Light industrial units at Thurlaston Sawmills Ltd, Thurlaston, Leicester

What was proposed

The application proposed replacing an industrial building and office with up to 3,546 square metres of research and development and light industrial floorspace.

“Demolition of an existing industrial building (Class B2) and ancillary office (Class E(g)(i)) and erection of buildings providing up to 3,546sq.m. of Research and Development / light industrial (Class E(g)(ii)(iii)) floor space, the closure and relocation of a vehicular access (all matters reserved except for access and scale).”

Officer report

The site and surroundings

The site is a former industrial area outside Thurlaston’s settlement boundary, with farmland, homes, boundary vegetation and a public footpath nearby.

“The application site is located northeast of the village of Thurlaston, on the south side of Enderby Road. A large, former agricultural building is located on the site, that fronts the public highway. Extensive areas of hard surfacing is present across the site. The site measures approximately 3.5 acres (1.4 hectares), with a grassed bund and fencing along the northern boundary (adjoining the road) and trees and hedgerows along the remaining boundaries.”

“The land immediately south and west of the application site is agricultural, as well as further north, across Enderby Road. Enderby Road Farm adjoins the site’s boundary to the east, however beyond this is also agricultural land. Thurlaston village is located to the southwest, with no. Tyers Close’s rear garden adjoining the corner of the site. A vegetated bund is sited along the site’s western edge, with three further agricultural field parcels.”

Officer report

Earlier site history

The site has a long history of approved sawmill, storage, office and workshop development, and an environmental screening opinion found no environmental impact assessment was required.

“13641 Erection of a single storey sawmill, timber store and offices, and formation of access. Approved 29.03.1965”

“24/03/EIASCR Environmental Impact Assessment Screening Opinion for demolition of existing building, closure of existing vehicular accesses, construction of new vehicular access, the erection of buildings for Class E(g) purposes (comprising up to 3,439sq.m. of floorspace), and associated landscaping, biodiversity net gain measures, and surface water drainage attenuation. EIA not required 10.06.2024”

Officer report

Why officers supported it

Officers considered the employment principle acceptable because the site was previously developed, allocated for employment and could meet demand for smaller industrial and research units.

“While the site is an existing employment area, the proposed development will intensify its use through increased floorspace. The Council's Economic Development Team has identified a significant shortage of smaller employment units in the District, particularly for light industrial and research and development (Class E(g)(ii) and E(g)(iii)) uses.”

“To summarise, the application site is located outside of the settlement boundary of Thurlaston, within land designated as ‘Countryside’ and is not within the most sustainable location (a ‘Smaller Village’ within the Council’s settlement hierarchy, where lower levels of growth should be provided).”

Officer report

Consultation responses

consultees raised issues requiring further information, but highways, ecology, drainage and environmental services ultimately raised no objections subject to conditions.

“July 2025: No objections subject to the imposition of conditions.”

“Leicestershire County Council, Developer Contributions – May 2025: No S.106 contributions are necessary for this development in respect of education (including early years), libraries and civic amenities. Leicestershire County Council, Ecology – April 2025: Holding objection – further information required.”

Officer report

Views from residents

One objection raised concerns about building visibility, light and noise, operating hours, vegetation screening and security at the pedestrian gate.

“One letter of objection to the scheme has been received, relating to the following concerns:”

“- Unclear what will be visible from Tyers Close as no height measurements given for the two storey buildings. - Light and noise pollution concerns. - Request restrictions on operational times. - Existing trees and other vegetation to be retained to shield views of the application site. - Request that the pedestrian gate has access control and appropriate security.”

Officer report

Who spoke

The ward member and the applicant’s agent each gave a five-minute presentation.

The committee’s decision

The committee approved the application subject to a section 106 agreement and conditions, adding a pedestrian gate to connect the site with the southern public footpath.

“Requirement to carry out infiltration testing prior to commencement of development. Proposed industrial units to be limited to 2-storeys in height. A pedestrian access gate shall be provided to the site's southern boundary, to provide access to the Public Right of Way, prior to first occupation. Details to be agreed at reserved matters stage.”

Minutes