290 dwellings at Sysonby Farm, Melton Mowbray

What was proposed

The application sought reserved matters approval for 290 dwellings, associated works and several conditions under an existing outline permission.

“Reference Number: 23/00287/REM Proposal: Application for approval of Reserved Matters for the appearance, layout, scale and landscaping of 290 dwellings, associated works and discharge of conditions 5 (Design Code), 7 (Housing Mix), 12 (Climate and Energy Efficiency), 14 (Construction Traffic Management Plan), 25 (GCN and Bat Strategies) and 26 (Biodiversity Management Plan) pursuant to outline permission ref: 18/00359/OUT”

Officer report

The site and its history

The site was 20.31 hectares of agricultural land within the Melton North Sustainable Neighbourhood, with outline permission granted for up to 290 homes and associated development.

“Align with the principles of the MNSN Masterplan and Local Plan Policies • Respect the character and amenity of surrounding areas • Deliver significant public benefits including housing, infrastructure, and community facilities. Main Report 2 The Site 2.1 The application site comprises 20.31 hectares of agricultural land which is at present divided into 6 field parcels, intersected by two minor watercourses.”

“The site does not form part of a conservation area, nor does it have any other statutory designation (AONB, SSSI etc.) 2.4 The principle of development is established in approval of the outline consent decision dated 15.12.2020 application reference 18/00359/OUT. In addition, the site is allocated in the adopted Local Plan within the Melton North Sustainable Neighbourhood (MNSN), subject to compliance to the policies within the overarching policy SS5.”

Officer report

What consultees said

Highways, ecology, drainage and conservation consultees ultimately supported the proposal or raised no objection, with outstanding technical matters addressed through conditions or later approvals.

“While Condition 5 remained technically unresolved, the LHA acknowledged that outstanding issues could be addressed through a Section 38 Technical Approval process. No further objections were raised, and the layout was deemed suitable for adoption.”

“Lead Local Flood Authority (LLFA) The LLFA reviewed the drainage strategy for the Sysonby Farm development across three stages: Initial Review (June 2023): • Raised concerns over significant changes to the drainage layout, including consolidation of multiple ponds into three larger basins. • Requested, revised attenuation calculations to confirm basin capacity and evidence or inclusion of source control SuDS (e.g. permeable paving).”

Officer report

What residents said

Twenty-two objections from fifteen households raised concerns about environmental effects, flooding, services, traffic, housing design, crime, construction and community facilities.

“Perimeter Fencing should be 1.2m at the front and 1.8m at the sides/rear, using materials in keeping with the development. Policing Resources: • An expression of interest was made for a Section 106 contribution to support increased policing capacity due to the anticipated demand from the new development.”

“Lack of public transport, especially beyond Palmerston Road. • Concerns about traffic congestion, pollution, and road safety. Housing Mix and Design • Objections to the placement of affordable housing directly behind existing homes on Dickens Drive. • Perceived mismatch between proposed terraced housing and existing detached homes. • Fears of property devaluation, loss of privacy, and overbearing design. • Requests for better transition in housing types and layout.”

Officer report

Who spoke

The Planning Development Team Leader presented the application and updates, while no public speakers addressed the committee.

The committee’s decision

Councillor Browne proposed approval with the updated conditions, and Councillor Allnatt seconded the motion.

“Councillor Browne proposed that the application be approved as set out in the recommendation of the report including the updated conditions at paragraphs 12.2, 12.3, 12.3.1 and 12.4.”

Minutes

How members voted

Members unanimously approved the application subject to the Section 12 conditions and specified updates concerning parking, school access, crossings and play areas.

“RESOLVED That the application be APPROVED subject to :”

“(d) Paragraph 12.4 – Amend the condition – Prior to the occupation of 50% of the approved dwellings, the play area shown on drawing M040/PL/01 Rev H shall be fully provided and made available for use. The play area shall include Local Area(s) for Play (LAP) and Local Equipped Area(s) for Play (LEAP), designed and installed in accordance with Fields in Trust guidance and relevant safety standards (EN1176/EN1177).”

Minutes

Why it was approved

The committee found that the scheme would provide needed housing and infrastructure, maintain acceptable amenity and highway safety, and accord with relevant policies and the masterplan.

“The development would not unduly compromise residential amenity and is acceptable in highway safety terms. The proposed appearance, layout, scale, and landscaping are considered appropriate and reflect the character of the surrounding residential areas.”

“Overall, the proposals would accord with local plan policies listed above, the requirements of the NPPF, supporting Supplementary planning guidance documents and the principles of the MNSN Masterplan.”

Minutes

The updated conditions

The updated conditions covered the revised layout for parking, school access visibility, the crossing and lining works, and play provision before occupation milestones.

“(a) Paragraph 12.2 – Relates to parking and turning facilities to be implemented in accordance with the Planning Layout Drawing. The Planning Layout drawing has been revised. Amend the condition to reflect the revised planning layout drawing number Revision H.”

“(c) Paragraph 12.3.1 – Amend condition - Prior to first occupation of the 29th dwelling, or first use of the primary school, whichever comes sooner, the parallel crossing and lining works shall be implemented in general accordance with School Road Crossings and Road Markings…”

Minutes