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Wymeswold Airfield

Strategic Development

Options Study

Planit-X Town and Country Planning Services

01664 568819

planit-x.co.uk

JANUARY 2013

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1 INTRODUCTION 1.1. In June 2012, Charnwood Borough Council published its Planning for Growth: Core

Strategy Supplementary Consultation document to explore options for housing growth over the period 2006 to 2028. The consultation document proposed three housing options that, taken together, would address the housing needs across the Borough until 2028:

1. South Charnwood: options for the area within and adjoining the Leicester

Principal Urban Area, including proposals for Birstall, Thurmaston, Syston, Anstey and the surrounding areas;

2. North Charnwood: options for the rest of the Borough, including Anstey and Syston; and

3. Options for the seven Service Centres (Anstey, Barrow Upon Soar, Mountsorrel, Quorn, Rothley, Sileby and Syston) in terms of the level of detail the Core Strategy should include.

1.2. An option for housing development east of Loughborough at Wymeswold Airfield

was not put forward. 1.3. On 27 September 2012, the Council’s Cabinet considered a report seeking approval

for an emerging development strategy to enable further traffic model testing and to guide the preparation of a pre-submission draft Core Strategy. The report included a summary of the responses to the 2012 Supplementary Consultation document. The responses included representations promoting alternative housing options, including the development of Wymeswold Airfield. A report of the Overview Scrutiny Group was also considered by Cabinet.

1.4. In response, Cabinet resolved that further work be undertaken to explore the

potential for developing Wymeswold Airfield for housing. The Cabinet decision was subsequently ‘called-in’ by the Scrutiny Management Board. Having considered the Board’s recommendations, on 25 October 2012, Cabinet resolved:

That further work be undertaken, to be brought back to Cabinet for consideration, setting

out the future development options for Wymeswold Airfield and that the legal status of this

option be legally confirmed prior to public consultation on the final Strategy.

1.5. The reasoning behind this resolution to further explore the housing development potential of Wymeswold Airfield was based upon:

its support from many members of the public; a view that it would be a more viable option should east Loughborough become

more accessible through transport network improvements, and the policy requirements set out in the Regional Plan, for housing to be prioritised

on the edge of existing urban areas, may be abolished.

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1.6. Advice on the legal status of the option has been sought separately, and is now available to view on the Borough Council’s website.

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2 WYMESWOLD AIRFIELD

LOCATION

2.1. Wymeswold Airfield, formerly known as RAF Wymeswold, lies some 5.6km east of the centre of Loughborough on the western extremity of the Leicestershire wolds. It is south-west of the village of Wymeswold, south-east of Hoton and north of Burton on the Wolds. The airfield lies east of the A60, north of the B676 and south of the A6006.

2.2. To the south-west of the airfield

are Prestwold Hall, a Grade I Listed Building, and the Grade II* Church of St Andrew. Prestwold Hall and church stand within Prestwold Park, a Grade II Historic Park and Garden. The Hall and grounds are now used for corporate entertainment.

2.3. The airfield site, including the Wymeswold Industrial Estate, extends to some 140ha.

HISTORY

2.4. RAF Wymeswold was opened on 16 May 1942 during World War II and was home to Wellington bombers, amongst other aircraft. It was not used for operations over Germany, but for training. It initially trained bomber pilots until 1944 and was then taken over by RAF Transport Command, to train Dakota pilots.

2.5. From 1949 it was part of Fighter Command, flying Spitfires until 1950, then Meteors,

although the aircraft were flown by the Royal Auxiliary Air Force. The Royal Auxiliary Air Force was disbanded in 1957, which led to the closure of the airfield, after it had served as a satellite station of RAF Syerston for its Jet Provost training aircraft.

2.6. It was closed as an RAF station in early 1957, although it continued to be used for

aircraft maintenance by various private organisations until 1968.

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CURRENT USE

2.7. Most of the former RAF Wymeswold now forms part of the Prestwold Estate, which consists of over 1,000 hectares of farmland, parkland and the airfield. Many of the original buildings remain and there is an industrial estate on the site.

2.8. The concrete runways are still in situ, criss-crossing each other in a triangular shape,

running ENE-SSW, NW-SW and SSW-NNE. Further concrete roadways run parallel to the perimeter of the airfield. Parts of these runways and roadways are used for motorsport and performance car driving experiences. Between the hardstandings are open fields that have been used for a mix of arable and pasture land.

2.9. Some of the airfield buildings, such as hangars and other smaller buildings, were

used to form Wymeswold Industrial Estate. The industrial estate is located on the east of the airfield, off Burton Lane, but is in separate ownership to the Prestwold Estate. Despite its locational disadvantages, the industrial estate is well occupied and has a range of modern and pre-war units providing space for some 40 businesses including Noble Boards, Bradgate Furniture, and Atol Building & Racking. The diverse nature of the uses on the estate is completed by a go-karting track. A water tower, central to the industrial estate, is a prominent feature on the skyline.

2.10. The former airfield control tower is now dilapidated and lies outside the industrial

estate. There are also small, temporary buildings associated with the motorsport activities on the airfield and some isolated small buildings remain from the airfield use. There is also a windsock and micro wind turbine on the airfield.

SITE DESCRIPTION

2.11. The site is generally flat, as is typical of airfields. The northern boundary is principally formed by mature hedgerows and trees, although there are five gaps (probably former airfield entrances) that are less well screened. At the north-eastern end of the airfield, the boundary is more open, with intervening fields and vegetation helping to reduce the site’s visibility from Wymeswold village. There are bunds around the west and south of the airfield and tree belts separate the site from Prestwold Park. The stretch of Burton Lane that borders the site to the east is lined by mature trees and hedgerows.

2.12. Excluding Wymeswold Industrial Estate, the site measures some 128ha, of which

around 30ha is runway, roadways and other hardstandings.

PLANNING HISTORY

2.13. There is an extensive planning history to the site and the most relevant planning decisions since 1999 are set out in Appendix 1.

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2.14. On 9 November 2012, planning permission (Ref: P/12/1781/2) was granted for the installation of a solar farm and associated infrastructure at Wymeswold Airfield. The proposed solar farm is to be constructed on significant areas of the former airfield, including the areas between the former runways, the strip of land along the northern boundary alongside Wymeswold Road and areas at the east end where the airfield is exposed to views from Burton Lane near the recreation ground (see Appendix 3). It would also affect fields alongside Burton Lane near to the industrial estate. The runways, hardstandings and land on the western part of the airfield would not be affected, allowing the existing performance car and driving experience business to continue.

2.15. The solar farm will generate electricity from daylight using the photovoltaic process. This is done by constructing long, parallel banks of free-standing photovoltaic panels, or arrays, on metal frameworks across the land surface. The process includes inverters and transformers to convert the low voltage DC current produced to the AC current used in the distribution network. The farm would have a capacity of up to 32MW. The applicant indicates that this would serve around 7,000 homes.

2.16. The panels would be a maximum of 3m in height but angled at 30o to the horizontal

and facing south. The arrays would be 4-5m apart. The lower level of the panels would be 600-900mm above ground level. The ground under the arrays would be a grass pasture, largely as at present. The various equipment housings would be up to 3.2m high and the various blocks of arrays would be fenced around with green security-style fencing with around 114 CCTV cameras placed on 4 metre-high supports. There would be no general lighting, although equipment housings may have individual external lights for emergency maintenance. Connection to the national grid would be via existing underground infrastructure serving the village of Cotes.

2.17. Construction would take 20 weeks. Access for construction would be from three

access points: the main access to the airfield on Prestwold Lane; the existing farm access south of the industrial estate access on Wymeswold Lane, Burton on the Wolds, and a new temporary access to Burton Lane, Wymeswold.

2.18. It is anticipated that the solar farm would be in operation for at least 25 years. After

this time the arrays work at around 80% of their original capacity.

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3 CHARNWOOD CORE STRATEGY

3.1. The Core Strategy Development Plan Document is the primary policy document the Council will be preparing as part of its Local Plan. It will establish the spatial strategy for future development in the Borough over the period 2006 to 2028.

ISSUES PAPERS 2004

TOWARDS A LOCAL DEVELOPMENT FRAMEWORK

3.2. In May/June 2004, the Council published an 'Issues Paper', called Towards a Charnwood Local Development Framework, as the first stage in the production of revised planning policy for Charnwood. The Paper was circulated to local groups and organisations and an exhibition toured the Borough seeking views on the key issues and choices facing the Borough.

3.3. Some 500 comments were received to the Issues Paper, and some of the key points

were summarised in an overview of comments report. A number of new settlement options were suggested, including east of Loughborough at Cotes, west of Hathern, east of Rearsby, Wymeswold Airfield and east of Cossington. Wymeswold Airfield was also suggested as a possible location for, variously, a proposed second Science Park for Loughborough, as a strategic employment site and as a Park-and-Ride site.

ISSUES AND OPTIONS 2005

3.4. The Council sent a draft version of the Core Strategy to key stakeholders in June 2005 to gain their initial views. It set out the broad issues and options for growth in the Borough. The Issues and Options paper recognised that a number of new settlement options have been considered in the past - including Wymeswold Airfield. However, it was concluded that a new settlement would not be in keeping with the strategy of urban concentration established in regional and strategic guidance. Furthermore, it was considered that there was sufficient land available in higher priority locations to meet development needs. Consequently, the options paper did not consider new settlement options as possible broad directions for growth.

3.5. Of the representations received, several suggested that Wymeswold Airfield should

accommodate the proposed science park (including support from Burton on the Wolds, Cotes & Prestwold Parish Council). The Prestwold Estate also promoted it for this use. No representations were received that promoted the airfield site for housing development.

PREFERRED OPTIONS 2006

CHARNWOOD 2021: PLANNING FOR OUR NEXT GENERATION

3.6. In February 2006 the Council published the Charnwood 2021: Planning for Our Next Generation Core Strategy Preferred Options Report for public consultation. The report set out a vision and the strategic objectives for a preferred strategy for Charnwood’s future development, concentrating growth within and adjoining

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Loughborough/Shepshed and the edge of Leicester. This preferred options paper and accompanying Sustainability Appraisal Report represented the first formal stage in the production of the Core Strategy.

3.7. Wymeswold Airfield was not identified as a preferred housing growth option (or for a

science park) for the reasons set out in paragraph 3.4 of this study, above. The report also highlighted that the villages of Wymeswold and Burton on the Wolds suffered from the impact of heavy goods vehicles using the east-west route from the A46 towards the M1.

3.8. A Sustainability Appraisal was published alongside the Preferred Options document.

Alternative directions for growth were appraised, but not a Wymeswold Airfield option.

3.9. The representations received were reported in a Summary of Comments. The report

highlighted concerns over loss of greenfield sites and lack of protection for countryside, nature or landscape. Conversely, there were views supporting the development of brownfield land such as at Wymeswold Airfield.

ISSUES AND ALTERNATIVE STRATEGIES 2007

PLANNING FOR OUR NEXT GENERATION: ALTERNATIVE STRATEGIES

3.10. In September 2007 the Council consulted key groups and organisations to ensure that all reasonable alternative approaches to meeting future development needs had been identified. In the Council’s Discussion Paper, four alternative development strategies were proposed:

Alternative Strategy 1: A Priority for Regeneration Alternative Strategy 2: A Priority for Economic Growth Alternative Strategy 3: A Priority for Safeguarding Environmental Features Alternative Strategy 4: A Priority for Local Needs

3.11. Strategy 3 aimed to safeguard the Borough’s environmental assets by directing development away from sensitive areas and safeguarding settlement identity. Wymeswold Airfield was identified as a component of a strategic development option that focussed on the re-use of brownfield land.

3.12. A paper summarising the workshops that formed part of the consultation process

noted various discussions about the potential for development at Wymeswold Airfield. Some workshop attendees felt that it would be better to direct housing development to Wymeswold Airfield rather than a greenfield site, although there were concerns that it was in an unsustainable location. Wymeswold Airfield was considered the only significant brownfield site likely to be available. Concerns were also raised about the impact that housing development there would have on nearby settlements.

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FURTHER CONSULTATION OCTOBER 2008

CHARNWOOD 2026: PLANNING FOR OUR NEXT GENERATION (FURTHER

CONSULTATION)

3.13. The 2006 preferred options were refreshed to take account of new legislation, emerging case law, the implications of the emerging East Midlands Regional Plan and government advice. In October 2008, the Charnwood 2026: Planning for Our Next Generation – Further Consultation Report was published for consultation along with a Sustainability Appraisal.

3.14. Six directions for growth options were considered for the Sub-Regional Centre of

Loughborough and Shepshed. These related to the west, south west, south and east of Loughborough and west of Shepshed (Options A-E). There was also a Wymeswold Airfield option (Option F; below) as it had been raised in response to previous consultation exercises as a suitable site for development as a previously developed site.

3.15. Based on the Sustainability Appraisal, it was concluded in the Core Strategy Further Consultation Document (2008) that the Wymeswold Airfield option was not a preferred option as it did not perform well across the range of social, economic and environmental sustainability criteria, as it:

would have a significant impact on the regionally important River Soar Valley

and nationally important ecological sites; would be a significant distance from the centre of Loughborough and higher

order services and employment, and has limited scope for physical links and integration with existing communities or

to tackle social exclusion issues.

There were also major concerns raised about the deliverability of this option, which would require significant road improvements that would need to cross the floodplain.

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3.16. Further, a freestanding new settlement would be contrary to the urban

concentration strategy set out in the Regional Plan underpinning the Core Strategy. 3.17. The public meetings and exhibitions held during the consultation period were well-

attended and the Council received over 1,500 responses. A Report of Consultation setting out the results of the consultation process showed Option F (Wymeswold Airfield) to be the most supported development option for growth at Loughborough/Shepshed, attracting 55 comments of which 43 were in favour and 10 against.

3.18. Following this consultation, there was further discussion with key stakeholders

regarding housing development options east of Loughborough. Nottinghamshire County Council, the adjoining highway authority, was concerned that Wymeswold Airfield was not well connected to an existing settlement and would be a free standing new settlement contrary to the East Midlands Regional Plan. The County Council was also concerned that the predicted traffic impact would be unacceptable even with mitigation packages. These observations were supported by Rushcliffe Borough Council.

CORE STRATEGY SUPPLEMENTARY CONSULTATION 2012

PLANNING FOR GROWTH: CORE STRATEGY SUPPLEMENTARY CONSULTATION

3.19. In June 2012, Charnwood Borough Council published its Planning for Growth: Core Strategy Supplementary Consultation document to explore options for housing growth over the period 2006 to 2028. The consultation document proposed three sets of housing options:

1. South Charnwood: options for the area within and adjoining the Leicester

Principal Urban Area, including proposals for Birstall, Thurmaston, Syston, Anstey and the surrounding areas;

2. North Charnwood: options for the rest of the Borough, including Anstey and Syston, and

3. Options for the seven Service Centres (Anstey, Barrow Upon Soar, Mountsorrel, Quorn, Rothley, Sileby and Syston) in terms of the level of detail the Core Strategy should include.

3.20. The east of Loughborough option at Wymeswold Airfield was not put forward. This

was because following the Core Strategy Further Consultation Document published in 2008, it was concluded that the site was dislocated from the urban centres of Loughborough and Shepshed and that a freestanding new settlement would be contrary to the urban concentration strategy underpinning the Core Strategy. Moreover, the option did not score well in the Sustainability Appraisal as other options.

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3.21. There were over 400 responses, and nearly 900 individual comments to the Core Strategy Supplementary Consultation Report (Report of Consultation). Wymeswold Airfield was again put forward as a brownfield housing development option. The comments relating to Wymeswold Airfield are summarised at Appendix 2.

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4 STRATEGIC CONTEXT

THE NATIONAL PLANNING POLICY FRAMEWORK

4.1. The National Planning Policy Framework (NPPF) sets out a framework to ensure that a presumption in favour of Sustainable Development is the basis for every plan and every decision. The NPPF must be taken into account in the preparation of the Charnwood Core Strategy. Those parts of the NPPF most relevant to the consideration of strategic development options for Wymeswold Airfield are set out below:

DELIVERING A WIDE CHOICE OF HIGH QUALITY HOMES

4.2. To boost significantly the supply of housing, the NPPF expects local planning authorities to identify a supply of:

specific deliverable sites sufficient to provide five years’ worth of housing

against their housing requirements with an additional buffer to ensure choice and competition in the market for land, and

specific, developable sites or broad locations for growth, for years 6-10 of the plan period and, where possible, for years 11-15.

4.3. Local planning authorities should also prepare a Strategic Housing Land Availability

Assessment to establish realistic assumptions about the availability, suitability and the likely economic viability of land to meet the need for housing over the plan period.

4.4. The NPPF recognises that the supply of new homes can sometimes be best achieved

through planning for larger scale development, such as new settlements or extensions to existing villages and towns that follow the principles of Garden Cities.

4.5. To promote sustainable development in rural areas, the NPPF is clear that housing

should be located where it will enhance or maintain the vitality of rural communities.

SUPPORTING A PROSPEROUS RURAL ECONOMY

4.6. To promote a strong rural economy, the NPPF requires local plans to support the sustainable growth and expansion of all types of business and enterprise in rural areas, including rural tourism and leisure developments in appropriate locations.

PROMOTING SUSTAINABLE TRANSPORT

4.7. The NPPF encourages solutions that support reductions in greenhouse gas emissions and reduce congestion. Plans should ensure developments that generate significant movement are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. Policies should aim for a balance of

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land uses within the area so that people can be encouraged to minimise journey lengths for employment, shopping, leisure, education and other activities.

4.8. In identifying development sites, plans should take account of whether opportunities

for sustainable transport can be taken up, reduce the need for major transport infrastructure, ensure safe and suitable access to the site can be achieved, and any necessary transport improvements are cost effective.

4.9. Larger scale residential developments should promote a mix of uses in order to

provide opportunities to undertake day-to-day activities including work on site. Key facilities such as primary schools and local shops should be located within walking distance of most properties.

PROMOTING HEALTHY COMMUNITIES

4.10. The NPPF states that the planning system can play an important role in facilitating social interaction and creating healthy, inclusive communities by delivering the social, recreational and cultural facilities and services the community needs.

MEETING THE CHALLENGE OF CLIMATE CHANGE AND FLOODING

4.11. Planning plays a key role in helping shape places to secure radical reductions in greenhouse gas emissions, minimising vulnerability and providing resilience to the impacts of climate change, and supporting the delivery of renewable and low carbon energy and associated infrastructure.

4.12. To help increase the use and supply of renewable and low carbon energy, local

planning authorities should consider identifying suitable areas for renewable and low carbon energy sources, and supporting infrastructure. They should also identify opportunities where development can draw its energy supply from decentralised, renewable or low carbon energy supply systems.

4.13. Inappropriate development in areas at risk of flooding should be avoided by directing

development away from areas at highest risk, but where development is necessary, making it safe without increasing flood risk elsewhere. Local Plans should be supported by Strategic Flood Risk Assessment.

CONSERVING AND ENHANCING THE NATURAL ENVIRONMENT

4.14. In preparing plans to meet development needs, the aim should be to minimise pollution and other adverse effects on the local and natural environment. Plans should allocate land with the least environmental or amenity value, where consistent with other policies in the NPPF.

4.15. The NPPF requires that planning policies should encourage the effective use of land

by re-using land that has been previously developed (brownfield land), provided that it is not of high environmental value.

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CONSERVING AND ENHANCING THE HISTORIC ENVIRONMENT

4.16. Local planning authorities should recognise that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably grade I and II* listed buildings, should be wholly exceptional.

ENSURING VIABILITY AND DELIVERABILITY

4.17. Pursuing sustainable development requires careful attention to viability and costs in plan-making. Plans should be deliverable. Therefore, the sites and the scale of development identified in the plan should not be subject to such a scale of obligations and policy burdens that their ability to be developed viably is threatened. To ensure viability, the costs of any requirements likely to be applied to development, such as requirements for affordable housing, standards, infrastructure contributions or other requirements should, when taking account of the normal cost of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable.

EAST MIDLANDS REGIONAL PLAN

4.18. In England, regional planning bodies produced Regional Strategies (RS) that set out a region’s planning strategy for a fifteen to twenty year period. The strategies reflected and built upon the policies at a national level.

4.19. The East Midlands Regional Plan (which together with the regional economic

strategy formed the East Midlands Regional Strategy) was published in March 2009. It provides a broad development strategy for the East Midlands up to 2026. The Regional Plan also contains the Three Cities Sub-Regional Strategy which provides additional advice for the cities of Derby, Leicester and Nottingham and the surrounding local planning authorities, including Charnwood Borough.

4.20. The Government announced in the Coalition Agreement its intention to “rapidly

abolish regional spatial strategies and return decision-making powers on housing and planning to local councils”. The objective was to make Local Plans, and where desired neighbourhood plans, the basis for local planning decisions.

4.21. The Localism Act 2011 repealed Part 5 of the Local Democracy, Economic

Development and Construction Act 2009, thereby removing the legal framework for the review of Regional Strategies or the adoption of new or revised Regional Strategies, and gave the Secretary of State powers to revoke in full or in part the existing Strategies by order.

4.22. The Government’s proposal is to replace the eight Regional Strategies outside London with a more localist planning system, together with incentives such as the

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New Homes Bonus, to encourage local authorities and communities to increase their aspirations for housing and economic growth.

4.23. Following a Strategic Environmental Assessment and consultation on the environmental impacts of abolition, the East of England Regional Strategy was revoked on 3 January 2013.

4.24. The environmental report on the likely significant environmental effects of revoking the East Midlands Regional Plan and the regional economic strategy was published on 23 October 2012. The Consultation period closed on 19 December 2012.

4.25. Although the Core Strategy must, at the present time, still be in general conformity with the East Midlands Regional Plan, for the purposes of this report we have assumed that the East Midlands Regional Plan will be revoked.

THE LEICESTER AND LEICESTERSHIRE HOUSING MARKET AREA

4.26. Public bodies have a duty to cooperate on planning issues that cross administrative boundaries. The Government expects joint working on areas of common interest to be diligently undertaken for the mutual benefit of neighbouring authorities. Local planning authorities should work collaboratively on strategic planning priorities to enable delivery of sustainable development.

4.27. There are a number of forums within the Leicester and Leicestershire Housing

Market Area (HMA) which promote joint work and delivery of housing, employment and key infrastructure. However, notwithstanding the likely revocation of the East Midlands Regional Plan, there is no strategic planning framework for the HMA to replace the Regional Plan’s strategy of urban concentration. The urban concentration strategy has guided the preparation of all the Core Strategies in the HMA to date, and moving away from this common approach presents some risks.

4.28. Informal discussion with officers from other HMA planning authorities (Blaby District,

Hinckley & Bosworth Borough, Leicester City, Melton Borough, North West Leicestershire District, and Oadby & Wigston Borough councils) suggests that a proposed housing development of 1,000-2,000 homes at Wymeswold Airfield would be unlikely to raise significant concerns. A larger development that would direct development away from the Leicester Principal Urban Area or other centres would present more of a problem in terms of potentially undermining their own development strategies. Concerns would be raised if Charnwood Borough Council did not provide for a suitable housing provision in the Borough and/or Principal Urban Area.

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5 KEY ISSUES

5.1. Local authorities are required to carry out a Strategic Housing Land Availability Assessment (SHLAA) to identify future sources of land for housing. Strategic Housing Land Availability Assessments are a key component of the evidence base to support the delivery of sufficient land for housing to meet the community's need for more homes. The preparation of Charnwood Borough Council’s SHLAA follows a methodology jointly agreed by local planning authorities comprising the Leicester and Leicestershire Housing Market Area.

5.2. Wymeswold Airfield was submitted for consideration by a member of the public

during the preparation of the 2008 SHLAA. It was identified as an ‘excluded’ site because MVA’s Transport Assessments (2008) found a comprehensive development area at Wymeswold Airfield was the worst performing of all growth options tested in terms of potential adverse traffic impacts (see below).

5.3. Although Charnwood Borough Council’s 2012 Strategic Housing Land Availability

Assessment continues to exclude Wymeswold Airfield from consideration, the identified site is shown to extend to some 128ha (Reference PSH87, Appendix 4). The agreed methodology uses a formula to determine a site’s net developable area and its residential capacity. For sites over 35ha, 50% of the site area is considered developable and 30 dwellings per hectare used as an indicative minimum development density. Therefore, taking account of the need to provide essential infrastructure, it is anticipated that the site could accommodate some 1,920 dwellings.

BROWNFIELD LAND

5.4. For those supporting the identification of Wymeswold Airfield as a strategic housing development site, the principal justification is that they regard it as brownfield land (previously developed land).

5.5. Previously developed land is defined in the NPPF Glossary as land which is or was

occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time is excluded.

5.6. The full extent of the airfield site is 139.6ha, of which 11.4ha is the Wymeswold

Industrial Estate. The runways, roadways and hardstandings occupy a further 29.6ha. Assuming the retention of the industrial estate as part of a mixed-use scheme, the maximum developable area is 128ha, of which almost 80% is agricultural, woodland or otherwise green. Therefore to some extent the site has blended into the landscape. Nevertheless, from the appearance of the site and the continued

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presence of the former runways, roadways, buildings etc., its previous military use remains obvious and therefore it may be considered as previously developed.

5.7. Notwithstanding whether the site can be regarded as previously developed land, the

NPPF does not support a ‘brownfield first’ approach to the release of housing sites. In the appeal at Burgess Farm, Hilton Lane, Worsely, Manchester (APP/U4230/A/11/2157433) the Secretary of State:

‘...gives less weight to the sequential approach to the release of sites. National planning policy in the

Framework encourages the use of previously developed land, but does not promote a sequential

approach to land use. It stresses the importance of achieving sustainable development to meet

identified needs’.

SUSTAINABLE TRANSPORT

5.8. Outside of the cities, Loughborough is the one of the largest centres in the East Midlands and is integral to the economic success of Charnwood Borough. It is a thriving commercial centre with strong associations, not only with further and higher education, but also engineering and pharmaceuticals. It is the main retail and cultural centre in the Borough, boasting a varied shopping experience, Leisure Centre, Museum and Town Hall Theatre. The presence of Loughborough University is significant for the local economy and stands it apart from many other centres. In order to minimise journey lengths for employment, shopping, leisure, education and other activities, Loughborough should be the principal location for new development in the area. If it is easy to walk, cycle or use public transport to access facilities, the number and length of car journeys, and consequent carbon dioxide emissions (the primary cause of man-made global warming), can be reduced.

5.9. Charnwood Borough Council commissioned transport consultants MVA to prepare a

number of reports to inform the Charnwood Local Development Framework Core Strategy. A transport model was used to assess the various options put forward in the 2008 Consultation. The Model used several stages to determine the base level of existing capacity across the Borough in terms of both public transport capacity and strategic road network capacity. The Model then considered a range of potential mitigation measures to off-set the impacts of further housing in the locations identified by the Borough Council in the 2008 document, and then ranked those options in terms of their ability to accommodate housing development.

5.10. The Model used a “Congestion Index” to provides a weighted measure of the total

congestion across the modelled highway network, and it increases exponentially as the “value” (or impact) of congestion on a link (a piece of road connecting one destination with another) per kilometre increases. In simple terms, the higher the Congestion Index, the lower the ability of the strategic highway network and public transport to develop the capacity necessary to mitigate against the effects of new housing development in terms of impact on highways.

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5.11. For the purposes of this study, the outputs are not directly applicable as the quantum of development proposed to the east of Loughborough was, at 4,875 dwellings, well beyond the capacity of the airfield site. However, there are some broad conclusions that can be drawn. The model concluded that the Congestion Index (without mitigation) was almost as high for Wymeswold Airfield and the nearby East of Loughborough at Cotes option, known as “Option 10” and “Option 9” respectively, as for any other growth option.

5.12. The Model took four of the 22 Options initially presented forward for modelling with

mitigation measures. The Wymeswold Airfield option was not taken forward on the basis that its impact would be broadly similar, although further exacerbated, to the East of Loughborough at Cotes option. As a result, the additional findings in respect of Option 9 are worth reviewing since the impact of development at Wymeswold Airfield will be more extreme than that under Option 9.

5.13. Compared to the other three Options, Option 9 scored worst against the Congestion

Index, even with all the mitigation measures, which included park-and-ride development and a significant increase in public transport accessibility. A key finding is that not one of the potential “non-car” mitigation measures (park-and-ride; bus enhancements; smarter choices (that is, behavioural change)), whether together or in isolation, would result in a decrease in the Congestion Index should housebuilding take place in the Cotes area.

5.14. In taking account of the highways mitigation measures - either a partial or full

eastern distributor road - having added them to the non-car measures, again there was negligible improvements that could be yielded whether taken in isolation or together. The overall conclusions were that the impact on the A60, which runs through the Cotes option and on into Loughborough, was the primary reason for the significant negative impact and the effect could not be ameliorated to any great degree even with the application of all the mitigation measures available. These findings are applicable to the airfield site.

5.15. An additional consideration was the cost required to implement these measures.

The Cotes option, with a full eastern distributor road would cost some £16,700 per dwelling to implement. With just a partial distributor road, the cost dropped to £9,300 per dwelling; this is still more than double the cost per dwelling than the mitigation measures would cost for the other 3 options, and even then the positive impact on congestion would be negligible.

5.16. Given the statement that the Wymeswold Airfield site would have a worse impact

than that identified for the Cotes site, the transport impact of development in this location must be considered as being both high and negative in comparative terms to land elsewhere in the Borough.

WYMESWOLD AIRFIELD

STRATEGIC DEVELOPMENT

OPTIONS STUDY

19

5.17. The transport modelling has shown that the Wymeswold Airfield option is both difficult to mitigate against and expensive to mitigate.

CONSTRAINTS

5.18. Consideration has been given to physical or environmental constraints or risks associated with the site, such as physical access restrictions, contamination, stability, flood risk and the need to protect natural resources.

FLOOD RISK

5.19. Charnwood Borough Council commissioned ENTEC to undertake a Strategic Flood Risk Assessment (SFRA) of the Borough. A specific assessment is made of the Wymeswold Airfield strategic development option. The SFRA notes that, aside from more generic concerns such as likely fluvial flooding and the blockage of culverts, the key issues will be to manage runoff and design any distributor road crossing the Soar floodplain so as to not impede flood conveyance.

BIODIVERSITY

5.20. An Extended Phase 1 Habitat Survey & Species Study of the potential strategic development areas was carried out in 2008. This was supplemented by a Borough-wide Phase 1 Survey in 2012.

5.21. Within the boundaries of SHLAA site PSH87 (Wymeswold Airfield) there is a variety

of habitat including mixed plantation and parkland habitat associated with Prestwold Hall.

5.22. Within 1km there are 13 Local Wildlife Sites, mainly comprising neutral lowland

meadows. Neutral lowland grassland, a Section 41 habitat of principal importance, is vulnerable to increased nutrient inputs such as from dog walking, nutrient deposition from increased traffic pollution and salt deposition from road gritting in winter. It is also vulnerable to changes in management, localised trampling and erosion, and changes in the hydrological regime, including water quality.

5.23. Other habitats of principal importance which are found within the site or in its

vicinity are ponds and hedgerows. Ponds can be adversely affected by changes in hydrology, nutrient input and pollution. Ponds and hedgerows can be adversely affected by isolation and fragmentation at the landscape scale.

5.24. There are several linear features running across and on the edge of the site, such

hedgerows, which function as wildlife corridors. They provide connectivity between habitats and routes for species movement at the landscape scale, particularly in the context of climate change. These features can be easily interrupted and their function diminished or entirely lost.

WYMESWOLD AIRFIELD

STRATEGIC DEVELOPMENT

OPTIONS STUDY

20

5.25. Beyond the site there are two statutory SSSIs; one at Loughborough Meadows and Cotes Grassland, and a Local Nature Reserve at Bishop Meadow. Wymeswold Airfield is more than 1km away, so the greatest potential detrimental impact, besides changes in hydrology, would be through a direct land-take from an associated link road.

5.26. A survey of the site and adjoining land was undertaken in connection with the

planning application for the installation of a solar farm and associated infrastructure. There was some evidence of bats roosting in derelict buildings on the site.

LANDSCAPE AND TOWNSCAPE

5.27. The airfield is on a plateau above Loughborough and therefore although it may not be visible from Loughborough, it may be visible within the wider Wolds area.

5.28. Development on Wymeswold Airfield has the potential to significantly affect the

character and rural separation and setting of Wymeswold, Hoton, and Burton on the Wolds through visual impact and through increases in traffic generated by the development. These villages would be much smaller in scale to a strategic housing allocation at Wymeswold Airfield.

5.29. Any new highway provision required to serve the development option would pass

through the sensitive Soar Valley landscape and could introduce a number of large structures.

HERITAGE ASSETS

5.30. As noted elsewhere, Wymeswold Airfield is a World War II military airfield, identified in the National Record of the Historic Environment, and as such is considered to be an important asset by English Heritage. This does not, however, provide it with any statutory protection.

5.31. No important buildings are within the Airfield site itself, although the nearby

Prestwold Park, itself a Grade II Historic Park and Garden, contains several Listed Buildings, including Prestwold Hall (Grade I) and Church of St Andrew (II*). Development at Wymeswold Airfield could change the setting of Prestwold Park as it would surround much of the boundary with urban development. However, it is considered likely that any negative effects occurring as a result of housing development on the airfield site could be mitigated against.

5.32. A Scheduled Ancient Monument - an ancient village - is nearby, at Cotes, although it

is not considered that development at Wymeswold Airfield would be likely to affect its setting.

WYMESWOLD AIRFIELD

STRATEGIC DEVELOPMENT

OPTIONS STUDY

21

AVAILABILITY

5.33. The applicants for the Solar Farm proposal, Lark Energy, advised on 4 January 2013 that a contractor has been appointed and steps have been taken to discharge the conditions to the planning permission. Construction work is due to begin during the next two weeks with completion by the end of March 2013. Contractual agreements with all stakeholders are to be completed in the week beginning 7 January 2013.

5.34. Notwithstanding changes to the Renewables Obligation (RO) in April 2013, Lark

Energy advise that should the development not be completed by the end of March, this will not prevent its completion and connection to the power grid.

5.35. The solar farm requires a £35m investment. This is based on the project being in

place for at least 25 years with an option to extend the life of the solar farm beyond this period. There is a reasonable prospect of the solar farm being operational for longer than 25 years, and perhaps as long as 40 years, as there will be an on-going programme of repair and replacement of solar arrays. Upon the solar farm becoming non-operational, the arrays and associated infrastructure will be removed and the site restored to its original condition. All of the equipment can be removed at this point. The framing is attached to the land via steel uprights which are driven into the land without concrete. The only concrete on site is for the foundations of the inverter and switchgear housing and the fence posts. Everything else is piled or trenched.

EAST OF LOUGHBOROUGH AT COTES OPTION

5.36. Jelson Homes and Davidsons Developments have been working with the Prestwold Estate to promote an eastern extension to Loughborough to help meet future housing requirements. An indicative masterplan has been prepared for a new neighbourhood for Loughborough, focused on Cotes, to provide around 800 homes, supporting community facilities and 5ha of employment land. This is known as the East of Loughborough at Cotes option.

5.37. As part of the Code for Sustainable Homes, housing developments have to be built to

increasingly challenging carbon reduction targets. It was envisaged at the time the solar farm was first discussed, that it may be possible to offset some of the requirements of the Code through off-site renewable energy projects (‘allowable solutions’). Therefore, in Lark Energy’s lease with the Prestwold Estate, there is provision for the solar farm to be offered as an allowable solution should the East of Loughborough at Cotes option come forward. The final definition of an allowable solution has not yet been confirmed by Government so the solar farm may or may not qualify. If it does not, or if the East of Loughborough at Cotes option does not go ahead, Lark Energy have advised that there will be no impact on the delivery of the solar farm.

WYMESWOLD AIRFIELD

STRATEGIC DEVELOPMENT

OPTIONS STUDY

22

5.38. It should be noted that both the proposed East of Loughborough at Cotes site and Wymeswold Airfield are owned by the Prestwold Estate. Edward Packe-Drury-Lowe, who is responsible for the management of the Estate, has confirmed his support for the Cotes Garden Suburb and the solar farm project. It should be noted that while the residential development of Wymeswold Airfield was considered some 10-15 years ago, the Prestwold Estate has no intention of promoting the airfield as a strategic housing site through the current Core Strategy programme.

CHARNWOOD SUSTAINABLE COMMUNITY STRATEGY

5.39. Charnwood Together is the Local Strategic Partnership for Charnwood Borough, and its role of guiding the work of partnerships and agencies in securing the economic, social and environmental wellbeing of the Borough is set out in its 2008 Sustainable Community Strategy (SCS). Although it does not form a part of the Development Plan, the Core Strategy must have regard to the SCS in order to be found sound at independent examination.

5.40. The Sustainable Community Strategy’s vision is:

An improved quality of life for everyone living and working in Charnwood.

5.41. To achieve this Vision, four themes are identified under which a variety of Strategic Objectives (SOs) are grouped. A matrix showing how the Airfield site could contribute to the achievement of these Strategic Objectives is set out at Appendix 5.

5.42. As with other potential strategic housing options, the development of the

Wymeswold Airfield site would help contribute to meeting housing needs objectives and provide opportunities to introduce sustainable design and construction techniques. Development can also be reasonably assimilated into the landscape.

5.43. However, because the Wymeswold Airfield site is isolated from Loughborough,

cycling and walking to the town would be impractical. Development in this location could be expected to generate significant travel for the higher order needs of the new residents. Even with significant investment in public transport, it is likely to be difficult to develop this location sustainably. As a consequence, the development of this site would impact negatively on strategic objectives that seek to reduce the need to travel, provide accessible services, support the strengthening of existing communities and promote carbon reductions. Furthermore, the site performs poorly against objectives that aim to protect biodiversity and heritage assets.

WYMESWOLD AIRFIELD

STRATEGIC DEVELOPMENT

OPTIONS STUDY

23

6. CONCLUSIONS

6.1. Throughout the process of preparing the Charnwood Core Strategy, the identification of Wymeswold Airfield as a strategic housing development site has gained support during consultation with local people. Many regard the site as brownfield land that it is relatively free from physical or environmental constraints or risks.

6.2. It is, however, significant that the NPPF does not support a ‘brownfield first’

approach to the release of housing sites and instead promotes the importance of achieving sustainable development in meeting identified housing needs. In this regard, Wymeswold Airfield performs poorly as a housing site when compared with other, better located options. In particular, the site has poor access to the jobs, health and community services, education, shops, leisure, open space and sport and recreation facilities available in Loughborough.

6.3. A strategic housing growth option at Wymeswold Airfield would perform poorly even

with significant, and costly, public transport and highway improvements. Even with these applied, the airfield site would perform worse than other strategic development options in terms of congestion.

6.4. Development in this location will potentially affect 3 statutory ecological sites, some

non-statutory sites, habitats of importance and wildlife corridors. Furthermore, the scale of growth would not be in keeping with the character of nearby settlements and could lead to the coalescence of the villages of Hoton, Wymeswold and Burton on the Wolds.

6.5. As a consequence, the site has performed poorly when tested alongside other

strategic housing options through Sustainability Appraisal and when measured against the strategic objectives of the Charnwood Sustainable Community Strategy.

6.6. Planning permission has recently been granted for the installation of a solar farm and

associated infrastructure at Wymeswold Airfield. Construction is due to start soon, and £35m is being invested in the project on the assumption that the solar farm will be in place for at least 25 years. The owners of the airfield, the Prestwold Estate, support the project and the airfield site is not being made available or promoted for housing development. Instead, Jelson Homes and Davidsons Developments have been working with the Prestwold Estate to promote an eastern extension to Loughborough at Cotes. As a consequence, there is no realistic prospect that housing will be delivered on the site within the Core Strategy plan period (to 2028). Once the solar farm is decommissioned, the site will be restored to its original condition. It may be that the redevelopment of the site for housing will then become a deliverable option for consideration against prevailing planning policies.

WYMESWOLD AIRFIELD

STRATEGIC DEVELOPMENT

OPTIONS STUDY

24

6.7. It can therefore be concluded that, notwithstanding the anticipated revocation of the East Midlands Regional Plan, Wymeswold Airfield is not a sustainable strategic option for housing development. Its identification in the emerging Core Strategy would be contrary to national policy and the proposal would not support the wider community objectives outlined in the Charnwood Sustainable Community Strategy. The likely development of a solar farm on the site means that the site is also unavailable for any alternative development, a situation that has been confirmed by the landowner. This commitment to developing the solar farm is such that it is highly unlikely that Wymeswold Airfield will be deliverable or developable as a strategic housing option before the solar farm’s expected decommissioning at least 25 years from now. Aside from the inherent sustainability concerns over the site, it will be some ten years beyond the end of the Core Strategy plan period before it is likely to even become available for alternative development.

25

APPENDIX 1: RELEVANT PLANNING HISTORY (1999 ONWARDS)

Application

Ref.

Proposal Decision Issued

P/99/2394/2 Use of land west of Prestwold Hall, Wymeswold Airfield

and Hangar no. 4 for recreational activities, including

vehicle driving karts, quad bikes, Honda pilots, two 4 x 4

courses, road and rally training, and siting of 3 temporary

buildings and helicopter landing strip. (15.78ha).

Refused and

appeal

dismissed

14-08-2001

P/01/0853/2 Use of land west of Prestwold Hall, Wymeswold Airfield

and Hangar No. 4 for recreational activities including

vehicle driving, carts, quad bikes, Honda pilots, 4x4

course, road and rally training, and siting of 3 temporary

buildings. (15ha) (Resubmission - Planning Application

P/99/2394/2 refers

Approved 25-09-2001

P/04/0684/2 Change of use of land for the use of wind-powered

vehicles (land yachts)

Approved 10-05-2004

P/04/1901/2 Retention of use of runways etc. at Wymeswold Airfield

for training and vehicle demonstration for customers and

staff of vehicle manufacturer and distributors.

(Resubmission without noise bunds -P/03/1604/2 refers).

Appeal allowed 23-04-2007

P/06/1296/2 Continued use of runways, perimeter tracks and

associated areas (including hanger 4) at Wymeswold

Airfield for: (A) driving activities for recreational purposes

and for corporate staff development activities. (B) vehicle

driver training (excluding training for racing or other

competitive driving activities. (C) demonstration of motor

vehicles by or for staff and customers (including

prospective customers) of vehicle manufacturers and

vehicle distributors

Withdrawn 01-01-2006

P/10/1887/2 Change of use of land at Prestwold Park and Wymeswold

Airfield for non-motorised sporting activities and training.

Approved 12-11-2010

P/11/1602/2 Erection of 2x wind turbine and outer building to house

electrical equipment relating to wind turbine operation.

Approved 03-01-2012

26

Application

Ref.

Proposal Decision Issued

P/12/0539/2 Change of Use to touring caravan site. Erection of single

storey reception and warden's block, amenity block, play

area and landscaping including bunds

Approved 26-06-2012

P/12/0627/2 Change of use of land to vocational driver training facility

and continued siting of cabin and clubhouse.

Approved 20-06-2012

P/12/1766/2 Change of use from agriculture to recreation associated

with airfield motor-based leisure activities. Relocate

diner, two huts and toilet cubicles. Re-siting of viewing

mound onto grass verge. Siting of temporary marquee.

Formation of access track to rear of diner heading north-

south direction off the north western runway. Creation of

hardcore path from track to toilet cubicles. Erection of 2

portacabins on north western runway.

Approved 15-10-2012

P/12/1968/2 Application for permanent permission to change the use

of land at Prestwold Park and Wymeswold Airfield for

non-motorised sporting activities and training. Temporary

permission P/10/1877/2 refers

Approved 26-10-2012

P/12/1781/2 Installation of solar farm and associated infrastructure. Approved 09-11-2012

27

APPENDIX 2: CORE STRATEGY SUPPLEMENTARY CONSULTATION 2012- SUMMARY OF REPRESENTATIONS RELATING TO WYMESWOLD

AIRFIELD

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Mrs M Berrington CSSC435 Resident Support Concern over effect development near Shepshed would have on highways. Concern over loss of agricultural land. Wymeswold Airfield mentioned as the primary alternative with good public transport links

Duplicate of CSSC 434

Mr L M Berrington

CSSC434 Resident Support Concern over effect development near Shepshed would have on highways. Concern over loss of agricultural land. Wymeswold Airfield mentioned as the primary alternative with good public transport links

Duplicate of CSSC 435

Jelsons Limited CSSC428 Housebuilders Support Reference legal requirement for solar PV farm to power housing development at "Cotes Garden Suburb"

Duplicate of CSSC 427

Davidsons Development Limited

CSSC427 Housebuilders Support Reference legal requirement for solar PV farm to power housing development at "Cotes Garden Suburb"

Duplicate of CSSC 428

Garendon Park & Countryside Protection Group

CSSC426 Residents Group

Support Evidence (specifically transport modelling) used in decision-making flawed. Provisions of Localism Bill [sic] ignored

Jelsons Limited CSSC431 Housebuilders Support Concerns over access/egress in times of flood not supported by EA - although acknowledged that further modelling may be required. EA also state development would improve A60 solely on flood risk issue. Disagree that land physically connected to Loughborough is the most sustainable. Garendon Park SUE delivery rates unrealistic. Further reference to legal requirement for solar PV farm to power housing development at "Cotes Garden Suburb"

See CSSC 427 / 428 / 430

28

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Davidsons Development Limited

CSSC430 Housebuilders Support Concerns over access/egress in times of flood not supported by EA - although acknowledged that further modelling may be required. EA also state development would improve A60 solely on flood risk issue. Disagree that land physically connected to Loughborough is the most sustainable. Garendon Park SUE delivery rates unrealistic. Further reference to legal requirement for solar PV farm to power housing development at "Cotes Garden Suburb"

See CSSC 427 / 428 / 431

Ms Suzanne Arthur

CSSC423 Resident Support Concern over effect development near Syston would have on highways and effect on village identities. Concern over loss of agricultural land. Wymeswold Airfield mentioned as an alternative

D M Toms CSSC389 Resident Support No more than 2,200 dwellings needed in Charnwood [no evidence provided]. Wymeswold Airfield mentioned as an EXAMPLE of a brownfield site, not as a fundamental support

Mr P J T Barnett CSSC381 Resident Support Concern over effect development near Syston would have on highways and effect on village identities. Concern over loss of agricultural land. Wymeswold Airfield mentioned as an alternative. General support for house-building in Loughborough. Wymeswold Airfield mentioned as potential alternative

B Weston CSSC367 Resident Support Wymeswold Airfield mentioned as an example of a brownfield site, not as a fundamental support - support raised for development all over Borough

Duplicate of CSSC 366

Mr Geoffrey Weston

CSSC366 Resident Support Wymeswold Airfield mentioned as an example of a brownfield site, not as a fundamental support - support raised for development all over Borough

Duplicate of CSSC 367

Mr John E Newton

CSSC365 Resident Support Support for Wymeswold Airfield as implicit reference to its being preferable to greenfield development. Concern over how development at Shepshed would negatively impact on highways, services (doctors, dentists, schools) and loss of amenity land

Garendon & Ashby Labour Party

CSSC364 Political Party Support West Loughborough SUE has twice been "rejected in recent public consultations" [these are 2004 and 2008]. Wymeswold Airfield (a) is PDL, (b) would offer services not available in nearby villages, (c) would "rebalance the Loughborough conurbation", (d) would have least impact on Grade II agricultural land, (e) would provide for good transport choice through train and bus

Ms Pamela Ede Cooper

CSSC383 Resident Support Concerns over loss of good quality agricultural land at Garendon Park. Wymeswold Airfield supported as preferred option without justification

29

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Mrs Hellen Jarvis CSSC382 Resident Object Concerns over highways impact / safety, flood risk, biodiversity, loss of Grade II agricultural land, existence of a SAM, loss of Cotes' village identity.

Dr Matthew O'Callaghan

CSSC345 Resident Support Rejects all development locations for various reasons (highways, agricultural land, loss of village identity, limited planning gain, loss of Green Wedge, effect on SAM, effect on Charnwood Forest, no Housing Needs Assessment), except Wymeswold Airfield which is PDL and could enable an eastern bypass for Loughborough

Professor John Remedios

CSSC344 Resident Object General support for a development strategy that concentrates development on Loughborough, Shepshed alongside limited expansion of Service Centres. Concern over flood risk issues associated with Wymeswold Airfield.

Mrs Julie Foster CSSC336 Resident Support Concern that development in Garendon Park area would result in loss of an AONB, biodiversity and result in extra pressure on highways. Support for Wymeswold Airfield on a "PDL-first" basis

Garendon Park & Countryside Protection Group

CSSC388 Residents Group

Support Concern that development in Garendon Park area would result in loss of an AONB, biodiversity and result in extra pressure on highways and have negative effects on settlements' historic settings, cultural environment and soil resources. Wymeswold Airfield supported as a manner of contributing to "the Eastern Loughborough Gateway" strategy historically favoured by CBC. Would also enable housing development to take place "all the way to the A46 providing housing development for the foreseeable future".

See CSSC 85 / 234

Mr Nick Toms CSSC331 Resident Both Rejects Urban Concentration policy as being based on RSS policy, but then states that development east of Loughborough - i.e. Wymeswold Airfield - would be remote from the SRC and "vulnerable to the effects of the flood plain".

Mrs Pam Green CSSC328 Resident Support Concern over effect development near Syston would have on highways and effect on village identities. Concern over loss of agricultural land. Support for Wymeswold Airfield on basis that it is PDL. Support for removing policy requiring 43% of new homes built adjacent to PUA to consider all of Borough for the housing numbers

30

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Parkers of Leicester Limited

CSSC387 Unknown - listed as "Farming (Mixed)" on 192.com but based in Braunstone

Object Conflict with RSS Urban Concentration policy, is less sustainable and impacts on open countryside. Also, scale (of "1,000 homes") is "at the margins of viability for a full range of local services and facilities, especially given its remoteness from the urban area and the catchments would not overlap". Representor is supporting South Loughborough development option

Mr Terry Simmons

CSSC386 Resident Support Wymeswold Airfield supported as it is PDL.

Cllr Jewel Miah CSSC322 Elected Members

Neither No support for Wymeswold Airfield, merely a desire to see it included for further consideration. Questions LLITM's accuracy

CBC Councillor for Loughborough Lemyngton

Mr Hans Butler CSSC321 Resident Support Support for Wymeswold Airfield inasmuch as development there will not affect character of Loughborough and is PDL

Mr Paul Clothier CSSC320 Resident Support Wymeswold Airfield is not in FZ. Eco-town development supported. Would create possibility for bypass of Wymeswold and Burton on the Wolds. Support also given to other development options in Borough

Dr David Robinson

CSSC319 Resident Support Wymeswold Airfield supported as it is PDL and located close to Loughborough train station

Hoton Parish Council

CSSC385 Parish Council Object A local PC. Reference to Landscape Sensitivity Report [LCA?] as evidence to demonstrate Wymeswold Airfield is significantly detached from Loughborough. Quantum of development ("800 dwellings") insufficient to generate a self-sufficient new settlement. Wymeswold Airfield is contrary to urban concentration. General concern over impact of development on highways, village character, flood risk.

See CSSC 375

Burton/Cotes & Prestwold Parish Council

CSSC375 Parish Council Object A local PC. Wymeswold Airfield is contrary to Urban Concentration strategy underpinning Core Strategy. General concern over impact of development on highways, village character, flood risk.

See CSSC 385

Mr Nick Booth CSSC307 Resident Support Support for Wymeswold Airfield inasmuch as it seems to have been discounted too readily - general objections to coalescence of and amount of development already taking place in Service Centres

31

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Mrs Joy Upjohn CSSC306 Resident Support Concern that development in Garendon Park area would result in loss of an AONB, biodiversity and result in extra pressure on highways and drains. Support for Wymeswold Airfield on "PDL-first" and promoting Garden Cities bases

Duplicate of CSSC 304

Wymeswold Parish Council

CSSC315 Parish Council Object A local PC. General objection to land east of Loughborough. Concerns over (1) traffic, (2) effect on floodplain, (3) lack of services (none of the nearby villages are Service Centres), and (4) increase in private vehicle usage that would result from locating housing where there are few services

Mr Mike Upjohn CSSC304 Resident Support Concern that development in Garendon Park area would result in loss of an AONB, biodiversity and result in extra pressure on highways and drains. Support for Wymeswold Airfield on "PDL-first" and promoting Garden Cities bases

Duplicate of CSSC 306

Mrs Lynda Freestone

CSSC296 Resident Support Concern over loss of agricultural land in general. Support for Wymeswold Airfield on "PDL-first" basis

Ms Christine A Barton

CSSC284 Resident Support Concern over effect development near Shepshed would have on highways. Support for Wymeswold Airfield on "PDL-first" basis

Miss Julie Harrald CSSC310 Resident Support Desire not to see development occur on Garendon Park. Wymeswold Airfield supported as it is PDL.

Mr Laurence Emmitt

CSSC244 Resident Support Merit in a Sustainable New Urban Development at Cotes or Wymeswold

Mr Stephen Smith CSSC243 Resident Support Desire not to see development occur on Garendon Park. Wymeswold Airfield supported inasmuch as "all sites should be considered in the consultation process in an equal manner" [Representor seems unaware that Wymeswold Airfield has been excluded following a previous consultation]

Mr L M Berrington

CSSC220 Resident Support Highways in Shepshed are insufficient to cope with new development. Wymeswold Airfield and Cotes Garden Suburb would realise "more opportunities for better transport". Reference made to nearby train stations and car levels on existing road network

Barkby & Barkby Thorpe Action Group

CSSC219 Residents Group

Support Supports Wymeswold Airfield primarily on basis that it is brownfield. Notes that [impending] revocation of RSS would enable the site to again be considered favourably as the Urban Concentration policy would no longer exist

See CSSC 53 / 157

Mr John Kershaw CSSC198 Resident Support Concern over effect on attractive area of countryside (Garendon Park). Queries why Wymeswold Airfield is not the preferred option

32

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Anstey Parish Council

CSSC197 Parish Council Support Support for Wymeswold Airfield on basis that it "would significantly reduce the impact of development on other parts of the Borough"

Mr John Putt CSSC184 Resident Support Concern over effect of development on south Loughborough in terms of loss of area of outstanding beauty. Wymeswold Airfield suggested as an alternative option

Shepshed Countryside Protection Group

CSSC234 Residents Group

Support Object to more housing development in Shepshed. Support for Wymeswold Airfield on basis that its development will provide much-needed infrastructure to Wolds villages and prevent loss of countryside

See CSSC 85 / 388

Mr Michael Barnwell

CSSC222 Resident Support No housing should be built on Garendon Park. Support for Wymeswold Airfield purely on a "PDL-first" basis

Barkby & Barkby Thorpe Parish Council

CSSC157 Parish Council Support Concern on highways impact that would result from development in South Charnwood. Supports Wymeswold Airfield primarily on basis that it is brownfield and requests that 43% of new dwellings be built on the PUA fringe be lifted to enable this

Shepshed Town Council

CSSC131 Parish Council Support Support for Wymeswold Airfield on "PDL-first" basis and its development would create a New Town, rather than piecemeal development across the Borough

Mr Andrew Rossell

CSSC204 Resident Support Development on Garendon Park is unpopular. Support for Wymeswold Airfield on a "PDL-first" basis, and its development would create a New Town

Not a duplicate of CSSC 118

Mr Andrew Rossell

CSSC118 Resident Support Development on Garendon Park would result in traffic problems. Support for Wymeswold Airfield on a "PDL-first" basis, and its development would create a New Town

Not a duplicate of CSSC 204

Vanda Mason CSSC201 Resident Support Development on Garendon Park is unpopular, would result in traffic problems and loss of greenfield land. Support for Wymeswold Airfield on a "PDL-first" basis

Duplicate of CSSC 199

Ken Mason CSSC199 Resident Support Development on Garendon Park is unpopular, would result in traffic problems and loss of greenfield land. Support for Wymeswold Airfield on a "PDL-first" basis

Duplicate of CSSC 201

Mrs Linda Ward CSSC117 Resident Support Concern over effect of housing development in Garendon Park on traffic, flooding and biodiversity. Support for Wymeswold Airfield on a "PDL-first" basis, amid loss of Loughborough / Shepshed / Hathern Green Wedges

33

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Mr Richard Fairgrieve

CSSC116 Resident Support Concern over effect of housing development in Garendon Park on traffic. Support for Wymeswold Airfield on a "PDL-first" basis, and its development would create a New Service Centre to continue to grow beyond the Plan period. Also notes low air quality in Loughborough

Loughborough Churches Partnership

CSSC114 Amenity Groups

Support Support for Cotes Garden Suburb as its development would create a New Service Centre [similar support for land at Hathern]

Not a duplicate of CSSC 84

Mrs Ruth Allison CSSC107 Resident Support Concern over effect of housing development in Quorn on traffic.Support for Wymeswold Airfield on a "useless PDL-first" basis, and creation of a satellite village on Wymeswold Airfield is preferable to destruction of the Soar Valley character

Lynn Stewart CSSC105 Resident Support Support for Wymeswold Airfield on a "PDL-first" basis

Mrs Patricia Murphy

CSSC97 Resident Support Concern over effect of housing development in Shepshed on traffic. Support for Wymeswold Airfield on "PDL-first" basis, plus provision of facilities needed in the Wolds area

Mrs Lynda Needham

CSSC85 Resident Support Concern over effect of housing development in Shepshed on traffic. Support for Wymeswold Airfield on "PDL-first" basis, plus provision of facilities needed in the Wolds area, plus improved public transport provision that would result

See CSSC 234 / 388

Loughborough Churches Partnership

CSSC84 Amenity Groups

Support Support for Wymeswold Airfield as its development would create a sustainable urban development, but cannot be considered as an extension to Loughborough

Not a duplicate of CSSC 114

Margaret Wortley CSSC251 Resident Support Concern over effect of housing development in Shepshed on traffic, and loss of Garendon Park green wedge. Support for Wymeswold Airfield in the context of East Loughborough on basis that its development will provide AH and public transport improvements given proximity to the train station

Duplicate of CSSC 249

Mr Michael Wortley

CSSC249 Resident Support Concern over effect of housing development in Shepshed on traffic, and loss of Garendon Park green wedge. Support for Wymeswold Airfield in the context of East Loughborough on basis that its development will provide AH and public transport improvements given proximity to the train station

Duplicate of CSSC 251

34

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Rachael Hayhurst CSSC56 Resident Support Development on Garendon Park would result in traffic problems and loss of greenfield land. Support for Wymeswold Airfield on a "PDL-first" basis

Not a duplicate of CSSC 122

Mr Owen Bentley CSSC53 Resident Support Concern on highways impact that would result from development in South Charnwood. Supports Wymeswold Airfield primarily on basis that it is brownfield and requests that 43% of new dwellings be built on the PUA fringe be lifted to enable this

See CSSC 157 / 219

Mrs Lana Willson CSSC43 Resident Support Development on Garendon Park would result in loss of greenfield land and biodiversity. Wymeswold Airfield supported as it is PDL.

Dr Anthony Ward CSSC38 Resident Support Support for Wymeswold Airfield basis that its development would create a New Service Centre to continue to grow beyond the Plan period.

Mr John Catt CSSC34 Resident Support Development on Garendon Park would result in loss of beautiful area. Support for Wymeswold Airfield and Cotes Garden Suburb to better balance the western expansion of Loughborough

Mr Tim Willson CSSC33 Resident Support Development on Garendon Park would result in loss of beautiful area. Wymeswold Airfield supported as it is PDL and could provide an eco town solution

Dr Eric Goodyer CSSC30 Resident Support Concern over merger of Syston with Thurmaston. Support for Wymeswold Airfield on a "PDL-first" basis

Mr David Woolley CSSC146 Resident Support Development on Garendon Park would result in loss of greenfields. Support for Wymeswold Airfield on a "PDL-first" basis

Mr Geoff Brookes CSSC26 Resident Support Public opinion is in favour of the Wymeswold Airfield option

Mr Jeff Pitchers CSSC145 Resident Support Development on Garendon Park would result in loss of separation between Loughborough and Shepshed. Wymeswold Airfield supported as it is PDL and would reduce development pressure on Loughborough

Mrs Kathleen Hill CSSC143 Resident Support Garendon Park should not be built on. Support for Wymeswold Airfield on a "PDL-first" basis

Duplicate of CSSC 142

Mr Christoper Hill CSSC142 Resident Support Garendon Park should not be built on. Support for Wymeswold Airfield on a "PDL-first" basis

Duplicate of CSSC 143

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Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Mr Brian Wall CSSC225 Resident Support Public opinion is in favour of the Wymeswold Airfield option. Support for Wymeswold Airfield on a "PDL-first" basis; reference also made to Localism Bill [sic]

Duplicate of CSSC 226

Mrs Valerie Wall CSSC226 Resident Support Public opinion is in favour of the Wymeswold Airfield option. Support for Wymeswold Airfield on a "PDL-first" basis; reference also made to Localism Bill [sic]

Duplicate of CSSC 225

Ms Hazel Rennick CSSC223 Resident Support Objects to development on Garendon Park. Support for Wymeswold Airfield, but not explained

Dr Anant Ghelani CSSC13 Resident Support Concern over increased noise and air pollution that would result from more housing development near the M1. Support for Wymeswold Airfield, but not explained

Ms Lia Dowds CSSC221 Resident Support Development on Garendon Park would result in loss of beautiful area. Support for Wymeswold Airfield on basis that its public access and biodiversity losses will be lower than on Garendon Park

Dr Roger Knott CSSC151 Resident Support Support for Wymeswold Airfield on "PDL-first" and promoting Garden Cities bases. Also reference to loss of agricultural land

Mrs Mary Draycott

CSSC8 Resident Support Development on Garendon Park would result in loss of separation between Loughborough and Shepshed and increase pressure on existing services. General support for a development strategy that seeks a "contained new settlement". Supports Wymeswold Airfield inasmuch as it could fulfill this function

Mrs Elaine Phillips

CSSC150 Resident Support Development on Garendon Park would result in loss of green wedge and agricultural land. Support for Wymeswold Airfield on a "PDL-first" basis and development there would improve the economy of the local villages

Duplicate of CSSC 148

Ms B Bambrough CSSC5 Resident Support Development on Garendon Park would result in loss of separation between Loughborough and Shepshed. Support for Wymeswold Airfield on a "PDL-first" basis

Mr Shaun Phillips CSSC148 Resident Support Development on Garendon Park would result in loss of green wedge and agricultural land. Support for Wymeswold Airfield on a "PDL-first" basis and development there would improve the economy of the local villages

Duplicate of CSSC 150

Mr Roger Butler CSSC144 Resident Support Support for Wymeswold Airfield on a "PDL-first" basis

36

Representor Comment

ID

Type of

Representor

Support /

Object to

Wymeswold

Airfield Site

Summary of Comments Other

Mr David Wheeler

CSSC1 Resident Support Support for Wymeswold Airfield on "PDL-first" basis, and it would also prevent coalescence of Loughborough with Hathern and Shepshed

Patricia Harberd CSSC141 Resident Support Development on Garendon Park would result in loss of beautiful area. Support for Wymeswold Airfield on basis that its public access and biodiversity losses will be lower than on Garendon Park

Duplicate of CSSC 140

Mr Peter Harberd CSSC140 Resident Support Development on Garendon Park would result in loss of beautiful area. Support for Wymeswold Airfield on basis that its public access and biodiversity losses will be lower than on Garendon Park

Duplicate of CSSC 141

Ms Barbara Nunn CSSC155 Resident Support Support for Wymeswold Airfield and Cotes Garden Suburb on a "PDL-first" basis. Reference also to Garden City approach advocated in NPPF

Rachael Hayhurst CSSC122 Resident Support Development on Garendon Park would result in loss of beautiful area used for leisure and agricultural purposes. Wymeswold Airfield supported as it is PDL.

Not duplicate of CSSC 56

Mr Robert Cornes CSSC120 Resident Support Wymeswold Airfield supported over and above Garendon Park as it is PDL.

Mr T Goddard CSSC119 Resident Support Wymeswold Airfield supported inasmuch as its inclusion for consideration is requested. No explanation as to why the request is made

Mrs Angela Barnett

CSSC45 Resident Support Concern over loss of identity of several settlements (Syston, Queniborough, East Goscote, Barkby, Barkby Thorpe) that would result from development near those settlements. Support for Wymeswold Airfield on a "PDL-first" basis

37

APPENDIX 3: PROPOSED SOLAR FARM, WYMESWOLD AIRFIELD

38

APPENDIX 4: 2012 STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENT- SITE PSH87 WYMESWOLD AIRFIELD

39

APPENDIX 5: WYMESWOLD AIRFIELD STRATEGIC HOUSING OPTION ASSESSED

AGAINST SUSTAINABLE COMMUNITY STRATEGY STRATEGIC OBJECTIVES

Strategic Objective Contribution that Wymeswold Airfield might make to Strategic Objective

SO1

To reduce social exclusion and deprivation and increase educational attainment particularly in those parts of the Borough identified as areas of relatively higher need, for example the priority neighbourhoods of Loughborough East, Loughborough West, Mountsorrel and South Charnwood.

-

The priority neighbourhoods are some way from Wymeswold Airfield such that any potential benefits would be limited.

SO2

To reduce the need to, and distance of, travel by car and increase use of walking, cycling and public transport. In particular to improve access by public transport to key services and facilities including the key employment centres of Loughborough, Leicester and East Midlands Airport.

Although the development of the site would support a range of facilities, it is isolated from Loughborough, making cycling and walking to the town impractical. Development in this location could be expected to generate significant travel for the higher order needs of the new residents. Even with significant investment in public transport it is likely to be difficult to develop this location sustainably.

SO3

To secure the provision of accessible facilities and services to meet the needs of all local people, having regard to the particular needs of the young, old and “hard to reach”.

Although the development of the site would support a range of facilities, it is isolated from Loughborough, making cycling and walking to the town impractical. Development in this location could be expected to generate significant travel for the higher order needs of the new residents.

SO4

To protect and reassure our communities through the reduction of crime, anti-social behaviour and the fear of crime.

-

SO5

To promote stronger, cohesive and balanced communities having regard to changes in demographics, for example influencing the type of housing provision.

Housing development at Wymeswold Airfield could provide a mixture of housing types, sizes and tenures to reflect the local housing needs.

SO6

To promote health and well-being, for example by ensuring that residents have access to health care, local parks, green spaces and natural environment, the countryside and facilities for sport and recreation, creative and community activities.

-

Wymeswold Airfield is located away from health care, formal recreation facilities and green spaces, although its proximity to several public footpaths would enable some positive contribution towards the provisions of SO6

40

Strategic Objective Contribution that Wymeswold Airfield might make to Strategic Objective

SO7

To reduce contributions to climate change and to promote prudent use of resources through patterns of development, design, transport measures, reducing the use of minerals, energy and water and minimising waste and encouraging recycling in support of achieving a carbon neutral borough.

Although the development of the site would support a range of facilities, it is isolated from Loughborough, making cycling and walking to the town impractical. Development in this location could be expected to generate significant travel for the higher order needs of the new residents. Even with significant investment in public transport it is likely to be difficult to develop this location sustainably. New development here, as elsewhere, will provide opportunities to reduce greenhouse gas emissions, reduce energy and water consumption and construct buildings able to adapt to climate variations through sustainable design and construction techniques. However, development would lead to the loss of an opportunity for a solar farm.

SO8

To develop integrated transport schemes and measures to improve safety and reduce the adverse environmental and other impacts of traffic on local communities, for example in and around Loughborough and settlements close to Leicester.

Although the development of the site would support a range of facilities, it is isolated from Loughborough, making cycling and walking to the town impractical. Development in this location could be expected to generate significant travel for the higher order needs of the new residents. Even with significant investment in public transport it is likely to be difficult to develop this location sustainably.

SO9

To protect the historic environment and identity of the Borough’s locally distinctive towns, villages and neighbourhoods.

The scale of growth would not be in keeping with the existing character of nearby settlements and could lead to the coalescence of the villages of Hoton, Wymeswold and Burton on the Wolds

SO10

To reduce the risk to people and properties through flooding in vulnerable locations such as parts of Loughborough and the Soar and Wreake Valley villages.

- The SFRA states that flooding issues arising from development in the area are ameliorable.

SO11

To protect the special and distinctive qualities of all landscapes, and to pay special attention to impacts upon Charnwood Forest and its environs and to support the National Forest Strategy.

The airfield is on a plateau above Loughborough and therefore although it may not be visible from Loughborough, it may be visible within the wider Wolds area.

SO12

To maintain and enhance the range of ecological sites, habitats and species found in Charnwood and seek to deliver biodiversity gain and reverse habitat fragmentation.

Development in this location will result in the loss of greenfield land and potentially affect 3 statutory sites, non-statutory sites, habitats of importance and wildlife corridors

SO13

To create distinctive and quality places for local people by requiring high design and increasingly higher environmental standards in new development and by encouraging improvements in existing properties to be more environmentally friendly.

New development here, as elsewhere, will provide opportunities to reduce greenhouse gas emissions, reduce energy and water consumption and construct buildings able to adapt to climate variations through sustainable design and construction techniques.

41

Strategic Objective Contribution that Wymeswold Airfield might make to Strategic Objective

SO14

To sustain and enhance Loughborough town centre as a prosperous, attractive and vibrant destination for shopping, entertainment and leisure as well as a place to live.

-

It is considered unlikely that any significant benefits can be afforded Loughborough Town Centre through the development for housing of the Wymeswold Airfield site.

SO15

To capitalise on the benefits of Loughborough University, especially those associated with its reputation as a centre of sporting excellence, research into innovation, new technologies and sustainability.

- Housing development at Wymeswold Airfield is unlikely to contribute towards SO15

SO16

To ensure that there is a network of vibrant ‘local’ centres so residents have access to a range of shops, services and facilities.

-

Housing development on Wymeswold Airfield would not be sufficient to enable any of the nearby settlements to become a ‘local’ – or, in the Core Strategy context, ‘service centre’. As a result, housing development at Wymeswold Airfield is unlikely to positively contribute towards SO16

SO17 To meet needs for homes, including affordable housing in line with regional requirements.

Housing development at Wymeswold Airfield, as with other sites, would help meet the need for new housing (including affordable housing).

SO18

To provide all communities in Charnwood with access to quality jobs and improved standards of life by safeguarding key employment sites and creating opportunities for new high quality employment sites, including a new Science Park at Loughborough.

-

The retention of Wymeswold Industrial Estate would provide the future occupants of new housing development at Wymeswold Airfield with some limited access to jobs.

SO19

To encourage the local economy towards a higher share of higher value, higher quality, innovative industries and services and ensure labour market balance by providing for a mix of jobs and access to training including those for less skilled members of the community.

-

SO20

To encourage thriving and diverse sustainable rural enterprise and farming and the promotion of local foods and local energy sources.

Almost 80% of the site is agricultural, woodland or otherwise green.

SO21

To continue to improve partnership working with a view to achieving better outcomes for the Charnwood Together vision.

-