Two retail units at Unit 10 And 11 Fosse Park West, Grove Way, Enderby

What was proposed

The application sought to subdivide Unit 10/11 into two retail units and increase the main terrace from eight to nine units.

“The application has been submitted under Section 73 of the Town and Country Planning Act 1990 to amend conditions proposed on the most recent amended consent, 24/0117/VAR. That consent was granted on 4 th June 2025 and was itself a variation to the original Fosse Park West permission (15/0577/FUL) and proposed the subdivision of another unit, Unit 3, at Fosse Park West. The application proposes to amend conditions 1 and 2 attached to planning permission 24/0117/VAR.”

“The subdivided Unit 10 is proposed to be 465 sq m and Unit 11 605 sq m. The total number of units in the main retail terrace will increase from 8 to 9. The application therefore proposes the following amended wording to condition 2: Previous wording: “The main retail terrace shown on plan 14173-0303-04 (Proposed Block Plan – Main Terrace) shall comprise of no more than 8 units, no individual Class E(a) retail unit shall have a ground floor gross internal area of less…”

Officer report

The site

Fosse Park West is an out-of-town shopping centre at Enderby, forming part of a larger retail and food-and-beverage destination.

“Fosse Park West (previously known as ‘Castle Acres’ was granted planning permission in 2017 (in application 15/0577/FUL) and was built on the former site of Everards Brewery. The development was an extension to the existing Fosse Park Shopping Centre (which already comprised of Fosse Park North…”

Officer report

What officers recommended

Officers recommended approval, finding that the sequential test was passed, impacts on higher-order centres were not significantly adverse, and the change represented managed growth.

“Fosse Park is classed as an ‘out of centre’ location in adopted and emerging development plans and planning policy therefore directs new development and extensions to higher order retail centres, the so-called ‘town centre first’ approach. Policy CS13 provides the policy context for retail development in the district, whilst the National Planning Policy Framework is a material consideration of critical importance.”

“Officers consider that the sequential test has been carried out comprehensively and with an appropriate degree of flexibility based on units in higher order settlements available at the time. The applicant does not consider an impact assessment to be required as the proposal is not ‘new development’ but rather a reconfiguration of floorspace.”

Officer report

Objections received

Highcross Leicester and Leicester City Council raised concerns about retail impacts, smaller units, weakened controls, the sequential test and the retail hierarchy.

“The reasons for objection are summarised below, alongside responses provided on behalf of the applicant to the objections, and the view of Officers in relation to each reason: Harm to the vitality and viability of Leicester city centre: The subdivision would increase the smaller retail units in an out of centre location, and, similar to the Leicester City Council objection, the objection from Highcross Leicester argues that this would make it more attractive to…”

Officer report

Public speaking

The agent was allowed five minutes to address the committee.

The committee’s decision

The application was approved subject to conditions controlling the plans, unit numbers and sizes, uses, parking, landscaping, lighting and access arrangements.

“That application 26/0205/VAR be approved subject to the following conditions:”

“Planning Committee - Thursday, 3 September 2026 7. Units 2, 14 and 15 limited to Class E(b) and limits on floor space for each unit. Limit of 5,422 sq m for Unit 1 and limit of 3,537 sq m for ground floor area. Limit of 6,689 sq m for Unit 12 and limit of 2,871 sq m for ground floor area. No more than 5% of any unit in E(a) use to be used for the sale of ancillary food and drink for consumption off the premises. 11.”

Minutes