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18/01818/OUT | Outline planning permission for up to 40 dwellings (Class C3) with associated access, landscaping, open space and drainage infrastructure (access to be considered) revised scheme of 18/00826/OUT | Land At Coopers Lane Dunton Bassett Leicestershire
  • Total Consulted: 112
  • Comments Received: 55
  • Objections: 55
  • Supporting: 0
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Comment submitted date: Thu 13 Dec 2018

I would like to raise an objection to this application on the grounds that the problem with traffic in the village, the roads in the village are insufficient to take this extra traffic, with cars parked on one side of the roads making single file traffic the norm on a daily basis. The reduction in the proposed dwellings to be build makes little difference in that we will still have the same problem.

In addition there are currently numerous dwellings for sale or new build for sale in the village without success on a sale.


Comment submitted date: Wed 12 Dec 2018

I wish to object to the revised proposal to build approximately 40 new houses on the North side of Coopers Lane in Dunton Bassett.

I have a number of concerns with this proposal:

1) Local School: As a governor of Dunton Bassett Primary I am well aware that the school is close to its maximum capacity already. The school also is not well served for facilities - it does not even have its own hall or dining area and half the buildings are effectively temporary. I do not feel that it can cope with extra pupils without some substantial investment (ideally relocation in a new building).

2) Traffic: Coopers Lane is very busy in the morning, regularly backing up along its entire length - this is in itself an issue but a more pressing concern is traffic attempting to bypass the A426/Coopers Lane traffic lights by going through the village itself. The problem here is twofold: the extra traffic will typically coincide with the time the local children are walking to school, thus increasing the risk to kids crossing the road and also the 'rat run' will bring traffic out onto a badly sighted junction - again increasing the risk of a potentially serious accident - to get out of this junction in the morning requires pulling into a reasonably fast moving stream of traffic but with poor visibility due to the local land topography.

3) Local Facilities: We are poorly served in Dunton for most kinds of facility - the local post office/shop has recently shut. The only other facility is the pub really. The local park is pretty small with just a play area, no large open areas for kids to run around and play football etc. Whilst there is a football pitch out on station road it is only used for matches, no training or other use.

4) Sewerage system: We already have some issues with sewerage smells indicating that the system may only be just able to cope with the current load.

5) Having seen the recent housing developments on the outskirts of Lutterworth I am also concerned that the proposal will just involve cheap red brick boxes with no architectural merit whatsoever that don't fit in with the character of the village.

In short this development is not suitable for our village and location and will negatively impact all the residents of Dunton Bassett whilst contributing nothing to the local facilities and landscape.


Comment submitted date: Mon 10 Dec 2018

Having been a resident of Dunton Bassett for over 20 years I would like to object to the planning application for 40 houses on Coopers Lane. We have seen a big change as a result of increase traffic due to the introduction of lights at Coopers Lane and following the extensive development in Broughton Astley. Coopers Lane already has major traffic at peak times with traffic queuing every morning which has made main street and Church Lane into a rat run. As access from Church Lane onto the A426 is currently hazardous this development will inevitably increase the traffic at the junction. There will be added traffic flowing through the village westbound towards Magna Park the A5 and the M69 links. Dunton Bassett already has major issues with traffic flow in this direction, as the Mount is virtually a single-track road due to parked cars along its length.

Dunton Bassett is a small rural community with little or no amenities a pub, a church and a school, which has no capacity to take the children from the development leading to more traffic as they are driven to nearby schools.


Comment submitted date: Sun 09 Dec 2018

I wish to object to the housing application on the following grounds:

Whilst Dunton Bassett is currently considered a "selected rural village" (which should potentially be reviewed), a 12% increase in housing would not be considered a "small limited development" with the district average being far lower, nor would the proposed style of house be considered "in character".

The village only benefits from the minimum two of the six relevant services (a primary school and a pub, the first already being near capacity without serious alterations) hence the questionability of Dunton Bassett even really fitting into the "selected rural village" classification.

Infrastructure and capacity issues
1, capacity and location of local GP - with the addition of the extra population in Broughton Astley alone, the local GP is already at maximum capacity and this additional development will only exasperate it further.
2, Primary School - already near maximum capacity
3, High School - whilst identified as being the local school in the outline planning submission, Thomas Estley is not considered a catchment school. It would be unrealistic to expect any child to walk along such a hazardous stretch of road, not to mention the distance. In addition the school is also at or near capacity as a result of the increased population in Broughton Astley.
4, Roads - with such a high rate of people needing a car to carry out daily activities due to the lack of amenities & work , 86% use a car on a daily basis (district average 71%) and with 62.6% of houses having 2 or more cars with limited off road parking, our village roads are already snarled up in rush hour with cars having to dart in and out of gaps to get through the single lane traffic, putting our young children at risk when walking to school. The village roads just can't handle any more vehicles without causing increased congestion and putting pedestrians at risk.
5, Drainage - following complaints about the ongoing raw sewage smells along Coopers lane, I have been advised that the current system is under strain, so I believe further tests need to be carried out to prevent the current stench, before any additional loads are added.

There are none - any such housing development needs to consider the new occupants and their requirements, houses should not be built in an area where there is nothing for children or adults to do without getting in a car. Putting families in an environment where there is nothing to do could be considered socially irresponsible, taking away any independence from our younger generation through them being solely reliant on parents / carers. This needs to be rectified before any additional homes are even considered.

Road safety
The B581 (Coopers Lane) is either a race track (out of rush hour) with cars being clocked at 85mph, or a congested parking lot during rush hour. The introduction of an additional 40 houses bringing 80+ cars onto the road will only further aggravate this problem.
Adding one point of entry and exit onto a busy main road directly opposite cars also trying to reverse from drives (who already have a limited line of site due to cars parked on the road), is an accident waiting to happen.
Has anybody factored in the additional cars already expected as a result of the approved Broughton Astley developments?
Highways rejected plans including a pedestrian crossing due to safety and further congestion so surely it can't be expected that children and adults alike have to cross a busy B-road unaided as their only means of getting to the school, village hall / village centre.

Landscape and visual impact
A development of this scale will have a massive impact on the landscape of a small village taking away its historic character, damaging the view of the village from the A426 heading towards Lutterworth and the view across North Leicestershire (Bradgate Park etc) for all of the walkers, runners and residents of Dunton Bassett. Fundamentally changing the aesthetics of such a beautiful village, will in turn remove the main reason for settling into a village like Dunton Bassett. This, together with already poor amenities, could in turn have a negative impact jeopardising the long term sustainability of the village.

Transport / Air quality
With the already higher than district average on the reliance of car ownership, plus little being done to address this by way of public transport and amenities, an increased population will only have a negative effect on air quality. Has this been taken into account? Are there plans to help reduce the reliance on cars and if so, should these plans not be put in place before the introduction of houses, else leaving occupants no other choice but to rely on their vehicles to pick up a pint of milk etc?

Land owners
The current land owner appears to also own the land on the two fields behind the outline planning application, which conveniently has two roads leading on to them. Clearly there are bigger plans which will in turn lead to larger developments all channeling on to the B581, is breaking the land up into sections a technique to avoid larger development hurdles?

In short, I strongly object to this proposal as I feel such developments should be preplanned over years, ensuring infrastructure can sustain growth of this scale. The proposed plan directly conflicts with numerous strategic objectives within the district plan most of which were recognised when the land owner / developers last attempted to gain planning permission and given nothing has changed still apply;
"The proposed development, by virtue of its size and scale, fails to respect the context in which it is taking place, fails to integrate into the existing built form of the village and is therefore out of keeping with the character and rural nature of the area, contrary to CS2, CS11 and CS17 of Harborough Core Strategy. Benefits of delivery of housing do not significantly and demonstrably outweigh the identified harm, and the proposal does not therefore represent sustainable development."


Comment submitted date: Sun 09 Dec 2018

I wish to object to the proposed housing development on Coopers Lane.

I currently live on Coopers Lane and have to park on the road as I have no off-road parking. This is an extremely busy road with cars racing down, making it extremely dangerous, especially as often my line of sight to pull out can be 7 houses down due to the houses next to mine and further down also not having drives, or having more cars than will fit on their drives (contrary to what is suggested in the proposal).

To add a junction onto Coopers Lane, which can quite often be single lane traffic due to parked cars, will make it extra dangerous. Add to that the traffic jam towards the lights at peak times in the morning; it will become an awful road to live on.

I am a keen runner and especially enjoy the views of the countryside as I go, which will be lost if this development goes through. There are no recreation facilities within the village so I am very limited to the point that I go running as my only form of entertainment.

I have to get in my car everyday just to get bare essentials as there is nothing in the village. It is obviously suggested about putting affordable housing within the development, but because of the lack of any amenities nearby, it is vital for any household to have a car to be able to go anywhere, to either find facilities or get their essentials, thus adding additional costs and strain on any family.


Comment submitted date: Sun 09 Dec 2018

I would like to express my concerns regarding this development. I currently collect my grandson from the primary school twice a week and already find the traffic in the village a big problem when trying to pass through the village and when trying to park up away from the school. This development will only make this situation worse as many cars use the village to cut through.
I also walk my grandson to his home and the increased traffic will make crossing the village road more treacherous and the main Coopers Lane even more busy. When reversing out of their drive onto Coopers Lane to go home, it takes a long time for a space to become available and visibility is horrendous due to all the parked cars along the road. Adding another road to this road will worsen this problem.
I also take the family dog for a walk down the footpath next to these fields, which currently is a very pleasant walk between all the fields enjoying the country views, but a development there would drastically alter the whole aspect of the walk as it would be walking alongside a big housing estate. Looking back towards the village from the fields, would also no longer be a pleasure.


Comment submitted date: Sun 09 Dec 2018

I strongly object to the proposed development on Coopers Lane for the following reasons:
With 40 houses being built, this will generate at least 80+ cars on the road.
Coopers lane is already a fast, dangerous road with cars driving at excessive speeds with one car being clocked at 85mph at 12:40pm one afternoon.
Dunton Bassett is actually quoted in the Dunton Bassett Plan census 2011 as having a 15% increase on the national average that already uses a car to get out and about, due to limited amenities. Therefore this highlights that any increase in population in Dunton Bassett will increase traffic on roads at a higher level, than the national proportional rate and this conflicts with the Harborough 2007 plan regarding "ensuring there are means for new houses".
It is currently dangerous to get out of drives on Coopers lane due to parked cars all along the road, plus speeding cars coming from the crossroads which you can lose sight of when tentatively edging out. During rush hour cars queuing the other way towards the lights, tail back towards the village (past our drive), again making exiting hazardous.
For us personally, with the junction to the proposed estate being directly opposite our house, it will make exiting our drive near on impossible. It seems very strange that a B-road can have a junction put on it directly opposite a drive. I'm sure we would not be able to put a drive access opposite a junction, so how can a junction be put opposite a drive?
As an additional point, it will ultimately increase noise and pollution and again will divert Broughton Astley traffic to go through the village. As a result of the congested road and the difficulty getting out of drives, it would also be easier for existing Coopers Lane residents' traffic, to nip through the village if heading towards Lutterworth. Already cars can be seen to turn around on Coopers Lane, when a queue has built up and head back to go through the village instead.
The traffic problems are two fold, with congestion during rush hour, then too fast the rest of the time. Traffic turning left onto Coopers Lane at the traffic lights from Lutterworth on the A426 already gets congested, so more and more of this traffic will be pushed through the village along Church Lane, rather than wait at the crossroad lights.
Many accidents happen on the corner of Coopers Lane going to Broughton Astley, as well as at the crossroads. There should be some statistics for this, although I feel it is likely to be lower than actual figures due to many not being reported.
The proposed houses would be built down a hill, so entering Coopers Lane to exit; would surely have limited visibility, again making it dangerous?
Are there plans to conduct an independent traffic speed survey, using a non-digitalised display, to get a true reflection of the excessive speeds used along this road?
Parking in the village / by the school
It has already been noticed that there is an increase in parked cars in the village which is making it even more dangerous driving through it, especially as cars race to get past the row of parked cars before another car comes the other way. This will only worsen with additional houses/cars.
The village already struggles parking / traffic wise often causing issues with the dustbin lorry struggling to get through, an increase in cars in the village will only worsen this, especially at school times and when visiting the village hall (regular dance classes, parties etc.).
School parking - There is nowhere for the teachers of the school to park currently, let alone parents of children. The village is always very congested at school times with parked cars and traffic. Extra children to the school will only worsen this problem.
Although the new site is a walkable distance from the school, it is likely most children could be dropped off in the morning as their parents are on their way to work and grandparents could then be picking them up to take children elsewhere as childcare after school.
The primary school has a lack of capacity, currently there are 97 children with the school having a capacity of 105. 14 children are leaving this term, 14 more are joining in September. Classes 1, 3 and 4 are already at their maximum (class 3 having 31 children!), there really isn't any more room in the classrooms. Already only 4 classrooms for 7 year groups of children.
Even if investments were made to improve the school, where would this be built? The children have limited space to play /burn off steam as it is. In addition, extra teachers would be required which would only further aggravate the current parking challenge.
The primary school supports surrounding villages, Leire, Ashby Parva, Frolesworth etc. that don't have their own school.
If Dunton Bassett primary school cannot take the children due to lack of capacity, surely the "excess" children of Dunton Bassett cannot be expected to walk the treacherous route along a 60mph road on a skinny pavement, with fast cars racing past every day, just to get to "the alternative primary school" in Broughton Astley.
Children of an older age will also have to walk to the Thomas Estley High School, as this is the closest school to Dunton. Again, walking to Thomas Estley is a very dangerous route, with extremely fast cars and a very slim line pavement.
Lack of amenities to support this proposal
We do not have a post office or shop anymore. For the doctors it is either Broughton Astley or Lutterworth. Broughton Astley (which is heavily populated now after much development) were promised a doctors surgery after the last housing development and a building was in fact built for this purpose - however the NHS can't afford to fund it, so it is sitting vacant. What doctors could they attend?
We have no cycle paths and have limited public transport.
There is nothing for children to do without having to find a way to get there (via car?). We have a little park but no field to play football, basketball, leisure facilities i.e. something for the slightly older child preventing the potential of antisocial behaviour.
Yes there is a football club, but this is not allowed to be used to practice on, only to be used for match games.
This increase is disproportionate to other housing developments. This will be a 12% increase in houses on our small village, with no amenities or infrastructure to sustain the wellbeing of a family.
The scale of this development is disproportionate compared to our current village size. The fact it is proposed to be built on the other side of the busy Coopers Lane, would also only serve to alienate the houses from the village and its community.
Wildlife / Landscape
The proposed site is between the parish council field which is a site of ecological significance according to Harborough local plan (Page 15 of the local plan - grid reference 551 909) and the farm fields which are a wildlife site (Willow pond grassland-again according to the Harborough plan). The proposed housing will cut off routes for wildlife between these two sites and destroy habitats.
There will be a massive visual impact to the village and a loss of view from homes on Coopers Lane
It will also completely ruin the look of the village as you drive up the Lutterworth road (A426) from Blaby - as you rise over the hill, you are currently met with the view of a line of 1930's houses with the church steeple standing out from behind them. The housing development will ruin this historic view. What does Historic England think about this?
On a personal note, in the plan they describe the houses at the rear of the plan as having "lovely countryside views".....this is what we have now but would lose!
The last proposal for 59 houses was refused on the following grounds:

Its size and scale - this new application is still a 12 % increase on the village!

Failing to respect the context - this hasn't changed!

Failing to integrate into the existing built form of the village - this hasn't changed!

Out of keeping with the character and rural nature of the area - this hasn't changed!

It is contrary to policy CS2,
Policy CS2 sets out the housing land requirement and distribution.
1.8 Sun section (b) of Policy CS2 advises all new developments should be of the highest design standard (in conformity with Policy CS11) and have a layout that makes the most efficient use of the land and is compatible with the built form and character of the
area in which it is situated; contain a mix of house types; and have a minimum density of 30 dwellings per hectare

It is contrary to cs11
In recognition of the importance of good design and the built heritage of the District, Policy CS11 seeks to ensure that the highest standards of design in new development will be achieved to create attractive places for people to live, work and visit. Heritage assets within the District, and their setting, will be protected conserved and enhanced, ensuring that residents and visitors can appreciate and enjoy them.

It is contrary to cs17
Policy CS17: Countryside, Rural Centres and Rural Villages
Outside these rural settlements, new development in the Countryside and other settlements not identified as selected rural villages will be strictly controlled.

Harborough already have 6.94 years' worth of housing - so no more are required.

I strongly object and urge this application it to be rejected.


Comment submitted date: Mon 03 Dec 2018

Please see document tab to view comments.


Comment submitted date: Tue 27 Nov 2018

I object to the proposed development site. It will create additional traffic problems accessing Coopers Lane. A pelican crossing is needed for pedestrians to cross this very busy road.
A better site for development, closer to the centre of the village would be a part of the field south of Coopers Lane housing. Access could be onto Lutterworth Road, IF the speed limit were reduced to 40mph.


Comment submitted date: Sat 24 Nov 2018

I am writing to place an objection to the proposed planning application for the development of 40 homes on the south side of Coopers Lane. I would however like to state that I am NOT opposed to the Neighbourhood Development Planning view that Dunton Bassett should have more homes built. Here is the reason for my objection:

Size and scale of the project
The clearest case for an objection comes from the obvious and disproportionate increase in size of the project from the original HDC planning allocation for a village of this type:-

- I understand from a reliable source, that at a HDC Planning Workshop delivered over a decade ago, estimated the scale of development to be around 25 houses based on a local needs analysis. Whilst this is no longer reliable as an assessment tool, it does reflect widespread concerns over any proposed housing development in a village of this size (and I do not think it has grown since),
- Harborough District Council has 'identified Dunton Bassett as needing to accommodate a minimum of 40 additional dwellings', built by 2031,
- I understand that since this report was published, 8 houses have been built in the village, therefore the target should be amended to be a minimum of 32 houses,
- The proposed development represents a 100% increase on this target with clear implications for a village with dwindling resources (Post Office closed 2018),
- I am sure that I do not need to point out that the scale of any project of this nature is determined by the local infrastructure, i.e. road networks, education, local amenities-all of which you have provided substantive evidence for meeting local demand. However, I am deeply concerned about the immediate impact on these services and the environmental effect this build would have over the short term,
- With further proposed employment developments (DHL) on the Lutterworth Road, this will further impact upon travel arrangements in this area, and whilst the Transport Assessment does not identify any cause for concern, further evidence suggests that there is:
o a history of collisions on the corner of Broughton Astley Road/Coopers Lane;
o regular speeding on Coopers Lane;
o delayed traffic travelling north along Lutterworth Road, diverting along the narrow and winding Church Lane with recent devastating consequences to the Memorial next to the Church!;
o not to forget the numerous accidents occurring along the Lutterworth Road over the years;
o and more specifically numerous tragic accidents at the traffic lights at the junction of Lutterworth Road and Coopers Lane.

In conclusion, I would urge promoters/developers to consider a more sensitive and measured approach that is scaled down with an implementation plan over the long-term that takes into account the needs of the local area.

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