79-home residential development at Land Adjacent To Ayston Road, Uppingham

The site and its setting

The 4.2-hectare arable field lies on Uppingham’s northern edge beside Ayston Road, adjoining homes to the south and agricultural land to the west.

“Site & Surroundings 1. The application site comprises a 4.2 hectare arable field located on the northern edge of Uppingham, lying immediately west of Ayston Road and south of the A47. The site forms part of a transitional landscape between the built edge of the town and its rural setting, with established hedgerows and mature tree belts defining much of the northern and eastern boundaries. The trees adjacent to Ayston Road are highway trees managed by Rutland County Council.”

“Ayston Road runs along the site’s eastern edge and provides its primary interface with the town. The site sits within Flood Zone 1 but is characterised by a pronounced south-to-north fall of approximately 8–12 metres, with the lower northern area forming a natural focus for drainage attenuation and public open space.”

Officer report

Why officers supported it

Officers considered the allocated site, housing need, revised design, affordable homes, highway changes and controlled technical impacts sufficient to support approval.

“06/06/2023 V1 13. Taking into account the site’s allocation in the Neighbourhood Plan, its sustainable location immediately adjacent to the planned limits of development, and the fact that the Local Planning Authority cannot currently demonstrate a five-year housing land supply, the principle of development is considered acceptable, subject to the detailed site-specific considerations set out below. Scale and Housing Mix 14.”

“The NP states that while these mixes are indicative, ‘provision on site will be considered on merit, referring to factors such as location, landscape, access and adaptability.’ The Strategic Housing Market Assessment allows for some flexibility taking into account changes in market conditions and housing need. To that end, the government’s current position towards housing need is acknowledged as a material consideration.”

Officer report

What consultees said

The latest scheme received support or no objection from key consultees, subject to conditions covering highways, drainage, ecology, noise and other matters.

“Final position - No objection subject to Sustainable drainage scheme • Surface water drainage phasing plan • Construction stage surface water management plan • Completion and maintenance of sustainable drainage scheme • Land drainage consent and evidence of discharge/access rights…”

“The submitted noise impact assessment highlights potential traffic noise issues for properties near the northern and eastern boundaries, with plot 19 requiring an additional noise barrier. The proposed layout protects outdoor spaces, meeting guidelines in BS8233:2014 and aligning with the NPPF.”

Officer report

What residents said

Residents objected to traffic, access, infrastructure, services, design, noise, pollution, sustainability and effects on neighbouring homes.

“Original scheme 15 objections received from local residents, including the ward Cllr, highlighting the following issues • Previous refusal on site • Proposed Ayston Road access is dangerous for traffic entering/exiting the site • Would add to existing traffic problems, including during construction • Traffic survey (Feb 2022) needs updating • Local services and infrastructure (school/doctors/shop) of town overstretched • Ongoing Leicester Road development covers…”

“Following the submission of revised plans/amended proposal, the application was put out to re-consultation, and resulted in a further 7 neighbour comments were received, highlighting the following issues • Concern over access/traffic flows/numbers/highway safety/traffic assessment • Questions over eco-friendly housing/environmental issues • Residential amenity impacts/noise/disturbance/pollution…”

Officer report

Who spoke

The committee heard from the applicant’s representative before members debated the application.

What members discussed

Members discussed traffic, site suitability, the neighbourhood plan allocation, highway capacity, open-space management, healthcare contributions and social housing arrangements.

“The development included significant open space, a play area, and biodiversity net gain measures. Maintenance of the green space would be secured through a Section 106 agreement, with Uppingham Town Council expressing interest in adopting the area and a 30-year management period established.”

“Members expressed concerns about increased traffic and site suitability, but it was noted that the site was allocated in the neighbourhood plan and full capacity assessments had been completed, with existing parking issues to be addressed separately by the Highways Department.”

Minutes

The committee vote

Councillor K Corby proposed approval, and the motion passed with ten votes in favour and one abstention.

“It was proposed by Councillor K Corby and seconded that the application be approved subject to the conditions in the report.”

“Upon being put to the vote, with ten votes in favour and one abstention, the motion was carried.”

Minutes