the River Jordan, including a flood risk assessment, the potential for increasing the congestion that occurs on the Northampton Road into the town centre, particularly at peak times, and the treatment of the views towards the Brampton Valley Way.

14.5 MH2 Supporting Information

Table C.3 Supporting Information: Policy MH2

Does it meet national

planning policy and guidance?

Yes - NPPF core principles

What evidence has informed this policy?

Strategic Housing Land Availability Assessment (SHLAA), 2016;

Proposed Submission Sustainability Appraisal, 2017;

Market Harborough Landscape Character Assessment, 2009;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Market Harborough Transport Strategy, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

1 - Housing

3 - Location of development

4 - Infrastructure

5 - Protection of local services

6 - Natural environment

8 - Town/village centres

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through preparation of a comprehensive masterplan and decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

MH3 Burnmill Farm

(27) 1. Land at Burnmill Farm, as shown on the Policies Map, is allocated for the development of up to 90 dwellings. Development that complies with other relevant policies and meets the following requirements will be permitted:

(20) a. access to the site to be provided from Kingston Way;

(1) b. a financial contribution towards the mitigation measures outlined in the Market Harborough Transport Strategy, 2016;

(5) c. archaeological and ecological assessment of the site and required mitigation;

(3) d. retention and improvement of existing hedgerows and trees, particularly at the northern boundary of the site, with any replacement of and additional provision using native species;

(11) e. an integrated approach to surface water drainage and multifunctional greenspace, with appropriate management of surface water run-off during construction and in perpetuity;

(3) f. provision of open space and recreational facilities across the site, including along the southern boundary to protect residents' amenity and allow access for existing residents, and on the northern and eastern boundaries to form a landscaped edge to the countryside;

(1) g. parking provision, including cycle parking, and servicing to be in accordance with Leicestershire County Council 6Cs design guidance; and

(6) h. a layout and design, including the ridge height of dwellings to the northern boundary, that is shaped by a landscape and visual impact assessment, and that respects:

(3) i. the openness of the landscape and the scarp slope to the north,

(1) ii. the relationship with the Grand Union Canal, and

(1) iii. the views from the land to the north of Market Harborough and from Great Bowden into the site.

14.6 MH3 Explanation

(2) 14.6.1 Burnmill Farm is situated to the north of Market Harborough town centre. It is identified for an allocation of 90 dwellings. The site is on the northern edge of Market Harborough but within reach of a range of services and facilities. The Strategic Housing Land Availability Assessment (SHLAA), 2016 identified the site as deliverable over 6 to 10 years. The site assessment identified this as a suitable location for delivery of the homes required in Market Harborough.

14.6.2 The site is accessed from Kingston Way in a residential area adjacent to the north west edge of Market Harborough. The Market Harborough Landscape Character Assessment, 2009 identifies that the site has medium to medium high capacity for development and there are relatively few views into the site from surrounding highway or public rights of way.

14.6.3 The key constraint for the site are the treatment of the northern boundary, where the land slopes steeply away to the Grand Union Canal. In particular the Landscape Character Assessment identifies that roof lines should avoid breaking the skyline from the north.

14.7 MH3 Supporting information

Table C.4 Supporting Information: Policy MH3

Does it meet national

planning policy and guidance?

Yes - NPPF core principles

What evidence has informed this policy?

Strategic Housing Land Assessment (SHLAA), 2016;

Proposed Submission Sustainability Appraisal, 2017;

Market Harborough Landscape Character Assessment, 2009;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Market Harborough Transport Strategy, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

1 - Housing

3 - Location of development

4 - Infrastructure

5 - Protection of local services

6 - Natural environment

8 - Town/village centres

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

MH4 Land at Airfield Farm

1. Land at Airfield Farm, Leicester Road, as shown on the Policies Map, is allocated for a mix of Class B1, B2 and non-strategic B8 development. Development that complies with other relevant policies and meets the following requirements will be permitted:

(2) a. access to the site to be from Gallow Field Road, and subject to a transport assessment taking into account neighbouring permissions and any improvements required to the Gallow Field Road/Leicester Road/Bowden Road crossroads;

b. not detrimental to the delivery of the North West Market Harborough Strategic Development Area (SDA) and in general accordance with the SDA Master Plan;

c. provision of suitable footpath and cycle path links to the SDA and to services and facilities in Market Harborough;

(2) d. a financial contribution towards the mitigation measures outlined in the Market Harborough Transport Strategy;

e. parking provision, including cycle parking, and servicing for each development parcel to be in accordance with Leicestershire County Council 6Cs design guidance;

f. each development parcel to be subject to approval and implementation of a user-specific travel plan;

g. identification and mitigation of any contaminated land;

h. archaeological and ecological assessment of the site and required mitigation;

i. layout and design to take account of the gas pipeline through the site;

j. provision of an adequate and appropriate landscape buffer, and any necessary noise attenuation, between the site and the SDA and to the north and western boundaries of the site;

(2) k. provision of any required flood mitigation measures as identified by a flood risk assessment, together with a sustainable drainage system (SuDs) and the appropriate management of surface water run-off during construction and in perpetuity;

l. a layout and design that is shaped by a landscape visual impact assessment to ensure the development does not impact on wider views towards Market Harborough from Foxton village; and

m. provision of a suitable lighting scheme to minimise light pollution from the development.

14.8 MH4 Explanation

14.8.1 The site is proposed for employment use alongside the permitted allocation of 1,500 dwellings at the North West Market Harborough SDA. The site is to be accessed from Gallow Field Road to the north of the site as opposed to the existing roundabout from Leicester Road used for the residential development. The site is an edge of town location and considered to be suitable for employment use at the northern entrance to the town. The site is relatively flat and open in appearance, bordered by the highways depot to the east and the proposed agricultural show ground to the west. North of Gallow Field Road, the land drops in level, with Gallow Field Road forming a ridge to the northern edge of the town.

14.8.2 The site is partially affected by a gas pipeline to the southern edge of the site, from which a buffer is required by the Health and Safety Executive. Further work is required to establish the southern boundary of the built form so as to avoid any impact on the gas pipeline. In addition, proposed external lighting will be strictly controlled by the Council to ensure minimal impact on future residents of the North West Market Harborough SDA, together with controlling the impact of the appearance of the proposed site when viewed from north of Market Harborough.

14.8.3 The site is allocated for the following mix of uses, resulting in a total of 50,000sqm of additional employment floorspace:

  • B1 a/b uses - (approximately 4.3ha (15,000sqm floorspace));
  • B1c/B2 uses - (approximately 4.3ha (17,000sqm floorspace)); and
  • non-strategic B8 (in units 9,000sqm gross floor-space or below) uses - (approximately 4.5ha (18,000sqm floorspace)).

14.9 MH4 Supporting information

Table C.5 Supporting Information: Policy MH4

Does it meet national

planning policy and guidance?

Yes - NPPF core principles.

What evidence has informed this policy?

Harborough Strategic Employment Land Availability Assessment (SELAA), 2017;

Proposed Submission Sustainability Appraisal, 2017;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Market Harborough Transport Strategy, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

2 - Employment

3 - Location of development

4 - Infrastructure

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through decisions on planning applications.

How will it be monitored?

Any permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

MH5 Airfield Business Park

1. Land at Airfield Business Park, Leicester Road as shown on the Policies Map, is allocated for Class B1, B2 and non-strategic B8 development. Development that complies with other relevant policies and meets the following requirements will be permitted:

a. access via the existing Airfield Business Park access road from Leicester Road;

b. not detrimental to the delivery of the North West Market Harborough Strategic Development Area (SDA) and in general accordance with the SDA Master Plan;

c. provision of footpath and cycle path links to the SDA and to services and facilities in Market Harborough;

d. provision of transport infrastructure and other measures as identified by a transport assessment and travel plan;

e. a financial contribution towards the mitigation measures outlined in the Market Harborough Transport Strategy, 2016;

f. parking provision, including cycle parking, and servicing for each development parcel to be in accordance with Leicestershire County Council 6Cs design guidance;

g. each development parcel to be subject to approval and implementation of a user-specific travel plan;

h. identification and mitigation of any contaminated land;

i. archaeological and ecological assessment and mitigation;

j. provision of an adequate and appropriate landscape buffer, and any necessary noise attenuation, between the site and the SDA and between the site and Greenacres Caravan Park;

(2) k. provision of any required flood mitigation measures as identified by a flood risk assessment, together with a sustainable drainage system (SuDs) and the appropriate management of surface water run-off during construction and in perpetuity;

l. protection of the ecological significance of the Grand Union Canal;

m. layout and design that is in keeping with the scale, character and appearance of the existing Airfield Business Park, with proposed buildings no higher than two storeys at a maximum of 10m to the ridge height; and

n. provision of a suitable lighting scheme to minimise light pollution from the development.

14.10 MH5 Explanation

14.10.1 The site forms part of the existing Airfield Business Park, located to the north of Market Harborough. The site forms an area that benefits from extant planning permission and is partially under construction. It is bordered to the north by the existing business park. The site is accessed from the existing roundabout on Leicester Road, and borders the Greenacres Gypsy and Traveller site to the south, with the permitted North West Market Harborough SDA to the west.

14.10.2 The existing Airfield Business Park is identified as a Key Employment Area in Policy BE3 Existing employment areas and this site is considered a sustainable extension to the existing site. The site does not have any identified constraints to delivery for employment uses, with the Strategic Employment Land Availability Assessment (SELAA), 2017 identifying it as suitable, available and achievable.

14.10.3 Development will not be permitted at more than 2 storeys in height, to be in keeping with the existing Business Park and maintain the residential amenity and views to the site from the North West Market Harborough SDA. External lighting will be strictly controlled by the Council to ensure minimal impact on future residents of the North West Market Harborough SDA.

14.10.4 The site is allocated for the following mix of uses, resulting in a total of nearly 30,000sqm of additional employment floorspace:

  • B1 a/b use, B1c/B2 uses - (approximately 3.6ha (13,000sqm floorspace));
  • B1c/B2 uses - (approximately 2.1ha (8,500sqm floorspace)); and
  • non-strategic B8 (in units 9,000sqm gross floor-space or below) - 1.9ha (8,000sqm floorspace))

14.11 MH5 Supporting Information

Table C.6 Supporting Information: Policy MH5

Does it meet national

planning policy and guidance?

Yes - NPPF core principles

What evidence has informed this policy?

Harborough Strategic Employment Land Availability Assessment (SELAA), 2017;

Proposed Submission Sustainability Appraisal, 2017;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Market Harborough Transport Strategy, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

2 - Employment

3 - Location of development

4 - Infrastructure

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

MH6 Compass Point Business Park

(2) 1. Land at Compass Point Business Park to the east of Northampton Road, as shown on the Policies Map, is allocated for Class B1 (business/light industrial) development. Development that complies with other relevant policies and meets the following requirements will be permitted:

a. proposals to be guided by a masterplan to cover this site and the adjacent housing allocation (Policy MH2), to be subject to consultation in advance of a planning application;

b. access from Northampton Road and the existing spine road;

c. provision of transport infrastructure and other measures as identified by a transport assessment and travel plan;

d. a financial contribution towards the mitigation measures outlined in the Market Harborough Transport Strategy, 2016;

e. parking provision, including cycle parking, and servicing for each development parcel to be in accordance with Leicestershire County Council 6Cs design guidance;

f. each development parcel to be subject to approval and implementation of a user-specific travel plan;

g. footpath and cycle provision, linking the development with local services, residential areas and the wider rights of way network, including to the Brampton Valley Way footpath and cycleway;

h. identification and mitigation of any contaminated land;

i. archaeological and ecological assessment and mitigation, including measures to protect any valuable habitats and species and to enhance the ecological interest of the adjacent Brampton Valley Way;

(1) j. provision of any required flood mitigation measures as identified by a flood risk assessment, together with a sustainable drainage system (SuDs) and the appropriate management of surface water run-off during construction and in perpetuity;

(1) k. provision of an adequate and appropriate landscape buffer between the development and the residential areas to the north at Moseley Avenue and the housing allocation in Policy MH2 (East of Blackberry Grange), in order to protect residential amenity;

l. layout and design in keeping with the scale, character and appearance of the existing Compass Point Business Park, with proposed buildings no higher than two storeys; and

m. provision of a suitable lighting scheme to minimise light pollution from the development.

14.12 MH6 Explanation

14.12.1 A wider site was previously allocated for employment use in the adopted Harborough Local Plan, 2001 under saved Policy MH5 Land East of Northampton Road. This allocation relates to a part of the previous allocation, known as Compass Point Business Park, but excluding the area already developed for employment and residential use. It has been reduced in size (compared to the potential site detailed in the Options Consultation Paper, 2015) to also exclude land now forming part of the site allocated in Policy MH2 East of Blackberry Grange for housing development.

14.12.2 The site is located opposite the recreation ground and Leisure Centre to the south of Market Harborough, in an edge of centre location. It is considered to provide a suitable extension to the Compass Point Business Park and an opportunity consolidate this prestigious commercial gateway development on the southern approach to the town from the A14. The northern part of the site is close to the Brampton Valley Way, a footpath and cycleway on the line of the former Market Harborough to Northampton railway line. The site is split into two parcels of land straddling the existing spine road serving the business park.

14.12.3 The site is allocated for a mix of B1 a/b and B1 c uses appropriate in a residential area as follows:

  • B1 a/b - (approximately 3.2ha (11,200sqm floorspace)); and
  • B1c - (approximately 1.7ha (7,150sqm floorspace)).

14.13 MH6 Supporting Information

Table C.7 Supporting Information: Policy MH6

Does it meet national

planning policy and guidance?

Yes - NPPF core principles.

What evidence has informed this policy?

Harborough Strategic Employment Land Availability Assessment (SELAA), 2017;

Proposed Submission Sustainability Appraisal, 2017;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Market Harborough Transport Strategy, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology

Which Local Plan objectives will it meet?

2 - Employment

3 - Location of development

4 - Infrastructure

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

15 Lutterworth

(1) 15.1 Introduction

15.1.1 Lutterworth is a market town located in the south west of the District, just off Junction 20 of the M1. Its position close to the County border means that that it is influenced as much by Warwickshire and Northamptonshire as it is by Leicester and Leicestershire. The town has a wide range of services, facilities and shops, most of which are focused around its historic core, a designated Conservation Area. Employment opportunities are concentrated to north of the town centre (to the east of Leicester Road) and at Magna Park, a large strategic distribution/logistics development located to the west of the town. The historic village of Bitteswell, a Conservation Area, lies close to the north western edge of Lutterworth.

15.1.2 Lutterworth is influenced heavily by transportation, with the M1 and A5 on each side of the town and the A426 passing through the town centre then linking to the M6 to the south. The impact of through traffic, particularly HGV movements, is of local concern and the town centre is an Air Quality Management Area (AQMA). There is a long standing desire within the local community for a by-pass to resolve traffic issues. Lutterworth's central location and access to major routes means that it is within the 'Golden Triangle' in terms favourable locations of logistics operations. As a result there are opportunities for further strategic storage and distribution warehousing in the Lutterworth area.

15.1.3 Since 2011 the town has seen over 260 dwellings built and there are about 500 dwellings with planning permission. Many of these dwellings are to the north of the town in accordance with the Core Strategy, 2011. However, more recently a development of 250 dwellings was allowed on appeal in the south east corner of the Area of Separation (as retained in the Core Strategy).

15.1.4 Given its location, accessibility and level of services, Lutterworth is identified in the Local Plan as a Key Centre and an appropriate location for significant housing and employment development. Whilst few suitable housing sites were identified adjacent to the existing built up area, land for a Strategic Development Area (SDA) to the east of the M1 was assessed as developable through the Strategic Housing Land Availability Assessment, 2016 and selected through the process described in Chapter 3.

15.1.5 This East of Lutterworth SDA (Policy L1) is proposed to deliver 1,500 dwellings to 2031 (and further dwellings to 2036), 10 hectares of general employment land, and 13 hectares for non-strategic distribution. The new settlement will be largely self sufficient but will also provide additional support to Lutterworth in its role as a Key Centre. The SDA will provide a new 'spine road' linking the A426 to the north of Lutterworth to the A4304 to the east of the M1 Junction 20, via a new bridge over the motorway. This road is predicted to remove some through traffic from the town centre thus helping to improve air quality.

15.1.6 In addition to the employment land to be provided as part of the SDA, land to the South of Lutterworth Road/Coventry Road (Policy L2) is allocated for industrial/commercial development and several employment areas around the town are afforded protection from potential loss to other uses, such as housing, through Policy BE3 Existing employment areas. Magna Park's role as a leading regional and national distribution hub is maintained and safeguarded in Policy BE2 Strategic distribution. The policy also sets out an upper limit for further non rail-served strategic storage and distribution, as well as setting out the criteria against which proposals for such development will be assessed.

15.1.7 The Local Plan also redefines the Lutterworth, Bitteswell and Magna Park Area of Separation (Policy GD6), taking into account completions and commitments. This is particularly important in safeguarding the setting and character of Bitteswell and in protecting residential amenity.

L1 East of Lutterworth Strategic Development Area

(18) 1. Land to the east of Lutterworth, as identified on the Policies Map, is allocated as a Strategic Development Area (SDA).

(1) 2. This new community should be developed comprehensively in accordance with a masterplan, including delivery and phasing arrangements and informed by key design principles, an independent design review and community consultation. This masterplan should be incorporated into a Supplementary Planning Document and/or an outline planning application and supporting section 106 agreement.

(2) 3. The masterplan should create a sustainable, high quality and largely self-sufficient settlement and an attractive environment for living, working and recreation. It should provide for:

Housing

(6) a. about 2,750 dwellings of which about 1,500 dwellings will meet housing requirements in the plan period and the remaining dwellings will meet requirements after 2031, all to be located east of the M1 and north of the A4304;

(3) b. affordable and specialist housing in accordance with Policies H2 and H4;

c. a mix of house types, including serviced plots for self-build and custom homes, and housing standards in accordance with Policy H5;

d. a range of housing densities, with higher densities located near the proposed local centre and along the spine road and lower densities towards the rural boundaries to the north, east and south of the site;

Business and employment

(4) e. 13 hectares of non-strategic storage and distribution (B8) uses on land to the south of the A4304, subject to:

i. access from the A4304 that is separate from that to the rest of the SDA to the north; and

ii. a comprehensive landscaping scheme planted in advance so as to provide adequate screening of the development by the time of completion;

f. 10 hectares of business uses within Use Class Orders B1 and B2 on land between the spine road and the M1;

Community facilities

(3) g. two 2 form entry primary schools to be provided in parallel with the progress of housing development, with at least a one form entry primary school available soon after the completion of 300 dwellings;

(5) h. appropriate contributions towards secondary education provision if necessary;

i. a neighbourhood centre as a social and retail hub for the new community to be provided before the completion of 700 dwellings to include some or all of the following:

i. a supermarket or shops to meet local convenience needs;

ii. a public house/café;

iii. a doctors' surgery;

iv. a community hall; and

v. other community facilities or upgrade of existing facilities;

j. a multifunctional green infrastructure network, including:

(1) i. greenways for walking, cycling and horse riding, as part of a central green spine distributor route through and beyond the site, to provide structure to the distribution of development and incorporate most existing hedgerows, trees, field ponds, and footpaths;

(2) ii. a community park containing outdoor sports facilities to be provided before completion of 300 dwellings or as otherwise agreed by the Council;

(2) iii. natural and semi-natural greenspace (including the existing woodland and Misterton Marshes SSSI which is to be protected as non-accessible open space);

iv. measures to minimise potential visual impact on nearby heritage assets and their setting, in accordance with Policy HC1;

v. a cemetery (in accordance with Policy GI3) and allotments;

vi. local public open space, including equipped play space and multi-use games areas, in accordance with Policy GI2 as the residential development progresses;

(2) k. land for a replacement leisure centre to serve Lutterworth, towards the end of the plan period;

Highways and transportation

(5) l. access to be taken from separate junctions on the A4304 to serve the southern part of the main site and the employment uses to the south of the A4304, from Gilmorton Road, and from the A426 to serve the northern part of the site;

(19) m. a spine road providing a clear legible route between the A426 north of Lutterworth and the A4304 east of M1 junction 20, including a bridge over the M1 motorway and a link to the A426 to be constructed before the completion of 1,250 dwellings;

(1) n. following completion of the spine road, conversion of the Gilmorton Road crossing over the M1 for use by public transport, cyclists, pedestrians and emergency vehicles only;

o. a workable, legible, and easily navigable hierarchy of interconnected primary and secondary streets and shared surface lanes that provide high quality, safe and direct routes within permeable development in accordance with Policy IN2 and the following:

i. adopted highway standards;

ii. sensitive design of the street environment, avoiding 'over engineering' and minimising signage and street clutter;

iii. sympathetic traffic calming measures and carefully devised road alignments to help reduce vehicle speeds and create a safe environment;

p. a network of convenient, safe and attractive walking and cycling routes including dedicated connections to the local centre and employment uses within the SDA, to facilities within Lutterworth across the M1 and to existing cycle routes, bridleways and footpaths, including the National Cycle Network, in accordance with Policy IN2;

(1) q. a regular and frequent bus service to all parts of the SDA as they are developed to meet the needs of the community and employees, together with convenient bus stops and real-time information to encourage its use;

r. travel plans and green travel packages that provide an attractive alternative to private car use for residents of and employees in the new development in accordance with Policy IN2;

(1) s. in addition to junctions on the A4304 and A426 to serve the site, the following off-site highways improvements, the construction of which shall be co-ordinated and timed to minimise disruption to the strategic and local road network:

i. traffic signals and other necessary improvements to junction 20 on the M1;

(2) ii. reconstruction and signalisation of the junction of the A426 with the A4303 south of Lutterworth (the 'Frank Whittle roundabout') and a new roundabout to the north;

(2) iii. necessary improvements to the junction of the A426 with Bill Crane Way;

t. a parking strategy, including cycle parking, and servicing for each development parcel to determine the location of parked cars to ensure that they can be accommodated without dominating the built environment (and in accordance with Leicestershire County Council 6Cs design guidance;

Environment

(2) u. conservation, enhancement and adequate mitigation of any impact on:

(2) i. the Misterton Marshes SSSI in accordance with a methodology to be agreed by Natural England before the development commences; and

(2) ii. nearby heritage assets and their settings in accordance with a methodology to be agreed by Historic England before the development commences;

(4) v. sustainable drainage and flood storage measures to be agreed with the Environment Agency and Lead Local Flood Authority to prevent flooding downstream in accordance with Policy CC3 and CC4 and to ensure no adverse impact by flooding on the hydrology which underpins the health of the SSSI;

w. facilities for recycling and waste collection, including concealed bin storage;

x. consideration of the feasibility of providing decentralised renewable energy in accordance with Policy CC2;

(1) y. noise and air quality mitigation measures for proposed dwellings adjoining the M1 to the satisfaction of the Council, and no moderate or worse adverse impact upon air quality within the Lutterworth Air Quality Management Area; and

z. structural planting along the northern, eastern and southern boundaries to provide a sympathetic urban-rural transition and relate well to surrounding countryside.

(1) 4. The area shown on the Policies Map is safeguarded for the provision of the northern access to the site from the A426 via a new bridge over the M1 motorway.

(5) 5. Following completion of the spine road, in partnership with County Highway Authority and the SDA promoters, the Council will develop traffic management measures that remove or minimise the passage of heavy goods vehicles through the centre of Lutterworth, as part of the implementation of an effective air quality mitigation strategy for the Air Quality Management Area in Lutterworth town centre.

15.2 L1 Explanation

(1) 15.2.1 The Strategic Development Area (SDA) on the land to the east of Lutterworth provides the opportunity to develop a well-planned community with its own sense of place while also benefiting Lutterworth through additional expenditure to improve the vitality and viability of its town centre and by providing some facilities such as the community park that will also benefit the existing residents of the town.

15.2.2 In order that the SDA is developed in a way that complements and enhances the town and does not become an unwelcome accretion, it should be in accordance with a masterplan that is produced with the full engagement of the existing community of Lutterworth and which has the support of the population through a consultation process as part of either a Supplementary Planning Document, a Neighbourhood Plan or a planning application.

15.2.3 The masterplan will aim to create a sustainable, high quality and largely self-sufficient new settlement and an attractive built and green environment in which people will be happy to live, work, recreate and socialise. It will bring with it important new infrastructure, including transport, green infrastructure, primary schools and community facilities, as well as providing sustainable access and additional patronage to the town of Lutterworth, thus maintaining its role as a Key Centre. Further guidance on masterplan requirements is set out in Appendix L Masterplanning requirements. These include phasing which should take account of the 'trigger points' in Policy L1 identifying when elements of infrastructure are required. If a different phasing is sought, then this will need to be justified with reference to viability or other relevant considerations.

(1) 15.2.4 The SDA will also provide a new road, linking the A426 to the north of Lutterworth to the A4304 to the east of M1 junction 20 via a new bridge over the M1. This new 'spine road' is predicted to remove some of the through traffic currently travelling through the centre of Lutterworth, helping to improve air quality. The southern part of this spine road, and not Gilmorton Road, should be used as the main means of accessing the site, both for residents and construction traffic, until such time as the link across the motorway from the north is in place.

(1) 15.2.5 Development at Lutterworth also locates housing growth where employment opportunities will occur, namely the South West Leicestershire Growth Area (as identified in the Leicester and Leicestershire Economic Partnership's Strategic Economic Plan, 2015) and the M1 and A5 corridors. It also offers the one of the best opportunities for further long-term growth in the context of Leicester and Leicestershire's emerging Strategic Growth Plan.

15.2.6 The proposed site lies to the east of Lutterworth and the M1 motorway route. The hamlet of Misterton lies directly to the south of the site. The western boundary is predominantly defined by the eastern M1 motorway embankment with the majority of the site located north of the A4304, Lutterworth Road. However, an area to the south of the A4304 is proposed for non-strategic storage and distribution, while land is included to the east of the M1 in order to enable an attractive pedestrian route through open space into Lutterworth town centre and potentially (subject to technical assessment) provide for a new cemetery. Further land is allocated to the west of the M1 to accommodate the likely route of the road linking the A426 to the proposed motorway bridge, with a rather larger area safeguarded for this purpose in order to ensure that enough land is available to accommodate potential changes in design of this route.

15.2.7 The justification for selecting a strategic spatial option involving the SDA on land to the east of Lutterworth has been described in Chapter 3 under Policy SS1 The spatial strategy. The promoters have prepared a Vision Statement setting out their proposals. The vision's objectives are to:

• deliver a comprehensive, inclusive and sustainable urban extension that is effectively integrated into its locale, and which accommodates a balanced mix of homes, employment generating development, as well as the new facilities and services required to support a new neighbourhood;

• support economic growth and local employment in order to maintain Lutterworth's competitive edge. The East of Lutterworth SDA will provide land for a variety of high quality employment uses, with excellent access to the M1 and associated local road network;

• maximise accessibility for all in the widest sense, ranging from walking and cycling at a local level, to the delivery of an enhanced, high frequency bus service between the site and Lutterworth;

• deliver a relief road to alleviate existing pressure upon Lutterworth High Street and the Air Quality Management Area (AQMA);

• create a coherent set of proposals which protect and enhance the site's landscape character and visual amenity, improve connectivity and enhance and protect the biodiversity and ecological resources of the site with new integrated multi-functional Green Infrastructure;

• deliver an exemplar scheme which demonstrates the highest standards of urban design, and incorporates best practice in sustainable construction and the use of renewable energy technologies; and

• protect and enhance the existing network of mature hedgerows, hedgerow trees and woodland associated with the River Swift and its tributaries as a framework for Green Infrastructure which will successfully assimilate distinctive neighbourhoods of new development.

15.2.8 The Vision Statement includes an indicative plan setting out a broad distribution of uses and the layout of roads and open spaces, including a Swift Valley Community Park. However this will be subject to further refinement as part of partnership working with the site promoters on the development framework and masterplan, and may change in detail.

Housing

15.2.9 The SDA will provide for a range of housing needs, providing affordable homes, self-build plots, specialised care homes and a range of housing types and sizes. While there is a capacity plan submitted as part of the Vision Statement, the location and capacity of each 'plot' (development parcel) may change as the development framework is prepared. This framework will include consideration of the under-grounding or diversion of the high voltage power line where it currently cuts through proposed housing areas. It will also include consideration of appropriate net densities in different parts of the site in pursuance of criterion 3(d) of this policy, within the overall proposed net density of 38 dwellings per hectare and taking account of key design principles, an independent design review and community consultation. Housing will not be permitted to the south of the A4304 or to the west of the M1 as part of the SDA.

Employment

15.2.10 The proposed 23 hectares of employment land will create about 2,500 new jobs and provide substantial local employment opportunities. While the location of 10 hectares of employment development within the main area of the SDA to the north of the A4304 is still to be finalised through work on the development framework/masterplan, it is currently shown between the M1 and the northern end of the 'spine' road. The remaining 13 hectares will be to the south of the A4304 near to Junction 20 of the M1.

15.2.11 The site to the south of the A4304 is for business uses within Use Class Order B8, subject to no single unit having a floorspace greater than 9,000sq.m gross. This excludes strategic distribution (logistics) uses which will be more than adequately catered for at Magna Park on sites that meet the criteria in Policy BE2 Strategic Distribution. In any event this site is likely to be too small to accommodate such uses. Although the HEDNA, 2017 does not identify a need for this quantity of non-strategic B8 uses and this site does constitute best and most versatile agricultural land (Grade 2 of the Agricultural Land Classification), the HEDNA, 2017 figures are not maxima and the development will provide the cash flow needed to fund the road junctions to serve the SDA. This is considered sufficient to justify its allocation. The site would be accessed directly from a new junction with Walcote Road (A4304) and would be subject to a comprehensive scheme of advance landscaping.

15.2.12 The land to the north provides 10 hectares within Use Class Orders B1 and B2. This location will be closer to residential development and therefore B1 is appropriate. Both B1 and B2 uses generate higher employment per square metre of floorspace than B8 and so locating these uses here will maximise the opportunities for sustainable travel. On the other hand B8 uses have significantly fewer employees per square metre and often have 24 hour working, which is incompatible with residential amenity.

Community facilities

(1) 15.2.13 The SDA offers the opportunity to provide a range of community facilities and benefits, supplementing the existing provision in the wider area. These would be delivered through an agreement under Section 106 of the Town and Country Planning Act 1990. Overall the development of the site will include a two primary schools and a neighbourhood centre containing shops and community facilities. The Education Authority require that the first new primary school is to serve the SDA is opened by the September after occupation of the 300th dwelling.

15.2.14 A comprehensive network of green infrastructure is proposed including the proposed Swift Valley Community Park (containing sports pitches), existing woodland, the Misterton Marshes SSSI, a greenway through the site (but also extending beyond the site boundaries by connecting into the wider Green Infrastructure network), allotments and a new cemetery. Within each housing development parcel there would be equipped play space and a multi use games area.

15.2.15 The existing leisure centre in Lutterworth will reach the end of its life during the plan period and would in any event be unlikely to be adequate to serve the expanded population. A contribution will therefore be sought towards a new leisure centre, which could be, in full or in part, in the form of land within the community park or elsewhere.

Highways and Transportation

(2) 15.2.16 The primary access will connect the A426 north of Lutterworth with the A4304 east of Junction 20, in the form of a clearly legible 'spine road'. This spine road will be a single two lane district distributor road designed to serve the new development while also facilitating some relief to through traffic within Lutterworth town centre. It is currently proposed as a 7.3 carriageway width with a 30/40 mph speed limit. The spine road will be constructed in its entirety, including the bridge over the motorway before the completion of 1250 dwellings, projected to be in 2029, unless otherwise agreed by the Council in response to currently unforeseen circumstances.

15.2.17 Further access points off Gilmorton Road to serve the residential development to the north east of the site are also proposed. The transport assessment work has highlighted the potential for increases in traffic through Gilmorton village to the north east of the SDA. If traffic monitoring shows flow increases that result in queuing within the village, measures such as traffic calming would need to be implemented in Gilmorton village to discourage through movements.

15.2.18 New or upgraded junctions will be provided at:

  • A4304 Lutterworth Road/'spine road' - signalised junction;
  • A4304 Lutterworth Road/access to B8 employment site -signalised junction;
  • A426 Leicester Road/'spine road' -roundabout or signalised junction;
  • M1 Junction 20 -signalisation of all approach arms and widening of circulating lanes;
  • A4303/A426 Rugby Road ('Frank Whittle') - signalised crossroads junction, plus roundabout to the north; and
  • A426 Leicester Road/Bill Crane Way - signalised junction plus pedestrian crossing.

15.2.19 The SDA will result in initial increases in traffic in Lutterworth town centre of 10-17% in the peak hours. However, once the 'spine road' is complete traffic flows through the town centre are forecast to reduce by between 24% and 34% (depending on direction) on the A426 south of the Gilmorton Road junction. This reduction could be increased by the introduction of traffic management measures in the town centre.

15.2.20 A comprehensive footway and cycleway network will incorporate existing paths, and include new links both within the development and the surrounding settlement. This network will provide clear, direct links along traffic-free routes that will encourage sustainable modes of transport. In addition a primary pedestrian and cycle route will be provided by enhancing the existing right of way that crosses the M1 from the western boundary directly to Lutterworth town centre, while the Gilmorton Road crossing over the M1 will be converted to sustainable transport modes and emergency vehicle access only once the 'spine road' and its motorway bridge have been constructed.

15.2.21 The SDA will be accessed via new bus routes and services, eventually using the Gilmorton Road bridge over the M1 to connect with the town centre. Bus stops will need to be provided along the 'spine road' and along estate roads. A frequent bus service, in the order of one every 20 minutes should be provided. Further details on how best to do this will need to be investigated as work on the SDA progresses.

15.2.22 Lutterworth town centre is one of just two Air Quality Management Areas (AQMA) in the District. This is primarily as a consequence of the volume of traffic including HGV's using the A426. Development of the site provides the potential to deliver an eastern relief road for the town which can deliver significant environmental benefits to the town centre, as well as improving the health and well being of residents. The policy requires noise and air quality mitigation measures for proposed dwellings adjoining the M1, and no moderate or worse adverse impact upon air quality within the Lutterworth Air Quality Management Area. A moderate adverse impact is defined by Land-Use Planning & Development Control: Planning For Air Quality May 2015 b(v1.1) EPUK & IAQM (or a successor document).

Environment

(1) 15.2.23 The development will maximise the opportunities provided by the existing natural environment and footpath network and provide a comprehensive network of green infrastructure, integrating with existing provision within and around the site and assimilating the site into its landscape setting.

15.2.24 Misterton Marshes Site of Scientific Interest (SSSI) is a 6.9 hectare area of wetland located on the site. The SSSI supports notable hedges and wild flowers, and providing a breeding habitat for birds and other species. Developed on the alluvial deposits of the River Swift, the marshland will be sensitive to changes in hydrology. In addition to Misterton Marshes and the River Swift, the site has a good network of hedgerows and mature trees. Thornborough Spinney provides a key feature within the site and should be retained as an integral part of the development.

15.2.25 A detailed assessment will be considered as part of the development framework and masterplan and will identify the most suitable and important specimens and groups of trees to be retained in order to maintain ecological value together with the mature landscape of the area and assimilate the SDA sympathetically into the surrounding countryside. The SDA will incorporate sensitive management of these areas in accordance with the requirements of Natural England, the Environment Agency and Leicestershire County Council as Lead Local Flood Authority (LLFA) to ensure that measures for protection and enhancement are effective.

15.2.26 The River Swift flows in a westerly direction through the site. There are also two unnamed watercourses and two minor brooks, which are all tributaries to the River Swift. The majority of the site is located in Flood Zone 1 and is at a low risk to flooding. Areas adjacent to the River Swift and its tributaries are located in Flood Zones 2 and 3. Sustainable drainage systems (SuDs) should be provided to ensure that there is no increase in flood risk arising from the development. Surface run off and attenuation ponds will also be required to respond to topography and sub-catchments. The water course network, ponds and SuDs have the potential to integrate with a comprehensive green infrastructure network, thus creating an attractive green environment for the future community. This will also protect views of St Leonards Church (Misterton, Grade II*)and Misterton Bowl Barrow (Scheduled Monument) within their settings and provide an opportunity to enhance access to and public enjoyment of such v.

Implementation

15.2.27 To ensure that all these benefits are delivered, it will be important to ensure that the development is delivered in its entirety and in a comprehensive manner, albeit over an extended time period. Various trigger points for the delivery of infrastructure are given in the policy but may be agreed otherwise in response to currently unanticipated changes in circumstances.

15.2.28 Development should take place comprehensively in accordance with a masterplan, including delivery and phasing arrangements. The Council will work proactively in partnership with the site promoters and the local community to formulate the masterplan which could form the basis for a Supplementary Planning Document or a Neighbourhood Plan policy and/or a planning application. The Council is committed to ensuring consultation with the communities of Lutterworth, Misterton, Walcote, and Gilmorton in the preparation of these documents.

15.2.29 In allocating the east of Lutterworth SDA, the Council is promoting the use of a Compulsory Purchase Order (CPO) to secure the delivery of essential infrastructure. The CPO may be required to secure land for the motorway bridge and associated link road and junction on the A426 as part of the spine road. The landowners' refusal to sell this land has the potential to delay the later phases of development coming forward, although most of the development within the plan period could be delivered without the link and motorway bridge. The Council is therefore promoting appropriate CPO powers to ensure that delivery of the site is timely and associated risks are minimised. The promoters are entering into an indemnity agreement to cover the costs of the CPO and of acquisition itself.

15.2.30 In response to concerns raised about the development 'stalling' before completion of the spine road, the promoters point to the indemnity agreement and comment that they are committed to delivering a development that achieves the key economic, social and environmental benefits that are dependent on the entire highway infrastructure including the motorway bridge and completion of the spine road. They will commit through a Section 106 agreement to meeting the full cost of off-site infrastructure through a Section 278 agreement. The Council, in partnership with the promoter, will explore the potential for seeking funding through the new Housing Infrastructure Fund to accelerate essential infrastructure and housing delivery. The promoters also point out that at the trigger point for delivery of the completed spine road and motorway bridge there will still be over 50% of the dwellings to be delivered and that the building of these will be necessary to recoup the upfront infrastructure costs associated with major road junctions and other matters, such as utilities, drainage and education.

15.3 L1 Supporting Information

Table C.8 Supporting Information: Policy L1

Does it meet national

planning policy and guidance?

Yes - NPPF core principles

What evidence has informed this policy?

Strategic Housing Land Availability Assessment (SHLAA), 2016 Update;

Harborough Local Plan Proposed Submission Sustainability Appraisal, 2017;

Local Plan Viability Assessment, 2017;

Feasibility Study: Misterton Marshes SSSI, PBA/FPCR, 2016;

Harborough District Potential Development Options Strategic Transport Assessment 2015;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Lutterworth East SDA Junctions Operational Assessment, 2016;

Lutterworth East Strategic Transport Assessment, 2016;

Lutterworth East Strategic Transport Assessment 2017 Update, 2017;

East Lutterworth SDA Junctions Cost Estimate, 2017;

Preliminary Landscape Assessment of Alternative Strategic Development Areas, September, 2016;

Leicester and Leicestershire Strategic Economic Plan (2014 to 2020), 2015;

Harborough Strategic Employment Land Availability Assessment Update (SELAA), 2017;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Harborough Infrastructure Delivery Plan, 2017.

Which Local Plan objectives will it meet?

1 - Housing

2 - Employment

3 - Location of development

4 - Infrastructure

5 - Protection of local services

6 - Natural environment

8 - Town/village centres

9 - Design

10 - Transport

11 - Flood risk

12 - Environmental impact

How will it be implemented?

Through decisions on planning application/s following the agreement of a masterplan and preparation of a Supplementary Planning Document or Neighbourhood Plan. Implementation of transport infrastructure would be through Section 278 of the Highways Act. The Council will use its CPO powers to assist in the delivery of essential infrastructure.

How will it be monitored?

Any planning permission granted contrary to criteria 2 or 3 in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

L2 Land south of Lutterworth Road/Coventry Road

(4) 1. Land to the south of Lutterworth Road (A4303)/ Coventry Road, Lutterworth, as shown on the Policies Map, is allocated for Class B1 (business/ light industrial). Development that complies with other relevant policies and meets the following requirements will be permitted:

a. access from the existing Fairacres Road off Lutterworth Road;

b. provision of transport infrastructure and other measures as identified by a transport assessment and travel plan, including road and junction improvements and necessary pedestrian crossings to the Coventry Road roundabout;

c. provision of footpath and cycle path links to local services, residential areas and the wider rights of way network;

d. identification and mitigation of any contaminated land;

e. parking provision, including cycle parking, and servicing for each development parcel to be in accordance with Leicestershire County Council 6Cs design guidance;

f. archaeological and ecological assessment of the site and required mitigation, including the retention of existing hedgerows and protection of habitats and species;

g. provision of an adequate and appropriate landscaping buffer, and any necessary noise attenuation, to protect the residential amenity of the occupiers of the adjacent Fairacres Travelling Showpeople site;

h. the retention of green corridors throughout the site and at least a 10m buffer between the Bitteswell Brook and the development;

(1) i. provision of any required flood mitigation measures as identified by a flood risk assessment, together with a sustainable drainage system (SuDs) and the appropriate management of surface water run-off during construction and in perpetuity;

j. mitigation of any landscape impacts as identified by a landscape visual impact assessment; and

k. provision of a suitable lighting scheme to minimise light pollution from the development.

15.4 L2 Explanation

15.4.1 This site will provide new employment land for Lutterworth prior to the provision to be made as part of the East of Lutterworth SDA (Policy L1).

15.4.2 The site is located to the south of Lutterworth beyond thelimits of built development, and is in the ownership of Leicestershire County Council. The site is greenfield arable land bounded by the A4303 (Coventry Road) to the north, the established Fairacres Travelling Showpeople site to the south, the River Swift and open countryside to the west and open countryside to the east. Close by to the west and north of the A4303 is situated the Magna Park strategic distribution site.

15.4.3 As noted in the Strategic Employment Land Availability Assessment, 2017, the site lies within a Mineral Consultation Area and contains a small area of historic landfill at the eastern edge of the site, both considerations in developing an appropriate site layout and design. The site lies close to, but outside of, the area ofseparation between Magna Park, Bitteswell and Lutterworth, within an area considered to have a highto medium capacity for development in terms of landscape character. The main urban edge of Lutterworth is situated to the north of the site across the A4303.

15.4.4 An outline planning application (16/01288/OUT) has been approved for development on the allocated site to include up to 10,000sq.m employment floorspace, split between:

  • B1a office use (2.2ha, or 7,700sqm)
  • B1c light industrial employment uses (0.6ha, or 2,300sqm); and
  • 70 full size allotments with associated parking.

15.4.5 The allotments would replace the current provision at De Verdon Road which is expected to cease by the end of 2017 and will be accessed from the Coventry Road roundabout. The proposal is considered by the Highways Authority to require junction, access and signalling improvement works to mitigate traffic impacts, which should take into account the proposed Strategic Development Area East of Lutterworth (Policy L1).

15.5 L2 Supporting Information

Table C.9 Supporting Information: Policy L2

Does it meet national

planning policy and guidance?

Yes - NPPF core principles.

What evidence has informed this policy?

Harborough Strategic Economic Land Availability Assessment (SELAA), 2017;

Proposed Submission Sustainability Appraisal, 2017;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

Lutterworth East SDA Junctions Operational Assessment, 2016;

Lutterworth East Strategic Transport Assessment, 2016;

Lutterworth East Strategic Transport Assessment 2017 Update, 2017;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

2 - Employment

3 - Location of development

4 - Infrastructure

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through planning decisions.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

16 Fleckney

16.1 Introduction

16.1.1 Fleckney is a large village close to the edge of the District's northern border, located 9 miles south of Leicester and 9 miles from Market Harborough. Its village centre offers a good range of shops and services to meet everyday needs and there are bus services to Leicester and Market Harborough. Businesses on the Churchill Way Industrial Estate provide employment opportunities. The Grand Union Canal runs to the west of village and Fleckney Brook through the centre.

16.1.2 Based on its level of services and facilities, Fleckney was first identified as a Rural Centre in the Core Strategy, 2011 and it remains so in the Local Plan. Compared to the other larger Rural Centres (The Kibworths and Great Glen), very few housing completions have taken place since 2011. However, there are housing commitments for nearly 170 dwellings.

16.1.3 Fleckney is considered a sustainable settlement and the Strategic Housing Land Availability Assessment, 2016 identified several deliverable sites. As a result the Local Plan identifies a minimum target of 295 dwellings (in addition to completions and commitments) for the village to 2031. As part of this, the Local Plan allocates land at Arnesby Road (Policy F1) to accommodate at least 130 homes. This reflects the strategic importance of the delivery of homes in Fleckney, but the community will have the opportunity to identify how the remainder of the homes are delivered through a neighbourhood plan being prepared by Fleckney Parish Council.

16.1.4 To enable employment opportunities to grow alongside new housing and to reinforce the role of the existing industrial area, the Local Plan allocates Land off Marlborough Drive (Policy F2) for industrial and commercial development. Furthermore Policy BE3 Existing employment areas seeks to protect Churchill Way Industrial Estate and nearby Victoria Works from loss to other uses such as housing.

F1 Land off Arnesby Road

(5) 1. Land off Arnesby Road, as shown on the Policies Map, is allocated for the development of about 130 dwellings. Development that complies with other relevant policies and meets the following requirements will be permitted:

(1) a. access to the site to be provided from Arnesby Road;

b. necessary highways works and sustainable transport measures in accordance with an approved transport assessment and travel plan, including integrating public footpaths crossing the site into the design and layout of the site linking to Sustrans Cycle Network Route 6;

c. parking provision, including cycle parking, and servicing to be in accordance with Leicestershire County Council 6Cs design guidance;

d. identification and mitigation of any contaminated land;

e. archaeological and ecological assessment of the site and required mitigation;

(2) f. an integrated approach to surface water drainage and multifunctional greenspace, incorporating the Fleckney Brook, the various ponds and smaller watercourses, but avoiding large retention ponds, with appropriate management of surface water run-off during construction and in perpetuity;

g. enhancement of biodiversity and water quality along the Fleckney Brook and at field ponds;

h. retention and improvement of existing hedgerows and trees, particularly at the boundary of the site and around the existing pond, with replacement and additional provision using native species;

i. additional landscaping to the western and northern boundaries of the site and retention and enhancement of the existing public right of way to the eastern edge of the site; and

j. provision of open space and recreational facilities across the site, including on the eastern boundary close to the public right of way and to protect residents' amenity, and on the western and southern boundaries to form a landscaped edge to the countryside.

16.2 F1 Explanation

16.2.1 The site is situated to the west of Fleckney, accessed from the Arnesby Road. It is identified for approximately 130 dwellings. The site is well located for local services and facilities in Fleckney village centre and was judged to be deliverable over 0 to 5 years in the SHLAA, 2016. The SHLAA identified the location as suitable to contribute to the housing requirement in Fleckney.

16.2.2 The site relates well to the village centre of Fleckney and is close to local services. The Harborough Rural Centres Landscape Character Assessment and Landscape Capacity Study, 2014 has identified the site as having medium capacity for development.

16.2.3 The key constraint relative to this site is the treatment of the land close to the stream, which is identified as having medium low capacity for development according to the Landscape Character Assessment, 2014 and also has issues relating to flooding. This area is identified as most suitable for the provision of local multifunctional green space and the sustainable drainage (SuDs) design should integrate with the watercourses and ponds to ensure the best practice approach to surface water and flood treatment.

16.3 Supporting Information

Table C.10 Supporting Information: Policy F1

Does it meet national

planning policy and guidance?

Yes - NPPF core principles.

What evidence has informed this policy?

Strategic Housing Land Assessment (SHLAA), 2016;

Proposed Submission Sustainability Appraisal, 2017;

The Harborough Rural Centres Landscape Character Assessment and Landscape Capacity Study, 2014;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

South East Leicester Transport Study, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

1 - Housing

3 - Location of development

4 - Infrastructure

5 - Protection of local services

6 - Natural environment

8 - Town/village centres

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

F2 Land off Marlborough Drive

1. Land off Marlborough Drive, Fleckney, as shown on the Policies Map, is allocated for Use Classes B1c, B2 and non-strategic B8 (industrial and commercial development). Development that complies with other relevant policies and meets the following requirements will be permitted:

a. access, including by sustainable modes, to be taken through the existing industrial estate at Marlborough Drive;

b. necessary highway works and sustainable transport measures, as identified by a transport assessment and travel plan, in order to ensure highway, cyclist and pedestrian safety;

c. parking provision, including cycle parking, and servicing for each development parcel to be in accordance with Leicestershire County Council 6Cs design guidance;

d. identification and mitigation of any contaminated land;

e. archaeological and ecological assessment of the site and required mitigation;

f. adequate and appropriate landscaping to screen the development from the residential area to the north west, including noise attenuation measures to protect the amenities of houses at Cobwells Close;

g. layout and design to be in keeping with the scale, character and appearance of the existing industrial estate, to be sympathetic to the rural character of the surroundings and to incorporate adequate amenity space;

(1) h. provision of any required flood mitigation measures as identified by a flood risk assessment, together with a sustainable drainage system (SuDs) and the appropriate management of surface water run-off during construction and in perpetuity; and

i. provision of a suitable lighting scheme to minimise light pollution.

16.4 F2 Explanation

16.4.1 The site is allocated for industrial and commercial development to help meet Policy BE1 Provision of new business development. It comprises a field approximately 3.0 hectares in size to the east of the existing industrial estate which has been categorized as a Key Employment Area in the Council's Existing Employment Areas Review, 2012. It is a flat open arable field with hedges and mature trees around its perimeter.

16.4.2 The site is located approximately 0.5 miles from the centre of Fleckney. The existing Churchill Way Industrial estate is adjacent and is occupied by a mix of B1, B2 and B8 uses. To the north and east of the site is open countryside. To the west is a residential area whose amenities should be protected. The development of the site would form a logical extension to the existing industrial estate and would represent a new defensible edge to the built up area of Fleckney.

16.4.3 The site would contribute towards meeting the need for economic development land as identified in the Leicester and Leicestershire Housing and Economic Development Need Assessment (HEDNA), 2017. It would also help to widen employment opportunities in the District's rural areas outside the key settlements and has the ability to contribute to sustainable economic growth and respond to market trends.

16.4.4 The site was reviewed in the Strategic Employment Land Availability Assessment, 2017 and no physical or environmental site constraints were identified. It was assessed as being suitable, available and developable within the plan period, being accessible by sustainable modes of transport and adjacent to an existing Key Employment Area.

16.4.5 The site is allocated for a mix of additional employment floorspace totalling 12,000sqm as follows:

  • B1c/B2 uses - (approximately 1.5ha (6,000sqm floorspace));
  • non-strategic B8 (in units 9,000sqm gross floor-space or below) uses - (1.5ha (6,000sqm floorspace)).

16.5 F2 Supporting Information

Table C.11 Supporting Information: Policy F2

Does it meet national

planning policy and guidance?

Yes - NPPF core principles.

What evidence has informed this policy?

Harborough Strategic Employment Land Availability Assessment (SELAA), 2017

Proposed Submission Sustainability Appraisal, 2017;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

South East Leicester Transport Study, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

2 - Employment

3 - Location of development

4 - Infrastructure

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

17 The Kibworths

(2) 17.1 Introduction

17.1.1 The Kibworths straddle the A6 lying some 7 miles north west of Market Harborough and 9 miles south east of Leicester city centre. The village comprises 2 parishes, Kibworth Beauchamp and Kibworth Harcourt. The cores of both parishes have Conservation Area status. The village has a good range of shops, services and facilities, including a secondary school, along with some employment opportunities. There are bus services to Leicester and Market Harborough, but its railway station closed in 1968. The village of Smeeton Westerby lies close to the southern edge of the village. The A6 is a barrier to movement across the settlement and has a detrimental impact on local air quality leading to the declaration of an Air Quality Management Area (AQMA) in 2017.

17.1.2 Based on their level of services, The Kibworths was first identified as a Rural Centre in the Core Strategy 2011 and it remains so in the Local Plan. It is the largest Rural Centre and has seen significant housing development since 2011, primarily as a result of the build-out of a large allocation dating from the 2001 Local Plan. There have been over 400 dwellings completed since 2011 and there are planning commitments for nearly 450 further homes.

17.1.3 Given the high number of commitments already in place, there is no minimum target set for The Kibworths in the Local Plan. However, in order to improve the village's sustainability by ensuring that land for business growth is available to accompany housing development, land south and west of Priory Business Park (Policy K1) is allocated for business and light industrial development.

K1 Land south and west of Priory Business Park

(1) 1. The area of land south and west of Priory Business Park, Kibworth Harcourt, as shown on the Policies Map, is allocated for a mix of business and light industrial development (Use Classes B1a, B1b, B1c, B2). Development that complies with other relevant policies and meets the following requirements will be permitted:

a. access, including by sustainable modes, to be through two access points off Wistow Road and Warwick Road;

b. necessary highway improvements and sustainable transport measures as identified by a transport assessment and travel plan;

c. provision of a new cycleway to create convenient access to the development and the extension of the footway on the south side of Wistow Road to the Wistow Road/Warwick Road roundabout in order to connect the development to Kibworth Beauchamp village centre and to ensure highway, cyclist and pedestrian safety;

d. parking provision, including cycle parking, and servicing for each development parcel to be in accordance with Leicestershire County Council 6Cs design guidance;

e. identification and mitigation of any contaminated land;

f. respect for and integration with features of archaeological interest as identified by an archaeological assessment of the site and a heritage impact assessment;

g. ecological assessment of the site and required mitigation, including the retention of important hedgerows/trees and an attenuation pond, to create opportunities for biodiversity enhancement;

h. provision of formal and informal public open space, and green infrastructure linkages;

i. the inclusion of adequate and appropriate landscaping including noise attenuation measures: along the railway corridor, to the south and west of the site to minimise adverse landscape impact, and to screen and protect the residential amenity of existing properties on 'Kibworth Meadows';

j. layout and design that sympathetically integrates into the rural character of the surroundings and has buildings no higher than two storeys at a maximum height appropriate in relation to adjoining properties and the wider surroundings;

(2) k. provision of any required flood mitigation measures as identified by a flood risk assessment, together with a sustainable drainage system (SuDs) and the appropriate management of surface water run-off during construction and in perpetuity; and

l. provision of a suitable lighting scheme to minimise light pollution.

(1) 17.2 K1 Explanation

17.2.1 The site is allocated for business and light industrial development to help meet Policy BE1 Provision of new business development. It comprises agricultural land approximately 9.0 hectares in size to the south and west of the existing Priory Business Park, which was not assessed in the Council's Existing Employment Areas Review, 2012. The majority of the site comprises arable fields with some areas of plantation woodland existing hedgerows and an attenuation pond.

17.2.2 The site is located on the north eastern side of The Kibworths approximately 1km by road from the centre of Kibworth Beauchamp. The existing Priory Business Park is adjacent and is occupied by a mix of B1, B2 uses. To the north the site is bordered by Wistow Road, to the west of the site is open countryside and to the south and west is the Midland Mainline. Recent housing development lies to the east the amenities relating to which should be protected. The development of the site would form a logical extension to the existing business park and would represent a new defensible edge to the built up area of The Kibworths contained by existing rail and highway infrastructure.

17.2.3 The site would contribute towards meeting the need for economic development land as identified in the Leicester and Leicestershire Housing and Economic Development Need Assessment (HEDNA), 2017. It would also help to widen employment opportunities in the District's rural areas outside the key settlements and has the ability to contribute to sustainable economic growth and respond to market trends.

17.2.4 The site was reviewed in the Strategic Employment Land Availability Assessment, 2017 and no physical or environmental site constraints other than being adjacent to a contaminated land consultation zone as identified through criterion 1 (e) of the policy. It was assessed as being suitable, available and deliverable within 0-5 years, being accessible by sustainable modes of transport and adjacent to a Rural Centre.

17.2.5 The site is allocated for a mix of B1a, B1b, B1c /B2 uses with B1c/B2 uses expected to predominate. Provision of approximately 12,500sq.m of business floorspace in units ranging from 48sq.m to 140sq.m within a developable area of approximately 5.7 hectares is envisaged to meet market demand. Ideally units will be flexible in size with the potential for neighbouring units to be joined together to cater for the needs of starter and expanding businesses.

17.3 K1 Supporting Information

Table C.12 Supporting Information: Policy K1

Does it meet national

planning policy and guidance?

Yes - NPPF core principles.

What evidence has informed this policy?

Harborough Strategic Employment Land Availability Assessment (SELAA), 2017;

Proposed Submission Sustainability Appraisal, 2017;

Harborough District Local Plan Preliminary Traffic Impact Assessment, 2016;

South East Leicester Transport Study, 2016;

Leicestershire County Council '6 Cs' Design Guide for highways and transportation infrastructure for new developments; and

Site Appraisal Methodology.

Which Local Plan objectives will it meet?

2 - Employment

3 - Location of development

4 - Infrastructure

9 - Design

10 - Transport

12 - Environmental impact

How will it be implemented?

Through decisions on planning applications.

How will it be monitored?

Any planning permission granted contrary to the criteria in this policy will be identified in the annual Authority Monitoring Report and the reasons for it being granted explained.

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