Up to 130 homes at Land East Of Zouche Way, Bushby

What was proposed

An outline application sought up to 130 homes, public open space, sustainable drainage and associated infrastructure, with access from Uppingham Road considered.

“25/01496/SCR Request for Screening Opinion in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 for a proposed outline planning application (with all matters reserved except for means of access from Uppingham Road (A47)) for residential development of up to 130 dwellings including public open space, sustainable drainage system and associated infrastructure…”

Officer report

The site and surroundings

The 7.22-hectare site is agricultural pastureland east of Bushby, north of Uppingham Road, with two field parcels, hedgerows, trees and sloping land.

“The site covers 7.22 hectares and is currently used as agricultural pastureland. It comprises two field parcels, connected by intervening land. The southern parcel adjoins Uppingham Road and is bounded to the south and east by hedgerows and mature trees. To the west, adjoining the Zouche Way development, the boundary is marked by a post- and-rail timber fence and, in places, a gappy hedgerow with mature trees.”

“The application site, along with the recent development along Zouche Way, lies on the southern side of the Thurnby Brook valley, with the watercourse defining the northern edge of the Site and the lower extent of the landscape. Levels across the site generally slope downwards to the north away from the A47. The southern part of the site slopes steeply from Uppingham Road northwards towards a disused railway line.”

Officer report

Earlier planning history

Earlier applications for up to 125 and 150 homes were refused, while a discount foodstore application south-west of the site was approved.

“The following are relevant applications on land to the south-west of the application site:”

“Erection of a discount foodstore (Use Class E) with access, parking, landscaping and other associated works Approved 29.04.2026”

Officer report

What people said

Local groups and residents objected to the development’s scale and raised concerns about countryside, traffic, flooding, ecology, heritage, services and residential amenity.

“One of Bushby's defining characteristics is the green, peaceful, village environment founded on its agricultural location. • The development would be out of keeping and harm the character and appearance of Bushby and the landscape • Development proposal bears no meaningful relationship to its rural setting • The unspoilt natural beauty of the area is enjoyed by residents and the loss of this is unacceptable • Cumulative impact of the proposed housing with a new Lidl…”

“Residential amenity issues • Adverse impact for existing residents from traffic and the scale and density development proposed. • Development would result in unacceptable overlooking, loss of privacy and an overbearing impact on houses on Harcourt Grove • Development would result in overshadowing and loss of daylight to nearby properties and gardens • The development would result in noise and disturbance during construction and once occupied.”

Officer report

Who spoke

The applicant’s agent spoke, and the committee questioned speakers and officers before commenting on the application.

The vote

The recorded vote was nine for approval, with no votes against and no abstentions.

“25/01615/OUT – Land East of Zouche Way, Bushby The Strategic Growth Officer introduced the report in respect of application 25/01615/OUT, Land East of Zouche Way, Outline application for up to 130 dwellings (access off A47 to be considered). Representations were heard from the applicant’s agent, Chloe French.”

“Against: Abstain: Therefore, Planning Permission was approved for the reasons set out in the report, subject to the recommended conditions set out in Appendix A, the completion of a satisfactory S106 agreement as set out in Appendix B and the following additional note: For the avoidance of doubt the submitted masterplan is not approved. The applicant is asked to consult with the Local Planning Authority when producing its reserved matters masterplan for this approval. 9.”

Minutes