A suite of technical surveys and assessment work have been carried out to inform the proposed scheme. A summary of the key technical work is set out below.
The proposed access for the development will be a single priority T-junction from Laughton Road. The existing speed limit at the proposed access is 60mph. As part of the proposals, the speed limit will be reduced. This will be supported through the inclusion of traffic calming features to ensure that vehicles are travelling at reduced speeds when passing the site and entering Lubenham.
Pedestrian infrastructure will be provided which links the site to the existing provisions on Laughton Road, to support sustainable trips to and from the facilities in the village. Future residents will be encouraged to consider sustainable travel choices as part of the Travel Plan co-ordination for the site, which will aim reduce the vehicle trips generated by the development.
It has been determined through desk top studies that there are no existing traffic issues within Lubenham during the typical morning and evening peak periods. In addition, a study of vehicle collisions within the surrounding highway network show that there are no road safety concerns which would be negatively impacted by the proposed development. The speed limit reduction proposed on Laughton Road, would present a safety improvement for all road users in this area.
The formation of the proposed parameters has been landscape-led, responding positively to the character of the area, seeking to retain the distinct landscape features and integrate the proposal within the local landscape and the context of the existing settlement edge. The development will preserve the overriding features of the site and field patterns, retention and enhancing the existing hedgerow and tree network wherever possible. New landscaping along the north and east boundaries will help mitigate impact upon the most sensitive visual receptors.
The overall visual appearance of the site will be optimised. The naturally falling gradient towards the watercourse provides opportunity to create sustainable drainage attenuation and public open space for biodiversity, access, recreation and play. New accessible footpaths and cycleways will traverse through green space and connect with the existing settlement area to the northeast, including the disused railway line accessible from the proposal and develop new connections with the River Welland, permissive routes and surrounding open countryside.
To facilitate the proposed development no significant tree loss will be required for the built development. It is envisaged that the vast majority of trees will be retained and incorporated into the development. A short section of hedgerow will likely require removing to facilitate the proposed access into the site. This potential loss is not considered to be detrimental to the overall arboricultural quality of the site.
The proposed development should be considered an opportunity, in terms of arboriculture, to improve and increase tree cover in the local area without the loss of any arboriculturally significant trees.
The site comprises a single field compartment that predominantly supports modified grassland used for grazing. Other habitats present are largely present at the field boundaries and comprise field perimeter hedgerows with occasional associated trees; a small watercourse that forms tributary of the River Welland; an area of coniferous woodland planting to the northwest, bordered by an access road to off-site buildings. The immediate area is dominated by arable and grassland fields, with residential development (Lubenham) to the east, and the vegetated corridor of the former Market Harborough to Rugby rail track.
The site is not located within any statutory designated site of ecological importance or within the vicinity of such a site. There are a number of non-statutory sites within the local area, however no significant direct or indirect impacts are onto such sites are anticipated as a result of the development given the inclusion of generous open green space included within the proposals.
Habitats present within and around the Site do not pose an ‘in principle’ constraint to the residential development at the Site. Furthermore the proposals will retain and buffer priority habitats including hedgerows and the watercourse, and encompass habitat enhancement including throughout the south of the site, suitable to deliver net biodiversity gain across the site.
Targeted surveys of notable/protected species and faunal assemblages are ongoing, however given the nature of the habitats present and the provision of habitat enhancement as outlined above, it is considered any mitigation required to protect/retain notable species populations can be incorporated within the proposals, and that material enhancements can be delivered for target species.
For the development in Lubenham, the Environment Agency (EA) Flood Map for Planning shows the site to be within Flood Zone 1, indicating a low risk of river flooding. Adjacent to the site, there is an ordinary watercourse (a small stream), and as the EA Flood Map only considers main rivers, detailed hydraulic modelling is being undertaken to identify any flooding extents which may not be reflected within the EA Flood Map. The results of this detailed study will be used to help design appropriate flood management measures and ensure that the development is safe and resilient to any potential flooding risks that may not be shown on the EA Flood Map. These measures will also ensure that existing properties in the surrounding area are not impacted by the development.
Regarding surface water flooding risk, the EA Surface Water Flood Map shows the residential site to be between a very low risk (less than 0.1% chance each year) and low risk (between 0.1% and 1% chance) of surface water flooding. Adjacent to the site, and in areas associated to the ordinary watercourse, surface water flood risk increases, with zones categorised as low (0.1% to 1% chance each year), medium (1% to 3.3% chance each year), and high risk (more than 3.3% chance each year) of surface water flooding.
A sustainable drainage system (SuDS) is being implemented to manage water flows during heavy rainfall, including large storms, ensuring that water is safely discharged into the adjacent watercourse. This drainage system will incorporate an attenuation pond to mitigate potential surface water flooding and ensure compliance with guidelines. Furthermore, following development, site levels will be designed such that all impermeable surfaces fall towards areas of positive drainage, thereby mitigating surface water flood risk.
The planning application is supported by an Archaeological Desk-Based Assessment (which considers the results of a geophysical survey undertaken across the site) and a Built Heritage Statement. These reports have established the ‘heritage baseline’ for the site and informed the developing Masterplan.
The assessments have established that there are no designated heritage assets within the site and that there will be no impacts on the significance of designated heritage assets outside of the site through changes within their settings. Assets that have been considered include the Lubenham Conservation Area and the deserted/shifted Medieval village of Thorpe Lubenham (Scheduled Monument).
There are no non-designated heritage assets recorded within the site on the Historic Environment Record (HER). No anomalies suggestive of remains of archaeological interest were identified within the site from the geophysical survey. The site does contain Medieval ridge and furrow earthworks – the condition of which has been eroded by Modern ploughing. The ridge and furrow is not assessed as a constraint to the proposed development.
A Noise Constraints and Opportunities Assessment has been carried out that has shown that, subject to good acoustic design being integrated into the scheme, then acceptable external and internal noise levels generated by road traffic movements will prevail in noise-sensitive areas of the proposed residential dwellings. The future noise climate at the Development can be controlled through appropriate noise mitigation measures to meet acceptable noise levels within internal habitable rooms which will accord with the ‘No Observed Adverse Effect Level’ as detailed in the PPG and as such noise should not be deemed to be a determining factor in the granting of planning permission for this Site.
An Air Quality Assessment is being carried out to assess the potential for air quality impacts as a result of fugitive dust emissions and road vehicle exhaust emissions during the construction phase and the operational phase.
Baseline air quality conditions in the vicinity of the site will be defined based on recent monitoring results and information from the Department for Environment, Food and Rural Affairs (DEFRA) Air Quality Resource. Sensitive locations that could be affected by the proposals will also be identified, as well as any relevant planning policies and guidance. Predicted pollutant concentrations will be compared against the Air Quality Objectives and Interim Target, as defined in the UK Air Quality Strategy and associated regulations. The significance of potential impacts will also be determined based on the predicted magnitude of change in pollutant concentrations and the criteria provided within the IAQM document ‘Land-Use Planning & Development Control: Planning for Air Quality’. If required following the assessment of potential impacts, suitable mitigation measures will be identified in order to reduce air quality effects to an appropriate level. These will be based on best practice guidance documents.
The development strategy sets a high standard of overall sustainability with measures that include:
The Energy and Sustainability Statement submitted with the application will detail how the development will comply with local and national policy requirements for energy use and CO2 emissions, along with the provision of EV charging points for all dwellings. The statement will also go into detail on how best practices will be used for procurement of materials and construction.