Blaby District Council

Planning Committee

Date of Meeting 8 November 2018

Title of Report Applications for Determination

Report Author Development Services Manager

1. What is this report about?

1.1 To determine planning applications as listed in paragraph 3.2 below and

detailed in the attached report.

2. Recommendation 2.1 That the recommendations listed within paragraph 3.2 below and detailed in

the attached report be approved.

3. Matters to consider 3.1 To avoid unnecessary delay in the processing of planning applications, the

recommendations included in this list must often be prepared in advance of the closing date for the receipt of representations. This list was prepared on 29 October 2018 and information of representations received will be updated at your meeting. This updating will also cover any other information which may come to hand in the intervening period. Closing dates are given where they fall on or after the day of preparation of the list.

3.2 Application No. Page

No. Address Recommendation

18/0466/FUL 13 Land South Of Warwick

Road, Littlethorpe Approve

18/1125/RM 29 Everards Meadow,

Narborough Road South / Soar Valley Way, Enderby

Approve

18/1324/HH 52 4 Cornfield Close,

Littlethorpe Approve

3.3 Appropriate Consultations Details of organisations / persons consulted in relation to the applications are

included in the reports for each individual application. Members will be aware

that full copies of correspondence received are available to view on the respective planning file and through the planning portal https://w3.blaby.gov.uk/online-applications/

3.4 Resource Implications There are no specific financial implications arising from the contents of this

report. 4. Other options considered These are included where appropriate as part of the reports relating to each

individual application. 5. Background paper(s) Background papers are contained in files held in the Planning Division for

each application being considered and are available for public inspection. 6. Report author’s contact details Ian Davies and

Stephen Dukes Development Services Team Leaders

planning@blaby.gov.uk 0116 272 7688 / 0116 272 7520

18/0466/FUL Registered Date Westleigh Partnerships Ltd 29th March 2018

Erection of 46 dwellings and associated parking with new vehicular access from Warwick Road, landscaping and associated drainage works.

Land South of, Warwick Road, Littlethorpe

Report Author: Jill Sampson, Senior Planning Officer

Contact Details: Council Offices. Tel: 0116 2727686

RECOMMENDATION: THAT APPLICATION 18/0466/FUL BE APPROVED SUBJECT TO THE APPLICANTS ENTERING INTO A S106 AGREEMENT TO SECURE THE PROVISION OF 100% AFFORDABLE HOUSING ON THE SITE. AND SUBJECT TO THE FOLLOWING CONDITIONS; 1. 3 year time limit. 2. Approved plans. 3. Materials. 4. Landscaping scheme to be submitted. 5. Landscaping to be carried out. 6. All existing trees and hedgerows to be retained as shown (with a minimum

hedge height along Warwick Road). 7. Tree protection measures to be implemented. 8. Prior to commencement of development details of screening and enclosure of

pumping station/suds area to be submitted. 9. Waste management strategy/bin presentation points to be submitted. 10. Finished floor levels to be submitted. 11. Prior to commencement of development, surface water drainage scheme to

be submitted. 12. Prior to commencement of development, surface water during construction

phase to be submitted. 13. Prior to first occupation, long term maintenance details of surface water

drainage to be submitted. 14. Access drive to be provided in accordance with requirement set out in LCC

Highways comments. 15. Prior to occupation, parking and turning provision to be provided as shown. 16. No barriers erected at access with Warwick Road. 17. Prior to occupation details showing how surface water will not drain onto

public highway to be submitted 18. Prior to occupation, private access drives to be provided as shown and

surfaced with hard bound material. 19. Prior to commencement of development, details of temporary amphibian

fencing to be submitted

20. Development to be carried out in accordance with recommendations set out in ecological assessment

21. Planting mix of ecological grasslands to be submitted 22. Works carried out in accordance with ecological management plan 23. Landscape management plan (also to include management of existing and

proposed hedgerows) to be submitted 24. Further badger survey to be submitted (if development to commence 12

months after date of submitted report). 25. Development carried out in accordance with mitigation measures set out in

noise report. 26. Car parking so provided to be made available for such use in perpetuity. 27. Details of any land contamination found on site during construction to be

submitted and subsequently remediated. 28. PD rights removed re extensions, alterations, additions & outbuildings at plots

31, 32, 40. 29. All windows serving bathrooms, en-suites and w.c’s to be obscurely glazed. NOTES TO COMMITTEE Relevant Planning Policy National Planning Policy Framework (NPPF) (2018) National Planning Practice Guidance (NPPG) Blaby District Local Plan (Core Strategy) Development Plan Document (February 2013) Policy CS1 – Strategy for Locating New Development Policy CS2 – Design of New Development Policy CS5 – Housing Distribution Policy CS7 – Affordable Housing Policy CS8 – Mix of Housing Policy CS10 – Transport Infrastructure Policy CS11 – Infrastructure, Services and Facilities to Support Growth Policy CS12 – Planning Obligations and Developer Contributions Policy CS14 – Green Infrastructure Policy CS15 – Open Space, Sport and Recreation Policy CS16 - Green Wedges Policy CS19 – Bio-diversity and Geo-diversity Policy CS21 – Climate Change Policy CS22 – Flood Risk Management Policy CS24 – Presumption in Favour of Sustainable Development Blaby District Local Plan (BDLP) (1999) Policy T3 – New Highway Schemes Policy T6 – Off street parking provision Policy C2 – Development in the countryside Policy C3 - Green Wedges

Policy CE21 – Existing Trees and Woodland Policy CE22 – Landscaping Policy CE25 - Crime Prevention Emerging Blaby Local Plan Delivery DPD (2018) Blaby District Council Planning Obligations and Developer Contributions Supplementary Planning Guidance, February 2010 Blaby Landscape and Character Assessment (2008) Blaby District Council Green Wedge Review (2009) Consultation Summary Blaby District Council, Environmental Services – have not objected subject to conditions. Blaby District Council, Housing Strategy – have provided comments in support of the application. Blaby District Council, Neighbourhood Services – have not objected. Environment Agency – have no comments. Leicestershire County Council, Archaeology – have not provided comments. Leicestershire County Council, Ecology – have not objected subject to conditions. Leicestershire County Council, Education – have requested contributions towards secondary and post 16 education. Leicestershire County Council, Forestry Officer – has not objected subject to conditions. Leicestershire County Council, Highways – have provided comments, they have not objected subject to conditions. Leicestershire County Council, Lead Local Flood Authority – have not objected subject to conditions. Leicestershire County Council, Library Services – have requested contributions towards local library facilities Leicestershire County Council, Minerals – have no comments. Leicestershire Fire and Rescue Services – have not provided comments. Leicestershire Police, Architectural Liaison Officer – has not objected but has provided comments.

Leicestershire & Rutland Clinical Commissioning Group – have requested contributions towards local primary health care. Narborough & Littlethorpe Parish Council – have the following comments; ‘I confirm Narborough Parish Council has no objection to this proposal but would request a Section 106 contribution for Open Spaces, should consent be given.’ Network Rail – Has no objections and no comments to make. Severn Trent Water – Have not objected. Third Party Representations 19 letters of representation have been received from local residents, 17 objecting and 2 neither objecting nor in support of the application. The reasons cited for objection are; • Increase in volume of traffic/highways safety; • Lack of infrastructure, services & facilities in Littlethorpe; • Loss of countryside; • Impact on character of street scene; • Existing issues with train barriers causing gridlock; • Flooding, ponds, drainage; • No provision for open space on site; • Building on Green Wedge; • No need for further housing in Littlethorpe. • Noise/nuisance of construction traffic Relevant Planning History 13/0854/1/PX Erection of 31 dwellings & associated Approved garages with vehicular access from 06/04/17 Warwick Road, provision of open space and storm water attenuation feature. 09/0758/1/OX Outline application for residential Withdrawn

development (max 150 dwellings) 15/04/10 with associated landscaping, open space and infrastructure with access from Warwick Road.

EXPLANATORY NOTE The Site The application site is located on the eastern edge of Littlethorpe, on the southern side of Warwick Road. The site comprises approximately 2.01 hectares of grassland and agricultural land with mature trees and hedgerows on the boundaries and within the site. The site is located some 300 metres to the west of the M1 with the

settlement of Whetstone further to the east and Cosby to the south. The application site is on land designated as Green Wedge in the Blaby District Local Plan (1999) Proposals Map and is located within flood zones 1 and 2. The scheme proposes dwellings on the northern part of the application site, adjacent with properties on Parnell Close and Thorpe Gardens and fronting onto Warwick Road. The pumping station and SuDs features are proposed in a long slim parcel of land to the south and west that partially runs to the immediate west of the properties on Plough Road and Ridgeway. There is an extant planning permission on the site for the erection of 31 dwellings and associated garages with vehicular access from Warwick Road, provision of open space and storm water attenuation feature (Ref: 13/0854/1/PX). Whilst designated as Green Wedge and outside of the built up area of Littlethorpe as defined on the Proposals Map of the BDLP 1999, the site does benefit from the extant planning permission mentioned above. This is a material consideration of great weight. Furthermore, the emerging DPD map (submitted version 2018) proposes the re-alignment of the Green Wedge boundary for Littlethorpe, recognising the extant planning permission for residential development on this site. However Members should note that the southern and western part of the site proposed for a SuDS feature is within land proposed to be retained as Green Wedge in the DPD map (submitted version 2018). The Proposal The application proposes full planning permission for the construction of 46 dwellings comprising of 25 x 2 beds, 16 x 3 beds, 1 x 4 bed houses and 4 x 2 bed bungalows. 2 of the bungalows will be ‘dementia friendly’ and built to comply with lifetime homes standards. 23 of the dwellings are proposed as affordable rent and 23 as shared ownership. The applicant revised their submission which previously proposed 25% affordable units. The amended scheme now proposes 100% of the dwellings to be affordable. A S106 agreement will ensure that the development is built to comply with the above. The scheme also proposes approximately 0.9 hectares of (non public) green space as part of the development in order to incorporate an area for SuDS, ponds and pumping station. This will be located to the south and west of the site partially adjacent to the existing dwellings on Ridgeway and Plough Road. The scheme proposes the retention of existing hedgerows on the site, including the boundary hedge along Warwick Road. New native hedgerow is proposed along the site’s eastern and south-eastern boundaries in order to provide an informal edge to the settlement and some visual screening of the development. Planning Considerations Section 38(6) of the Town and Country Planning Act 1990 requires planning applications to be determined in accordance with the provisions of the Development Plan unless there are other material considerations which indicate otherwise.

National Planning Policy Framework The National Planning Policy Framework establishes the key principles for proactively delivering sustainable development through the development plan system and the determination of planning applications. It sets out that the purpose of the planning system is to contribute to the achievement of sustainable development. At a very high level, the objective of sustainable development can be summarised as meeting the needs of the present without compromising the ability of future generations to meet their own needs. Achieving sustainable development means that the planning system has three overarching objectives, which are interdependent and need to be pursued in mutually supportive ways (so that opportunities can be taken to secure net gains across each of the different objectives). These objectives are: • An economic objective • A social objective • An environmental objective For decision-taking this means: • approving development proposals that accord with an up-to-date development

plan without delay; or • where there are no relevant development plan policies, or the policies which are

most important for determining the application are out-of-date, granting permission unless:

i. the application of policies in this Framework that protect areas or assets of

particular importance provides a clear reason for refusing the development proposed; or

ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

Blaby District Local Plan (Core Strategy) Development Plan Document (2013) The adopted Core Strategy (February 2013) is part of the Development Plan for the District of Blaby. It is an up-to-date plan that is consistent with National Policy. Therefore, the policies of the Core Strategy should be given full statutory weight. The following policies are the most relevant to the proposed development: Policy CS1 – Strategy for Locating New Development Policy CS1 seeks to focus new development including housing in the most sustainable locations in the district, primarily within and adjoining the Principal Urban Area (PUA) of Leicester. The application site is located outside the built-up area of Littlethorpe, defined by Policy CS5 as a Medium Central Village, and does not lie within the PUA.

Policy CS2 – Design of New Development Policy CS2 seeks to ensure that a high quality environment is achieved in all new development proposals, respecting distinctive local character, providing opportunities to enhance the natural and historic environment including improvements to green infrastructure and opportunities to promote bio-diversity. Policy CS2 seeks to ensure that design contributes towards creating places that provide a better quality of life for the District’s local communities. The design of new development should also be appropriate to its context. Your Officers acknowledge that the proposed dwellings are of a more modest size to those immediately adjacent but are of the opinion that the design and layout, having front facing dwellings onto Warwick Road with dwellings largely all served off a single spinal access road is in-keeping with the character and appearance of the surrounding residential areas. Policy CS5 – Housing Distribution Policy CS5 aims to focus new development in the most appropriate locations. The District Council seeks to distribute housing by settlement in accordance with the figures contained within the Core Strategy. Policy CS5 sets a minimum requirement of 815 dwellings for the Medium Central Villages (including Cosby, Croft, Huncote, Littlethorpe and Sapcote). At 1 April 2018, there were a total of 1,281 dwellings completed or committed in the Medium Central Villages. This includes the 31 dwellings associated with the extant planning permission 13/0854/1/PX at this site. Policy CS7 – Affordable Housing Policy CS7’s strategic objective is to ensure that new housing developments provide the appropriate quantity and mix of housing for the District’s current and future needs. Policy CS7 states that where financially viable, new housing developments of 15 or more dwellings will provide a minimum of 25% of the total number of dwellings as affordable housing in order to meet those needs. This scheme (to be provided by a registered Housing Association) now proposes 100% of its dwellings as affordable. Policy CS8 – Mix of housing Like Policy CS7, Policy CS8’s strategic objective is to ensure that new housing developments provide the appropriate quantity and mix of housing for the District’s current and future needs. Policy CS8 states that residential proposals for developments of 10 or more dwellings should provide an appropriate mix of housing types, tenures and sizes to meet those needs. As set out above, the scheme proposes 46 dwellings comprising of 25 x 2 beds, 16 x 3 beds, 1 x 4 bed houses and 4 x 2 bed bungalows. 2 of the bungalows will be ‘dementia friendly’ and built to comply with lifetime homes standards. The Council’s Housing Strategy Department have provided the following comments in support of the proposed scheme; ‘The Housing Strategy team are very happy to fully support the application. As an all affordable site the plan will provide a much needed boost to our affordable housing stock at a time when our homelessness problem is increasing.

We have worked closely with both the developer (Westleigh now Coutryside) and EMH Homes from inception to make sure the site meets the specific needs of the district in terms of house types and tenure split. Members have also agreed to make a substantial contribution from ring-fenced affordable housing funds in order to ensure the viability of the site and to reaffirm the commitment of the Council to provide more truly affordable homes. Our contribution has also allowed us to seek some specialist housing on the site in the form of two Dementia Friendly bungalows – the first in the district. This is an important initial step in meeting the growing needs for this cohort in our population and will provide us with the knowledge and good practice to hopefully repeat this across the district. Additionally to the 23 affordable rented properties the site also provides 23 Shared Ownership units of varying house types so is a great addition to those in our district that are seeking their first step on the housing ladder. This will not only benefit those who purchase the properties but will also ease overcrowding of family homes or free up much needed private or social rented homes that they will cease to occupy. The site represents the good working relationship that we at the Council have with both our largest housing provider (EMH) and one of the most active developers in our area (Westleigh/Countryside)’. Policy CS10 – Transport Infrastructure Policy CS10 seeks to ensure that appropriate measures are taken to mitigate the transport impacts of new development. This Policy seeks to encourage the use of more sustainable forms of transport (including walking, cycling and public transport). The Core Strategy identifies Littlethorpe as having a strong functional relationship with Narborough which means that this new development could easily access services and public transport. It is acknowledged that the bus service (84) to Leicester passes the site, but this is a limited service, outside of peak hours. However, the site is within walking distance of Narborough train station. Policy CS11 – Infrastructure, Services and Facilities to Support Growth & Policy CS12 – Planning Obligations and Developer Contributions Policy CS11 seeks to ensure that all new development is supported by good access to infrastructure, services and facilities and to maximise sport and recreation opportunities in order to meet the growing needs of the District’s population. Policy CS12 seeks to ensure that the requirements for infrastructure, services and facilities arising from any development will be sought in accordance with the Council’s latest Planning Obligations and Developer Contributions SPD. The scheme now proposes the provision of 100% affordable housing by a Registered Social Provider and in line with the Council’s Policy, where consideration is given to the reduction or removal of planning obligations for such schemes, the Council will not be seeking contributions in this instance.

Policy CS14 – Green Infrastructure & Policy CS15 – Open Space, Sport and Recreation Policy CS14 seeks to ensure that the District’s natural environment, wildlife, habitats, landscape and geology are considered and protected through good design practices, seeking to protect existing green spaces and provide new good quality, multi-functioning green networks and corridors. Green Infrastructure can include formal open spaces for sport and recreation and Policy CS15 indicates that Blaby District Council will seek to ensure that all residents have access to sufficient, high quality, accessible open space, sport and recreation facilities. This Policy states that new on-site provision or financial contributions to improve the quality of, or access to existing open space, will be expected and commuted maintenance sums will be sought. The scheme proposes the southern part of the application site as an area for SuDS, including a pond and an area of managed grassland for ecological value. The scheme also proposes the retention of existing (and the provision of new) ecologically valuable native hedgerows. The scheme does not propose any on-site open space. Narborough Parish Council had, in their formal response requested that a contribution towards off site open space be secured from the developer. However, for the reasons set out under Policy CS12, the Council will not be seeking contributions in this instance. Policy CS16 Green Wedges The site is located within land designated as Green Wedge. Consideration is given to the extant permission which granted approval for 31 dwellings on this site (referenced above). However, Policy CS16 is a relevant Policy when determining this application for a further 15 dwellings on the site. This Policy highlights Green Wedges as important strategic areas designed to prevent the merging of settlements, guide the development form, provide a green lung into the urban areas and provide a recreational resource. It states that the need to retain Green Wedges will be balanced against the need to provide new development (including housing) in the most sustainable locations. Development in Green Wedges should; • Retain the open and undeveloped character of the Green Wedge; • Retain and create green networks between the countryside and open

spaces within the urban areas; and • Retain and enhance public access to the Green Wedge, especially for

recreation. To inform the emerging Delivery DPD, a Strategic Green Wedge Assessment (2017) was undertaken. The Assessment recommends that the application site is removed from the Green Wedge to take account of the extant planning permission on this site. The southern part of the site, still within Green Wedge as shown on the Policies Map that accompanies the Delivery DPD, has been proposed for the SuDs area, including a pumping station, pond and managed grassland. At the time of writing, the Delivery DPD has not yet reached a stage where full weight can be given to the emerging policies. However, the weight that can be given to the Delivery DPD increases as the Plan moves towards adoption. Paragraph 48 of the NPPF (2018) sets out the approach for decision-takers to take in terms of the

weight to be given to relevant policies in emerging plans. Local planning authorities may give weight to relevant policies in emerging plans according to: a) the stage of preparation of the emerging plan (the more advanced its

preparation, the greater the weight that may be given); b) the extent to which there are unresolved objections to relevant policies (the less

significant the unresolved objections, the greater the weight that may be given); and

c) the degree of consistency of the relevant policies in the emerging plan to this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).

There were no objections raised through the consultation process to the revised Green Wedge boundary in this location. The proposal would introduce additional built development onto a site previously approved for housing. However, consideration should be given to the extent of the harm that this proposal would cause to the Green Wedge in this area and the extent to which the Green Wedge is functioning against the purposes set out in the policy. The Strategic Green Wedge Review (2009) states that the effectiveness of the Green Wedge to the east and south east of Littlethorpe is questionable. It offers very little in terms of recreation although access can be gained informally via gaps in hedgerows and there are some desire lines around the edge of the field which do indicate a degree of use. The land does not contribute much in the way of preventing coalescence between Littlethorpe and Whetstone. The site is also not significant in terms of being ‘green lung’ or in guiding the development form of the settlement. It is concluded that the development of this site, providing a modest increase in housing to that approved under 13/0854/1/PX would not harm the overall strategic function of the Soar Valley South Green Wedge. Policy CS19 – Bio-diversity and Geo-diversity Like Policy CS14, this Policy seeks to ensure that the District’s natural environment, wildlife, habitats, landscape and geology are considered and protected through good design practices, seeking to protect existing green spaces and provide new good quality, multi-functioning green networks and corridors. The application has been accompanied by an ecological assessment of the site along with a construction and ecological management plan. As previously stated The scheme proposes the southern part of the application site as an area for SuDS, including a pond and an area of managed grassland for ecological value. The scheme also proposes the retention of existing (and the provision of new) ecologically valuable native hedgerows. Leicestershire County Council’s Ecologist has not objected to the scheme subject to conditions. Policy CS21 – Climate Change This Policy seeks to support new development which mitigates and adapts to climate change. New development should be focussed in the most sustainable locations in

accordance with Policies CS1 and CS5 and use sustainable design principles which reduce energy demand and increase efficiency. The application site is located within Littlethorpe which is identified as a sustainable location for new development in the Core Strategy. The development will comply with government requirements with regard to building design and energy efficiency. A sustainable drainage system will be provided. It is therefore considered that the development will generally comply with the requirements of Policy CS21. Policy CS22 – Flood Risk Management This Policy seeks to ensure that all new development minimises flood risk vulnerability, providing resilience to flooding by directing new development to locations at the lowest risk of flooding within the District, using sustainable drainage systems (SuDS) and managing surface water run off. The development is proposed in areas defined as floodzones 1 and 2. Leicestershire County Council, as Lead Local Flood Authority has not objected to the proposal subject to the imposition of conditions in relation to surface water drainage. Policy CS23 – Waste Policy CS23 refers to a hierarchy of dealing with waste. A condition is recommended to ensure that the applicant submits a waste management plan for the site to ensure that the development complies with the requirements of Policy CS23. Policy CS24 – Presumption in Favour of Sustainable Development Policy CS24 reflects the overarching principle of the NPPF that the Government wishes to see in relation to the planning system, including housing delivery - with the golden thread running through the decision making process being the presumption in favour of sustainable development. Policy CS24 requires that when considering development proposals the District Council will take a positive approach and will always work proactively with applicants to find solutions which mean that proposals can be approved wherever possible. Your Officers have worked with the applicant to ensure that the development is acceptable with regards to planning policy and it is considered that the proposals are in accordance with Policy CS24. Blaby District Local Plan (BDLP) (1999) Although the Blaby District Local Plan (Core Strategy) Development Plan Document (2013) has been adopted, a number of policies from the Blaby District Local Plan (1999) continue to be saved. The following policies are of relevance to this application: Policy C3 Green Wedges Policy C3 indicates that planning permission will be granted for development for agriculture, recreation, forestry, transport routes and mineral uses and dwellings essential for the needs of agriculture provided that it is sited, designed and landscaped in a manner which does not damage the open and undeveloped character of the Green Wedge. The proposed development is therefore contrary to

the provisions of Policy C3. However, as set out fully under Policy CS16, consideration is given to the extant planning permission on this site for 31 dwellings along with the status of the submitted version of the Council’s DPD which, in acknowledgement of the extant permission, has proposed removal of the part of the site proposed for housing in its review of the Green Wedge. Policy T3 – New Highway Schemes This saved Policy states that new development proposals which involve a new access road or scheme will only be granted if the proposed access road scheme incorporates appropriate facilities for pedestrians and cyclists and safeguards including considerations of visibility, access, layout, privacy, light, noise, disturbance, emissions, congestion, over-bearing effect and the character and appearance of the area. Leicestershire County Council, being the District Council’s Highways Authority has commented on the scheme, concluding that a safe and suitable access could be delivered to serve the site and the residual cumulative impact of the development was not severe in accordance with the NPPF. The Highways Authority are also satisfied that the internal layout is to an adoptable design, stating that any further issues regarding the layout can be addressed as part of the (Highways) formal Section 38 submission. In summary Leicestershire County Highways have not objected to the scheme subject to conditions. Policy T6 – Off Street Parking Provision This saved Policy states that development will only be granted consent if off street parking provision is made in accordance with current parking standards. Leicestershire Highways Authority is satisfied that the parking provision meets the guidance contained within the Leicestershire Highways Design Guide. CE21 – Existing Trees and Woodland This saved Policy states that planning permission will not be granted for new development which would result in the loss or destruction of trees or woodland subject to a Tree Preservation Order or where those trees are found to be of significant amenity value, unless it can be demonstrated that the need for the proposed development overrides the special amenity value of the trees. The site is home to several trees, none of which are subject to a Tree Preservation Order. The majority of the trees are located along the perimeter hedge lines with some in adjacent gardens and there are none within the proposed development area. The applicant has provided a tree report showing where trees and hedges are to be retained and where new planting will take place. Leicestershire County Council’s Forestry Officer was consulted during the application process. He has not objected to the proposal subject to the imposition of a standard construction phase tree protection condition. Policy CE22 – Landscaping This saved Policy states that planning permission will only be granted for development which takes into account and retains landscaping and incorporates landscaping and planting to assimilate the development into its local landscape and

ecological context. It also requires that new development provides a well landscaped and informal edge where that development adjoins the countryside. The scheme proposes the retention and provision of hedgerows in order to provide appropriate ecological value and suitable site boundary edges. A condition requiring the retention and management of these important features is considered appropriate. CE25 Crime Prevention This saved policy states that in assessing development proposals, consideration will be given to the principles of crime prevention and planning permission will only be granted where necessary design measures, aimed at reducing the potential for crime, have been incorporated. The scheme has included “Building for Life” principles which takes these design issues into consideration. Leicestershire Constabulary’s Designing Out Crime Officer has been consulted during the application process and has not objected to the proposal. Emerging Blaby Local Plan Delivery DPD The second part of the Blaby District Local Plan, the Delivery DPD was submitted to the Secretary of State on 23 March 2018 for Examination. The Examination hearings were held between 31 July and 15 August 2018. The Council is currently consulting on proposed Main Modifications prior to the Inspector publishing her final report. The following policies are most relevant: • DM2 Development in the Countryside; • DM8 Local Parking and Highways Design; • DM11 Accessible and Adaptable Homes At the time of writing, the Delivery DPD has not yet reached a stage where full weight can be given to the emerging policies. However, the weight that can be given to the Delivery DPD increases as the Plan moves towards adoption. Paragraph 48 of the NPPF (2018) sets out the approach for decision-takers to take in terms of the weight to be given to relevant policies in emerging plans. Local planning authorities may give weight to relevant policies in emerging plans according to: a) the stage of preparation of the emerging plan (the more advanced its preparation, the greater the weight that may be given); b) the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and c) the degree of consistency of the relevant policies in the emerging plan to this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given). It is noted that there are objections to the proposed Policies; • DM8. No issues were discussed at the Examination hearings and no Main Modification is proposed to the policy. • DM11. Some issues were discussed at the Examination hearings and Main Modifications are proposed to the policy to change the threshold to which the policy applies and to add reference to viability.

Given that there are outstanding objections to the policies, and in some cases Main Modifications proposed, full weight cannot be applied. The weight varies for each policy due to the significance of the unresolved issues and the level of change proposed by the Main Modification. Blaby District Council Planning Obligations and Developer Contributions Supplementary Planning Guidance, February 2010 This document outlines Blaby District Council’s strategy for securing relevant developer contributions in relation to new development. As previously stated, the scheme proposes 100% affordable housing and in line with Council Policy, relevant developer contributions will not be sought in this instance. Other Material Considerations Planning applications must be determined in accordance with the provisions of the Development Plan unless there are material considerations which indicate otherwise, and whether those material considerations are of such weight that the adopted policies of the Development Plan should not prevail in relation to any proposal. The following are material planning considerations in the determination of this planning application: • The impact on the character and appearance of the area • The relationship with neighbouring residential properties • Highway considerations Impact on the Character and Appearance of the Area The NPPF (2018) (para 170) requires that in decision taking, the intrinsic character and beauty of the countryside be recognised. Your Officers are of the opinion that the application would not detract to any material nor measurable extent from the intrinsic character and beauty of the countryside in the wider context, nor the site specifics of this particular location, and as such the proposal would not conflict with the thrust of the NPPF and would be in accordance with the national presumption in favour of sustainable development. The NPPF encourages Local Authorities to make efficient use of land by reusing land that has been previously developed (brownfield land). However, the nature of the District of Blaby is such that there are few brownfield sites. As such, it is acknowledged that there is insufficient brownfield land in the District of Blaby to meet the housing requirements in the Core Strategy and that a large proportion of new development will have to take place on greenfield sites in sustainable locations. As stated previously, there is a minimum housing requirement of 815 dwellings within the medium central villages. The housing requirements for the medium central villages cannot be met on brownfield sites. This must also be taken into account when considering this proposal for an additional 15 dwellings on this site.

Amenity of neighbouring occupiers There are existing residential properties adjacent to the western site boundary and opposite the site on Warwick Road. The scheme has been designed to take into account the close proximity of the affected dwellings in particular with regard to overlooking windows and the location of parking areas. It is therefore considered that the proposed development will not likely have an adverse impact on the residential amenities of existing and proposed residents. Highways Concern has been raised by local residents in relation to highways matters and these issues have been taken into due consideration. It is noted that the applicant’s statement regarding the location of the nearest primary school being in Littlethorpe is incorrect, with Greystokes in Narborough being the closest. This school is not within a realistic walking distance of the proposed development. In addition, consideration is given to the infrequent bus service passing the site. However, the previously approved and extant permission for housing at this site is a material consideration of great weight. In addition, Leicestershire County Council as Highways Authority have raised no objections to this proposal after consideration of all the facts and they are satisfied that the existing road network can accommodate the traffic that will be generated by this proposal. In their consultation response, the Highways Authority has requested that contributions towards an information display case at the nearest bus stop should be requested from the developer. However, as set out earlier in this report, in line with Blaby District Council’s Planning Obligations and Developer Contributions SPD (2010), the Council will not be seeking any developer contributions in this instance. It is therefore considered that the scheme is acceptable in relation to highway matters and a robust reason for refusal on highway concerns could not be sustained. Conclusion The three dimensions of sustainable development have been considered (economic, social and environmental) as set out in the NPPF and the proposal would provide housing contributing to the quality and choice of housing in the District. The proposal will help meet the identified housing need for the medium central villages as set out in the Core Strategy. There are no technical objections to development of this site. The application site is currently located with a Green Wedge and the proposal would introduce built development onto the site and result, to a degree, in the loss of its current largely open and undeveloped character, and would conflict with Green Wedge policies. However, Core Strategy Policy CS16 states that the need to retain Green Wedges will be balanced against the need to provide new development (including housing) in the most sustainable locations and due to the characteristics of this site it is concluded that the development would not harm the overall strategic function of the Soar Valley South Green Wedge. Taking into account the previously approved and extant application for housing on this site, along with the Policy positions set out above and all other material

considerations, it is considered that the scheme is acceptable and is recommended for approval. ______________________________________________________________________________________________________________________________________

18/1125/RM Registered Date Everards of Leicestershire 31 August 2018

Erection of a Building comprising, Brewery, Offices, Visitors Centre, Ancillary Uses, Brewery Tap (Public House) and associated Parking and Landscaping - Revised Reserved Matters for Phase 1B of the Everards Meadow Development related to application 15/0888/VAR and application 17/0461/RM. Everards Meadow, Narborough Road South / Soar Valley Way, Enderby Report Author: Matt McConville, Major Schemes Officer Contact Details: Council Offices. 0116 272 7730

RECOMMENDATION: THAT APPLICATION 18/1125/RM BE GRANTED SUBJECT TO THE FOLLOWING CONDITIONS 1. The development shall be carried out in complete accordance with the

approved plans. 2. This permission does not grant consent for any changes to the access

arrangements as approved by conditions 31 and 32 attached to the permission of application 15/0888/VAR.

3. Protection of all existing trees, shrubs or hedges to be retained on the site. 4. The hard and soft landscaping hereby approved shall be carried out within

one year of completion of the development. 5. Submission of samples of external materials prior to installation. 6. Provision of off street parking prior to first occupation. 7. The submission of the construction detail of the permeable resin bound gravel

footpath prior to the commencement of development. 8. The submission of hydraulic modelling of the proposed surface water drainage

system prior to the commencement of development. NOTES TO COMMITTEE The submission relates to a section of the larger Everards Meadow site previously approved under application15/1524/RM and 17/0461/RM which constituted phase one of a larger development. The approved phase 1 scheme granted permission for a combined brewery and office building as Everards Headquarters, a public house, a café, a cycle centre, a restaurant and extensive landscaping leading down to the River Soar. The application proposes a revised brewery and office building which would now also incorporate the previously separate public house element of the scheme.

Relevant Planning Policy National Planning Policy Framework (NPPF) (July 2018) Blaby District Local Plan (Core Strategy) Development Plan Document (February 2013) Policy CS1 – Strategy for Locating new Development Policy CS2 – Design of New Development: Policy CS6 – Employment: Policy CS10 – Transport Infrastructure Policy CS11 – Infrastructure and Facilities to Support Growth Policy CS12 – Planning Obligations and Developer Contributions Policy CS13 – Retailing and Other Town Centre Uses Policy CS14 – Green infrastructure Policy CS15 – Open spaces, sport and recreation Policy CS16 – Green wedges Policy CS19 – Bio Diversity and Geo Diversity Policy CS20 – Historic Environment and Culture Policy CS21 – Climate Change Policy CS22 – Flood Risk Management Policy CS23 - Waste Policy CS24 - Presumption in Favour of Sustainable Development Blaby District Local Plan (BDLP) (1999) Policy T1 – Public Transport Provision to Serve Major New Development Policy T2 – Off Road Layby Provision for Public Transport Policy T3 – New Highways Schemes Policy T6 – Off-Street Parking Provision. Policy T8 – Off Road Facilities for Loading, Unloading and Servicing Policy T10 - Car Parking and Servicing Areas Design Policy T12 – Access and Mobility Needs; Open Spaces Policy T17 (iv) – Road Schemes and Improvements (A563/B4114 Junction (Everards Roundabout) Policy S5 – Food and Drink Uses Policy S9 – Blaby Central Area Policy C3 – Green Wedges Policy L7 (i) – Recreation Routes (Great Central Way/ Grand Union Canal/ Jubilee Park) Policy L8 – Grand Union Canal Policy L10 – Tourism Development (vi) Policy CE1 – Scheduled Ancient Monuments and Archaeological Sites Policy CE22 – Landscaping Policy CE25 – Crime Prevention Policy CE26 – Light Pollution Policy CF5 – Floodplain Protection

Other Supporting Documents: National Planning Policy Guidance – Ensuring the Vitality of Town Centres Blaby Employment Land Study Refresh 2011 Blaby Retail Study Update (2012) Town Centre and Retail Study (2015) Joint Strategic Flood Risk Assessment (2014) The Blaby District Character Assessment (2008) The Blaby Town Centre Master Plan (2008) Blaby District Council Air Quality Action Plan Consultation Summary Blaby District Council, Environmental Health – Has no objections and has commented as follows: “I have considered the documents submitted. The associated outline planning permission and subsequent variation application (12/0865/1/OX and 15/0888/VAR), had conditions attached to them as follows: Condition 13 – lighting Condition 17 – measures to mitigate noise, vibration, fumes and odours Condition 39 – Construction Traffic Management Plan These conditions should control the aspects of the development that are most relevant to my response. I therefore have no further comments to offer at this stage, and have no objections to make in respect of the application.” Blaby Parish Council – Has no comments. Braunstone Town Council – Has made the following comments: “Braunstone Town Council has no comments on the reserved matters application, subject to the technical specifications meeting the approval of the relevant regulating body: a) Building Control b) Environmental Health c) County Highways d) Environment Agency e) Severn Trent Water.” Canal and River Trust – Has no comments. Enderby Parish Council – Has no objections. Environment Agency – Has no objection to the application. Glen Parva Parish Council – No comments received. Highways England – Has commented as follows:

“The principle of the development has been agreed in support of the outline planning application subject to several conditions, none of which relate to the strategic road network. I also note that the revised reserved matters in this application are related to matters internal to the site which are not expected to have any detrimental impacts on the operation of the strategic network. Therefore Highways England has no comments to make.” Leicester City Council – Has no comments to make. Leicestershire and Rutland Wildlife Trust – No comments received. Leicestershire County Council, Archaeology – No response received. Leicestershire County Council, Footpaths – No comments to make. Leicestershire County Council, Ecology – Has no objections and has commented as follows: “The Ecological Survey submitted in support of the application (FPCR, August 2018) is satisfactory. No evidence of protected species or important habitats were found and no further survey work is required at this stage. However, the mature oak tree was considered to have some bat roost potential and, based on this we would recommend that the lighting plan is designed to minimise any light spill onto the tree. This development is part of a larger development scheme and the proposed landscaping plans are satisfactory, given the proposed ecological compensation towards the east of the site.” Leicestershire County Council, Highways – Has no objections and has commented as follows: “The Local Highway Authority advice is that, in its view, the residual cumulative impacts of development can be mitigated and are not considered severe in accordance with the National Planning Policy Framework 2018 (NPPF), subject to the Condition as outlined in this report. Advice to Local Planning Authority Background The Local Highway Authority (LHA) is aware of a number of planning applications on this site including the main ones which are summarised below:- • Outline planning permission was granted approval in June 2015 (LPA ref:

12/0865/1/OX) for the construction of a brewery, a visitor centre and ancillary uses, brewery tap, restaurants and outdoor sport and recreation facilities, erection of footbridge over River Soar, provision for erection of temporary marquee (approx 5 times per year), construction of food & drink preparation units (with ancillary retail trade counters) associated parking & landscaping,

pedestrian access and detailed proposals for vehicular access from Soar Valley Way (A563) & Narborough Road South (B4114).

• A Variation of Condition application (LPA reference: 15/0888/VAR) attached to

planning permission 12/0865/1/OX to include revised access and highway details, updated flood management details, changes to land uses and floor areas, positioning of marquees and over flow parking areas was approved in November 2015.

• A reserved matters application (LPA ref: 17/0461/RM) for Phase 1 was approved

on 31 August 2017. For this Reserved Matters application, the Applicant has submitted the following highways related drawings for the internal layout and technical note which have been analysed in further detail below:- • SK-A-1314_Rev A_Site Plan 1_2000 • SK-A-1316_Rev A-Site Plan 1_1000 • SK-A-1317_Rev A_Site Location Plan • DX-C-11830 – Phase 1B – Fire Appliance Vehicle Swept Path Analysis • DX-C-11831- Phase 1B Delivery Area Swept Path Analysis • Car Park Management Plan Rev 7 – Technical Note (70010579-CMP-TN001) Internal Layout Swept Path analysis Whilst it is acknowledged that the Applicant has provided tracking of various vehicles at the site access and on the internal roads, the proposed application is for the appearance, landscaping, layout and scale. The site accesses to the development will be taken off Soar Valley Way and B4114 Narborough Road South which were approved as part of the Outline planning permission and included tracking of vehicles likely to visit the site. The Applicant has indicated that deliveries to the brewery will be outside of the peak hours which the LHA welcomes and deliveries to the other units will be coordinated to take place when any on-site barriers are raised. Notwithstanding the above, the site will remain private and therefore the LHA would not provide any further comments on the turning of vehicles within the site. Parking Due to the location of the development and close proximity of the Fosse Park Shopping Centre, the Applicant has included a Car Park Management Plan (Rev 7 - August 2018) as part of the Application to control the use of the on-site car parking facilities for staff and visitors. The staff car park will be controlled at the main vehicular access to the Brewery Yard. Visitors to the site will be directed to the main car parking areas and allowed to park for a maximum of 5 hours which is likely to be enforced by the use of ANPR cameras.

Based on the information submitted, the LHA could not determine the level of parking being provided for Phases 1A and 1B of the development. The Applicant has now confirmed to the LPA the following car parking provision which is shown on WSP drawing 0579-GA-002 Rev P01:- Phase 1A • 60 Visitor Spaces Phase 1B • 62 Visitor Spaces • 43 Staff Spaces Total – 165 Staff / Visitor Spaces In addition to the 165 staff/visitor car parking spaces, the Applicant has also confirmed the number of overflow car parking spaces which can be used by staff during special events when their usual parking is used by attendees of an event or unusually busy times outside of office hours. The number of overflow parking spaces is reproduced below: Phase 1A • 59 Overflow Spaces Phase 1B • 74 Overflow Spaces Total – 133 Overflow The on-site cycle parking is being brought forward as part of the Phase 1A infrastructure delivery and should be available prior to this element of the development. Based on the information supplied, the LHA is satisfied with the level of parking being provided is consistent with the level of parking proposed under LPA ref: 17/0461/RM. Therefore the LHA would not seek to resist the Application on highway grounds. However if in the future the number of staff and visitor parking spaces is not enough, the Applicant may consider changing the overspill car park spaces to permanent spaces although the LHA acknowledge the overspill parking is within the floodplain and any opportunities could be limited. Condition 1. The development hereby permitted shall not be occupied until such time as off street car parking provision (with turning facilities) has been provided, hard surfaced (and demarcated) in accordance with WSP drawing number 0579-GA-002 Rev P01. Thereafter the onsite parking provision shall be so maintained in perpetuity. Reason: To ensure that adequate off-street parking provision is made to reduce the possibility

of the proposed development leading to on-street parking problems locally (and to enable vehicles to enter and leave the site in a forward direction) in the interests of highway safety and in accordance with the National Planning Policy Framework (2018).” Leicestershire County Council, Lead Local Flood Authority – No objections to the proposal subject to conditions. Narborough Parish Council – Has commented as follows: “Narborough Parish Council has no concerns about the content of the application for reserved matters but remains of the view that parking provision overall for the development in inadequate.” Natural England – No comments. Oadby and Wigston Borough Council – No response received. Severn Trent Water – No response received. Third Party Representations One letter of representation has been received in respect of this application raising the following points: • Potential exists for imaginative landscaping – recommend “prairie planting” of

herbaceous perennials and grasses – more expensive to establish but cheaper to maintain.

• Can not consider this present application in isolation from the Castle Acres development).

• Air and light pollution. Effective strategies for managing these should be conditions attached to any permission.

• The development will generate additional road traffic. Relevant Planning History 12/0865/1/OX Outline application for construction of brewery, visitor centre and ancillary uses, brewery tap, restaurants and outdoor sport and recreation facilities, erection of footbridge over River Soar, provision for erection of temporary marquee (approx 5 times per year), construction of food & drink preparation units (with ancillary retail trade counters) associated parking & landscaping, pedestrian access and detailed proposals for vehicular access from Soar Valley Way (A563) & Narborough Road South (B4114). Approved 22.06.2015 15/0888/VAR Variation of conditions 4, 25, 26, 27, 28, 29 and 32 attached to planning permission 12/0865/1/OX to include revised access and highway details, updated flood

management details, changes to land uses and floor areas, positioning of marquees and over flow parking areas. Approved 27.11.15 15/1524/RM Reserved Matters application (relating to application 15/0888/VAR) for construction of brewery, visitor centre and ancillary uses, brewery tap, restaurants and cycle hire facility, erection of footbridge over River Soar, provision for erection of temporary marquee (approx 5 times per year), associated parking & landscaping, pedestrian access and vehicular access from Soar Valley Way (A563) & Narborough Road South (B4114). Approved 08.04.2016 16/0821/DOC Discharge of Conditions 14 (Foul Drainage), 15: (Surface Water Drainage), 18: (Archaeological Work), 30: (Details of Permissive Footpaths) and 39: (Constrution Traffic Management Plan) attached to planning application 15/0888/VAR - Brewery, Visitors Centre, Pub/Restaurant and other ancillary uses. Approved 16.12.2016 16/0834/NMAT Non Material Amendment to the Bridge approved as part of application 15/1524/RM - Brewery, Visitors Centre, Pub/Restaurant and other ancillary uses. Approved 10.10.2016 16/1574/NMAT Non Material amendment to application 15/0888/VAR which granted consent for the construction of a brewery, Public House, Cycle Centre, Restaurant and ancillary uses. Approved 07.12.2016 17/0175/FUL Erection of a garage building and associated hardstanding used for small scale vehicle repair and valeting of company vehicles. Approved 07.04.2017 17/0461/RM Phase 1 Reserved Matters application proposing revisions to existing Phase 1 Reserved Matters Approval 15/1524/RM including a reduction in the approved pub/cafe bar floor area to accommodate solely a restaurant bar and the accommodation of the cafe and public toilets in a separate new building located between the pub/restaurant and the cycle centre. Approved 31.08.2017 18/0002/DOC Discharge of condition 7 and 8 attached to 17/0461/RM (Surface Water Drainage Scheme and Maintenance Plan and Schedule) Approved 30.04.2018.

EXPLANATORY NOTE The Site The Everards Meadows site is located to the south of Fosse Park and the previous Everards Brewery site (now demolished to make way for the Castle Acres Development) on the adjacent side of Soar Valley Way. It lies east of the B4114 and directly to the north of the Leicestershire Constabulary Police Headquarters. Work has commenced on the development of the approved cycle centre and café building which has changed the character and appearance of what was previously an agricultural field in to what is now clearly a development site. The application site comprises a small section of the larger approved development site which included the brewery / office building and the separate public house. This part of the site is positioned alongside the boundary with the Police Headquarters. The substantial area of recreational land to the east of the red line site made up of open fields (within flood zones 2 and 3) sloping down to the River Soar and the Grand Union Canal Conservation Area is not materially affected by the proposal. A number of the paths across these fields have already been put in place as has a haul route leading down to the position of the new bridge. The site is surrounded by substantial mature boundaries containing a variety of trees and hedges including along the boundary with the Police HQ. Elements of the natural landscaped boundary abutting Soar Valley Way and Narborough Road have been removed to make way for the accesses approved as part of the previous applications. There are a number of mature trees within the wider development site which comprise native species including Oaks. A large mature Oak Tree also sits within the site and will form a key feature within the development. The Proposal The application proposes amendments to the Brewery/Office building and free-standing public house approved under application 17/0461/RM. The revisions comprise a re-designed brewery / office building which incorporates the previously separate public house (beer hall) along with amendments to the parking and internal road layout necessitated by the redesign. The Cycle Centre, Café and Restaurant buildings previously approved are not impacted by this proposal as is the case with the associated infrastructure not located within the redline boundary. The redesigned brewery/office/beer hall building would have a more modern appearance than that previously approved by making use of flat roofs glazed curtain walling and metal cladding panels. The 3 storey headquarters would include a beer hall, offices, accommodation and the brewery which would take up a large part of the building footprint. Even with the incorporation of the public house element the new building would be sited in a similar position to the previously approved brewery/office building and have a similar visual size and scale. The new brewery / office / beer hall building would measure:

77.23m in width – 4.81m more than the approved brewery / office building 36.49m in depth – 2.6 m more than the approved brewery / office building 13.39m in height 2.11m lower than the approved brewery / office building. The parking area associated with the headquarters would be amended in order to account for the revised buildings footprint and layout. Placed to the west side of the building it would utilise a limited additional section of the site that was not previously developed under the existing phase 1 approval but which fell within the approved outline site. The change to the parking layout has also resulted in amendments to a section of the overflow parking which now incorporates an element of what was previously staff parking spaces. The level of parking provision would remain consistent with the number of spaces previously approved. The loss of the separate public house building creates additional space to the front of the brewery building and around the previously approved café building opening up the views from the site into the countryside to the east. Planning Considerations NATIONAL PLANNING GUIDANCE Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning applications to be dealt with in accordance with the development plan unless material considerations indicate otherwise. The relevant provisions of the development plan are set out below. Paragraph 12 of the National Planning Policy Framework (“NPPF”) is clear that the NPPF does not change the statutory status of the development plan as the starting point in decision making. There are a number of themes which run through national guidance as expressed in the National Planning Policy Framework and these are generally in line with local policies expressed through the Development Plan. National Planning Policy Framework (NPPF) (July 2018) The NPPF sets out the planning policies for England and how they are expected to be applied. At the heart of the NPPF is a presumption in favour of sustainable development so that sustainable development is pursued in a positive way. Paragraph 11 states that in relation to decision taking this means: • Approving development proposals that accord with the development plan without

delay, or • Where there are no relevant development plan policies or the policies which are

most important for determining the application are out of date, granting permission unless:

i) The application of Policies in the NPPF that protect areas or assets of particular

importance provides a clear reason for refusing the development proposed; or

ii) Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this NPPF taken as a whole.

The NPPF indicates sustainable development means that the planning system has three overarching objectives, which are interdependent and need to be pursued in mutually supportive ways (so that opportunities can be taken to secure net gains across each of the different objectives): a) An economic objective – to help build a strong, responsive and competitive

economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure;

b) A social objective – to support strong, vibrant and healthy communities, by

ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well-designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being; and

c) An environmental objective – to contribute to protecting and enhancing our

natural, built and historic environment; including making effective use of land, helping to improve biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.

The NPPF contains a number of planning objectives including; Building a Strong, Competitive Economy: Planning policies and decisions should help create the conditions in which businesses can invest, expand and adapt. Significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development. The approach taken should allow each area to build on its strengths, counter any weaknesses and address the challenges of the future. Ensuring the Vitality and Viability of Town Centres: Local planning authorities should apply a sequential test to planning applications for main town centre uses which are neither in an existing centre nor in accordance with an up-to-date plan. Main town centre uses should be located in town centres, then in edge of centre locations; and only if suitable sites are not available (or expected to become available within a reasonable period) should out of centre sites be considered. Promoting Sustainable Transport: In assessing sites that may be allocated for development in plans, or specific applications for development, it should be ensured that:

a) appropriate opportunities to promote sustainable transport modes can be – or

have been – taken up, given the type of development and its location; b) safe and suitable access to the site can be achieved for all users; and c) any significant impacts from the development on the transport network (in

terms of capacity and congestion), or on highway safety, can be cost effectively mitigated to an acceptable degree.

Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe. Achieving well-designed places: The creation of high quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. Meeting the Challenge of Climate Change, Flooding and Coastal Change: Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk (whether existing or future). Where development is necessary in such areas, the development should be made safe for its lifetime without increasing flood risk elsewhere. Conserving and Enhancing the Natural Environment: Planning decisions should protect and enhance valued landscapes, sites of biodiversity or geological value and soils (in a manner commensurate with their statutory status or identified quality in the development plan); Conserving and Enhancing the Historic Environment: Heritage assets range from sites and buildings of local historic value to those of the highest significance, such as World Heritage Sites which are internationally recognised to be of Outstanding Universal Value. These assets are an irreplaceable resource, and should be conserved in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of existing and future generations. DEVELOPMENT PLAN Blaby District Local Plan (Core Strategy) Development Plan Document (2013) Policy CS1 – Strategy for Locating new Development: The Policy supports sustainable development by encouraging most new housing and employment development towards locations within and adjoining the Principal Urban Area (PUA) of Leicester. Outside the PUA development is focused towards Blaby

(which has the Districts only designated town centre) and then down the sequential order of sustainable settlements set out in the housing distribution Policy CS5. Policy CS2 – Design of New Development: This Policy seeks to ensure that a high quality environment is achieved in all new development proposals, respecting distinctive local character and contributing towards creating places of high architectural and urban design quality. It promotes the development of safe and inclusive places which are appropriate in their context and which take account of the needs of people with disabilities. It promotes the use of Building for Life 12 as a tool to encourage good design. Policy CS6 – Employment: Policy CS6 indicates that the District Council will work with employers to support local businesses and ensure that the District has a range of employment opportunities. The Policy is underpinned by the objective of providing an appropriate quantity, quality and mix of employment opportunities to meet the needs of current and future populations. It also seeks to protect key employment sites unless it can be demonstrated that: Its loss would not lead to an under provision of employment land in the district • The proposed development would have demonstrable environmental benefits • The current site current site is unviable The Policy also supports the provision of a number of large employment sites and supports the development of smaller scale employment uses in other settlements. Policy CS10 – Transport Infrastructure: The Policy seeks to direct new development towards sites where people can access services and facilities without reliance on private motor vehicles in order to limit its impact on levels of vehicular movements, congestion and the environment. It supports this by encouraging the protection and enhancement of local services and facilities (including retail and employment) and promoting and prioritising sustainable transport modes. Policy CS11 – Infrastructure and Facilities to Support Growth: The Policy requires new development to be supported by the required physical, social and environmental infrastructure at the appropriate time. Co-operation between the relevant providers will ensure the delivery of the necessary infrastructure, services, services, and facilities to meet the needs of the community and mitigate any adverse impact of the development. Policy CS12 – Planning Obligations and Developer Contributions: The aim of this Policy is to ensure that the impacts of a development on infrastructure and services and facilities is sufficiently mitigated through planning obligations.

Policy CS13 – Retailing and Other Town Centre Uses: The policy mirrors the sequential approach to site selection set out in the NPPF which requires main town centre uses to be located within town centres, then edge of centre locations and then, only if suitable sequentially preferable sites are not available, in out-of-centre locations. The Policy contains the Blaby District Retail Hierarchy which sets out the sequential list of centres both inside and outside the District boundary but has a functional relationship to the district. Policy CS14 – Green infrastructure: Promotes the protection of existing and provision of new networks of multifunctional green spaces. The Council will seek to improve and enhance green infrastructure network including improving access to the River Soar and River Sense corridors and the Grand Union Canal. This should incorporate key landscape features to create high quality design incorporating a wide range of high quality functional and useful open spaces and links. Policy CS15 – Open spaces, sport and recreation: States that the Council will seek to ensure that all residents have access to sufficient, high quality, accessible open space, sport and recreation facilities. It promotes the protection and enhancement of existing open space and for the access to these areas to be via sustainable means. Policy CS16 – Green wedges: Highlights the strategic importance of green wedges in: • Preventing the merging of settlements • Guiding development form; • Providing a green lung into urban areas; and • Providing a recreational resource. It indicates that Green Wedges will be maintained in the Soar Valley South between, amongst other areas, Enderby and Glen Parva. The policy states that the need to retain Green Wedges will be balanced against the need to provide new development in the most sustainable locations. It states that land use or development in these areas should: • Retain their open and undeveloped character; • Retain and create green networks between the countryside and open spaces

within the urban areas; and • Retain and enhance public access to these areas especially for recreation.

Policy CS19 – Bio Diversity and Geo Diversity: This Policy indicates that the Council will refuse planning permission for development that would impact upon sites of ecological or geological importance and will work with local and national wildlife organisations, local communities and landowners to preserve and enhance existing sites or where possible create new ones. Policy CS20 – Historic Environment and Culture: The Policy sets out the Councils positive approach to the conservation of heritage assets and the wider historic environment. These assets, which include Scheduled Ancient Monuments, Listed Buildings, Conservation areas and archaeological remains, will be preserved, protected and where possible enhanced. Policy CS21 – Climate Change: Sets out the commitment to tackling climate change and flooding by focusing new development in the most sustainable locations, utilising sustainable design principles to minimise energy demand and using renewable low carbon technologies. Policy CS22 – Flood Risk Management: Indicates that the Council will ensure all development minimises vulnerability and provides resilience to flooding, taking into account climate change. This will be achieved by: • Directing development to locations with the lowest risk of flooding • Using Sustainable Drainage Systems to manage and improve natural forms of drainage • Managing Surface Water Run Off • Closely Consulting the Environment Agency Policy CS23 – Waste: The Council will seek to encourage waste minimisation ensuring the design of proposals consider waste collection/management and new technologies and follows a hierarchy of waste management. Policy CS24 - Presumption in Favour of Sustainable Development: The Policy reflects the principle of applying a presumption in favour of sustainable development set out in the NPPF which should be seen as the golden thread running through the planning process. It states that that when considering development proposals the District Council will take a positive approach and will always work proactively with applicants to find solutions and secure improvements to the economic, social and environmental conditions in an area.

Blaby District Local Plan (BDLP) (1999) Although the Blaby District Local Plan (Core Strategy) Development Plan Document (2013) has been adopted a number of Policies from the Blaby District Local Plan Document (1999) continue to be saved. The following policies are of relevance to this proposal. Policy T1 – Public Transport Provision to Serve Major New Development Requires the internal road layout of an major new development to be designed to accommodate public transport where appropriate. Policy T2 – Off Road Layby Provision for Public Transport Suitable layby provision is required for a development which involves concentrated public activity to facilitate public transport use. Policy T3 – New Highways Schemes Development involving a new access, road scheme or improvement will only be granted if it incorporates appropriate facilities for pedestrians and cyclists and would not impact on the amenities of an area. Policy T6 – Off-Street Parking Provision. This Policy requires the provision of sufficient parking for the vehicles of employees, residents and visitors in accordance with Appendix 2 of the plan. Provision below the maximum standard may be acceptable where there is good access by public transport. Policy T8 – Off Road Facilities for Loading, Unloading and Servicing Acceptable development will provide safe and adequate off road facilities for loading, unloading servicing and manoeuvring of goods and vehicles. Policy T10 - Car Parking and Servicing Areas Design. Requires any new areas of car parking to be · Appropriately surfaced, landscaped and illuminated, · Designed to maximise safety and · Enable surveillance in the interests of crime prevention. Policy T12 – Access and Mobility Needs; Open Spaces Development involving the creation of areas to which the public have access such as carparks must incorporate adequate provision for access by persons with restricted mobility.

Policy T17 (iv) – Road Schemes and Improvements (A563/B4114 Junction (Everards Roundabout) Indicates that developments that would prejudice the implementation of improvements to the A536/B4114 (Everards) Junction will not be approved. Policy S5 – Food and Drink Uses Planning permission would not be granted for food and drink uses if it would unduly impact on the amenities of adjoining or nearby properties. Policy S9 – Blaby Central Area Development which would have a significant impact on, or effect the vitality or viability of, the central area of Blaby if: • It is in-keeping with the scale, character and role of the area • It would have good pedestrian links with the existing area • It would unduly impact on the amenities of adjoining occupiers. Policy C3 – Green Wedges Indicates that planning permission will be granted for development of certain types within the Green Wedges identified on the proposals map provided it does not damage the open and undeveloped character. These uses include agriculture, recreation, forestry and transport routes. Policy L7 (i) – Recreation Routes (Great Central Way/ Grand Union Canal/ Jubilee Park) Indicates that recreation routes to provide footpaths and where appropriate, cycleway and bridleways are proposed between the Great Central Way, The Grand Union Canal and Jubilee Park. Policy L8 – Grand Union Canal Planning permission will only be granted for development which is adjacent to, or visually impinges upon, the Grand Union Canal if it would not be detrimental to: • The heritage or character of the canal and its towpath • The use of the canal and its towpath for quiet informal recreation • Sites of ecological value • Public access to the canal and its towpath. Proposals directly adjacent to the canal would incorporate a public footpath /cycleway along and adjacent to the waterside where it is an appropriate origin and destination. Policy L10 – Tourism Development (vi) Indicates that the development of appropriate ancillary facilities which will complement features of tourism significance around the Grand Union Canal will be granted planning permission.

Policy CE1 – Scheduled Ancient Monuments and Archaeological Sites Development which would adversely affect the preservation or setting of a SAM or other important archaeological site will be refused. All planning applications affecting such sites must be accompanied by the relevant appraisal. Policy CE22 – Landscaping Indicates that new development must take into account, and retain where appropriate, the value of the sites landscape, ecological and geological features and assimilate itself into the landscape. Policy CE25 – Crime Prevention This Policy requires the design of any scheme to incorporate design measures to reduce the likelihood of crime. Policy CE26 – Light Pollution Requires new development which incorporates a new lighting scheme to avoid any undue impact on residential amenities, highways safety, limit the light spillage, or be significantly out of keeping with character and appearance of the area. Policy CF5 – Floodplain Protection Planning permission will not be granted for development likely to impede the flow of flood water or affect flood water retention in the flood plain areas identified on the proposals map unless satisfactory mitigating measures are agreed. Emerging Blaby Local Plan Delivery DPD The Delivery DPD is the second part of the Blaby District Local Plan and will sit alongside the adopted Core Strategy. It was submitted to the Secretary of State on 23 March 2018 for Examination purposes. Once adopted it will form part of the development plan for the District. It includes an updated core strategy policy on open space, sport and recreation, site allocations and development management policies. The Delivery DPD is accompanied by a Policies Map that shows the policies and proposals of the Core Strategy and Delivery DPD in map form. Development Management Policy 3 - Employment Development on Unallocated Sites Proposals for new employment development will be directed to employment land allocations, Key Employment Sites and other suitable locations within the settlement boundaries. Where no suitable sites are available, proposals for new employment development (Use Classes B1b and B1c, B2 or B8) will be supported on unallocated sites on the edge of the built up area of the Principal Urban Area, Blaby, the Larger Central

Villages, the Medium Central Villages and the Rural Centre where the following criteria are met. Such proposals will: a) Demonstrate that the proposal cannot reasonably be accommodated on suitable

alternative sites, identified as vacant or developable, within the settlement boundary;

b) Benefit the local economy and not undermine the delivery of the employment allocations. In particular, proposals that provide affordable accommodation for small and medium sized businesses will be supported;

c) Be in line with the criteria set out in Core Strategy Policy CS6 concerning the suitability of sites;

d) Avoid an increase in traffic generation that would result in severe harm to the local road network; and e) Give priority to previously developed land and premises. Non ancillary B1(a) offices is a main town centre use and as such is excluded from the provisions of this policy. Development Management Policy 13 Land Contamination and Pollution The policy states that development proposals will be required to clearly demonstrate that any adverse impacts related to land contamination, landfill, land stability and pollution (water, air, noise, light and soils) can be satisfactorily mitigated. At the time of writing, the Delivery DPD has not yet reached a stage where full weight can be given to the emerging site allocations and policies. However, the weight that can be given to the Delivery DPD increases as the Plan moves towards adoption. The principle of the development has already been established by the previous planning permissions and there is nothing In the revised design which would cause an unacceptable conflict with the DPD Policy. Other Material Considerations Principle of the development of the site: The principle of the development of the site was established by the previous planning permissions. The submission is in accordance with the broad principles established by the outline permission and the new building is not considered to be significantly different in scale, form and character to that approved by the previous reserved matters application. Impact on the character and appearance of the area: The proposed combined Brewery, Office and Beer Hall would have a physical size and scale not dissimilar to that of the previously approved Brewery/Office building and would be sited in the same position within the site. Its scale and appearance would complement the character and appearance of the development as a whole. The new headquarters would have a more modern appearance than the previously approved building with an external façade predominantly comprising glass and metal

cladding. The amended design would have a more commercial appearance which is representative of the use of the building itself as a modern mixed use brewery headquarters. The changes would create an attractive building which complements the previously approved buildings and the character of the wider area. The scheme would not impact upon the previously approved café, cycle centre and restaurant or materially alter the provision of the generous open space leading down to the River Soar. Given the above it is considered that the proposed development would comply with Core Strategy Policies CS2, CS15 and CS16 and Local Plan Policies C3, and L8, and is acceptable in that regard. Impact on amenities: The closest residential dwellings are sited approximately 350m to the south of the site off Ratby Meadow Lane on the opposite side of the Leicestershire Police Headquarters Complex. The landscaping along the residential street and the existing Police buildings would screen the development from the residential properties. It is considered that this screening added to the separation distance are such that the proposal would not impact on the visual amenities of the closest neighboring dwellings. The next closest dwellings are sited 750m to the east of the main development site which is sufficient to avoid any undue visual impact. The additional traffic generated by the proposed new building is, in the context and nature of the busy surrounding highways network, not considered to be materially harmful to the amenities of neighboring dwellings. The revised building would not materially increase the amount of traffic visiting the site above that of the previously approved scheme. The impact on the adjacent Police HQ is not considered to be material due to the nature of the use, the relationship of the two buildings and the principle established by the previous approvals. The Police have been consulted over each application and have raised no concerns over security or impact on day to day operation. Given the above it is considered that the proposed development would comply with Core Strategy Policy CS2 and is acceptable in that regard. Ecological Implications: The application was supported by an updated Ecological Appraisal. The County Councils Ecology Department has assessed the document and found that no evidence of protected species or important habitats were found and no further survey work is required at this stage. It was noted that the mature oak tree had some bat roost potential and it was recommend that the lighting plan is designed to minimise any light spill onto the tree. Planning application 15/0888/VAR was approved with a condition requiring the submission of a lighting scheme before occupation of any building. The impact of the lighting on the potential bat roosts will be assessed at the time this lighting

information is submitted. A reminder of the need to submit a lighting scheme will be included on the decision as a note to applicant. Given that the proposed landscape works and management previously approved will encourage the long term enhancement of the biodiversity value of the area to the east of the development it is considered that the proposal will comply with Core Strategy Policies CS14, and CS19 and Local Plan Policy CE22 and the Conservation of Habitats and Species Regulations 2010. Heritage Assets: • The closest Conservation Area to the main development site is the Grand Union

Canal Conservation Area sited approximately 550m to the east of the main development site.

• The closest Scheduled Ancient Monument is the site of St Johns Church located

approximately 650m to the south of the development. • The closest Listed Building is located 1550m to the west of the site within the

Enderby Conservation Area. It is considered that the separation distances between the proposed buildings and the designated heritage assets is sufficient to preserve their character and appearance. The need to assess the archaeological potential for the site was set out in Condition 18 attached to application 15/0888/VAR. The condition required a programme of archaeological work, commencing with an initial phase of trial trenching to be detailed in a Written Scheme of Investigation and submitted to the District Planning Authority for approval. The document was submitted for approval as part of application 16/0821/DOC and the condition discharged following consideration by the County Councils Archaeology Section. Conditions 19 and 20 of 15/0888/VAR also require the work to be carried out in accordance with the approved document and that a site investigation report is submitted prior to first occupation. It is therefore considered that the necessary archaeological exploration has been carried out. Given the above it is considered that the development would preserve and enhance the character and appearance of the surrounding heritage assets and would comply with Core Strategy Policy CS2 and Local Plan Policy E4 and is acceptable in that regard. Highways Implications: The highways site access arrangements were agreed as part of the previous approval 15/0888/VAR and reserved matters approvals 15/1524/RM and 17/0461/RM . The two approved access points have now been created and are in place. The application shows a provision of 165 staff and visitor parking spaces and a 133 overflow spaces totaling 298 spaces. This exceeds the 186 spaces required at the

outline stage. In addition, the 186 spaces is designed for the fully developed site including the additional units that will come forward in Phase 2 which, if needed could be provided with additional parking for the units themselves. This would have to be established at the time of the Phase 2 submission. It is therefore considered that the proposal would not harm highways safety and that this element of the proposal continues to accord with the County Councils Highways Standards and Core Strategy Policies CS10 and CS11 and Local Plan Policies T1, T3, T6, T8, T10, T12 and T17 and is acceptable in that regard. Drainage and Flooding: The application includes the submission of a Flood Risk Assessment Technical Note, a Flood Management Plan and a SUDS Assessment. Additional details were requested in respect of the surface water drainage scheme to ensure that it would be sufficient for a scheme on the edge of a flood zone. Following to the LLFA’s initial observations further details have been submitted by the Applicant consisting of amended drainage layout drawings, amended MicroDrainage models and a revised levels drawing. The additional documents have been considered and no objections have been raised to the proposal subject to conditions requiring the submission of the construction detail of the permeable resin bound gravel footpath and hydraulic modelling of the proposed surface water drainage system. It is therefore considered that the proposal complies with Policies Core Strategy Policies CS21 and CS22 and Local Plan Policy CF5 and is acceptable in that regard. Severn Trent has not commented on this proposal but previously requested a condition which requires the submission of a foul and surface water drainage scheme. These details are required by condition on the outline permission and it is not considered necessary duplicate this. Screening Opinion: The application was considered against the requirements of the Environmental Impact Assessment Regulations 2017 at the time of submission. There is no evidence to suggest that the proposal would cause significant harm when judged against the selection criteria set out in Schedule 3 in terms of the characteristics of development, location of development or the characteristics of the potential impact. The amendments to the scheme do not materially alter the nature of development in respect of its environmental impact from that of the previous approvals and there is no evidence to suggest that there have been any environmental changes to the site or surrounding area since the previous reserved matters application that would change the issuing of a negative screening opinion. Conclusion: The proposed new building would complement the principles of the wider development previously approved and would not appear out of keeping with the

character of the surrounding area. It would provide an attractive building reflective of modern brewery headquarters and would enhance the overall scheme. The development would support the growth of an important local business through the creation of a purpose built facilities and this would be supported by the ancillary uses which together will create an attractive venue with a focus on recreation. It is not considered that the development would have an undue impact on the highways network, surrounding residential properties, ecology or heritage assets and all negative impacts can be adequately mitigated. Given that there do not appear to be any material considerations which warrant the refusal of the application it is considered that the proposal is, on balance, acceptable and should be approved subject to the conditions set out at the beginning of this report. ______________________________________________________________________________________________________________________________________

18/1324/HH Registered Date Mr Alan Mcilmoyle 4th September 2018

Retention of a single storey extension between bungalow and garage

4 Cornfield Close, Littlethorpe, Leicestershire LE19 2JT

Report Author: Clementyne Murphy, Planning Officer Contact Details: Council Offices. Tel: 0116 272 7692 RECOMMENDATION: THAT APPLICATION 18/1324/HH BE APPROVED SUBJECT TO THE IMPOSITION OF THE FOLLOWING CONDITIONS: 1. Approved plans. 2. Materials to match those used in the existing building. NOTES TO COMMITTEE This application has been submitted by a member of staff at Blaby District Council and this is the only reason why this application has been brought to the Committee for determination. Relevant Planning Policy National Planning Policy Framework (March 2018 ) Planning Practice Guidance Blaby District Local Plan (Core Strategy) Development Plan Document (February 2013) Policy CS2- Design of New Development Policy CS24- Presumption in Favour of Sustainable Development Blaby District Local Plan (BDLP) (1999) (Saved Policies) Policy R1 - Residential Development within Primary Residential Areas Policy T6 - Parking and Servicing Consultations Narborough Parish Council - have no comments to make regarding this application.

Third Party Representations None. Relevant Planning History None. EXPLANATORY NOTE The Site and Proposal This application proposes the retention of a single storey ground floor extension to a bungalow which will link the existing detached garage to the main dwelling. The application site has a front drive with two vehicular accesses off Cornfield Close and is situated in the western corner of a cul de sac surrounded by bungalows of a similar design. The site is bounded to the rear by mature hedgerows and trees meaning there would be little to no overbearing impact to neighbours. There are no additional windows or doors to be added to the front of the property, apart from a small roof light, meaning there would be minimal change to the overall appearance. The proposal consists of the retention of the following works:- • A single storey extension situated between the existing bungalow and garage

with an overall width and length of approximately 2.3m x 6m • A pitched roof with a roof light over the new extension which sits in line with that

of the existing property. Planning Considerations The site is located within a Primarily Residential Area, as designated on the Proposals Map of the Blaby District Local Plan (1999) where Policy R1 allows for extensions to existing dwellings subject to the development complying with the specified criteria. By virtue of the proposal’s limited scale, single storey design, orientation and intervening boundary treatments, it is considered that the development would not have an overbearing impact, or cause any loss of light or privacy to its neighbouring properties. It is also considered that the proposal by virtue of its proposed design and materials, would appear consistent with the streetscene and would be in keeping with the character and appearance of the area. As such, the proposal will accord with Policy CS2 of the Blaby District Local Plan (Core Strategy) Development Plan Document (2013) and saved Policy R1 of the Blaby District Local Plan (1999).

There are no technical objections or highway implications arising as a result of this development. Accordingly, this application is recommended for approval subject to the proposed conditions. ______________________________________________________________________________________________________________________________________