The proposals include up to 150 new homes, affordable housing and public open space.
As part of designing a high-quality development we are seeking to capture the vision, values and ideas of the community.
We want to work collaboratively and openly with local residents before working up final plans which will be submitted as part of an outline planning application to Harborough District Council later in the process.
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We will update this website on a regular basis as our proposals and our planning application for the site progresses. The website contains information on the proposals, plans and external links to useful sites that we hope you will find informative. You can submit your feedback by using the 'Have your Say' form, or by using any of the other feedback options detailed on this website. |
The Government published an updated National Planning Policy Framework (NPPF) in 2024 and new mandatory housing targets for each Local Planning Authority to boost the supply of housing.
There has been a significant increase in the housing target for Harborough District, and there are not enough sites to meet this identified need for the next 5 years.
The adopted development plan for Harborough is therefore considered out of date in line with national planning policy. Whilst Harborough District Council continues to work on a new Local Plan to address the housing shortfall, it is still some way off. More housing sites are required in the short term to meet the district’s current unmet housing need.
The land south of Kilby Road in Fleckney is a sustainable location to accommodate some housing to positively support Harborough’s housing needs in the short term. The site is immediately adjacent to the existing settlement and is a logical location for new homes.
New Homes. Up to 150 homes with a mix of house sizes and types, ranging from 1 to 4 bed houses to meet local policy requirements and identified need.
Affordable Housing. 40% affordable housing (i.e., up to 60 affordable homes).
Affordable housing is a combination of discounted rent, discounted sale (for first time buyers) and shared ownership housing, provided to eligible households whose needs are not met by the market.
This will assist those looking for their first home, and lower income individuals and families get on the housing ladder in Fleckney.
How people access affordable housing depends on its tenure. Generally, Local Authorities are responsible for allocating affordable housing for rent. In many instances, they will require that a local connection is demonstrated for someone to be eligible for a home. In some cases, applicants must have lived in the local area for a minimum of two years and these homes may be offered to applicants who can demonstrate family ties to the local area, or to people who previously lived in the area.
Extensive Public Open Space.
A wide range of spaces will be incorporated onsite including:
- Local Area for Play (LAP). A small, informal space for very young children
- Local Equipped Area for Play (LEAP). A larger area with formal and natural equipment for children who can play more independently
Walking and Cycling. The proposals will include a high quality on-site network of active travel options, with walking and cycling routes.
These will in turn link to the surrounding highway network and existing Public Right Of Ways (PRoWs) including on and off road routes and crossings.
Highways and Access. Primary vehicle access is proposed off Kilby Road via a simple T-Junction located to the west of the existing Garner Way junction.
Pedestrian and cycle access has the potential to be provided a various locations along the northern and eastern boundary of the site. Access for pedestrians from the main Kilby Road junction will be facilitated by improvements to the width of the existing footway.
Nearby bus stops provide access to an hourly service in the centre of Leicester and the Haymarket Bus Station, via Kilby and Wigston. There is also a 2 hourly service between Market Harborough and Fleckney Mon-Sat.
A Transport Assessment (TA) will be submitted with the planning application, this will detail the development proposals, site accessibility, forecast trip generation and will assess the operation of the highway network in both safety and capacity terms both with and without the development.
Parking will be designed to meet local standards.
Ecology. The site is not subject to, or adjacent, any statutory or non-statutory nature conservation designations, and there are no internationally designated sites within 10km.
The site comprises mixed farmland dominated by pasture with a smaller area of cropland, both of which are of limited ecological value. No irreplaceable habitats are present and the only Priority Habitats are hedgerows, which are confined to the site boundaries. Where possible, existing hedgerows will be retained and integrated with the development.
The site provides potential to support a range of wildlife, including bats, badgers, reptiles and breeding birds. Suitable habitat for these species will be retained or created as part of the proposals and appropriate mitigation implemented to ensure relevant species are safeguarded.
Opportunities for enhancement of habitats within the site are presented through the creation of new areas of wildflower grassland and native landscaping, which will also contribute towards delivering a minimum 10% net gain in biodiversity.
Community Allotments and Orchards. These will be provided onsite as additional community facilities.
Low Carbon Energy Efficient Homes. New and existing homes account for 20% of greenhouse gas emissions in the UK.
The final design of the new homes will be submitted at a later date and you will be specifically consulted on the details at that time. However, the broad principles are outlined below:
Flooding and Drainage. The Environment Agency Flood Map For Planning shows the whole site to be located in Flood Zone 1.
This is land at the lowest risk of fluvial (river) flooding, and the proposed masterplan takes into account surface water (pluvial) overland flow routes, utilising the topography to maintain these and create blue/green corridors for drainage.
The risk from surface water flooding across the majority of the site is very low.
The planning application will be accompanied by a Flood Risk Assessment (FRA) and Sustainable Drainage Statement (SDS) which will assess the site with respect to all types of flood risk and will propose solutions for managing surface runoff and foul water.
An indicative surface water drainage strategy will be designed in accordance with the relevant technical standards and will adhere to the guidelines as stipulated by the Lead Local Flood Authority (LLFA) and national best practice.
The proposal will use Sustainable Drainage Systems (SuDS) to capture, treat and attenuate surface water runoff from the site before discharging into local ditches. Further, SuDS features will be designed to provide significant water quality and amenity benefits within the site as well as serving as a drainage function.
The foul water drainage strategy has been developed so that foul water from the development will be collected in a gravity drainage network outfalling to a manhole on an existing public foul water sewer system in Priest Meadow in accordance with Severn Trent Waters requirements.
Archaeology and Heritage. There are no designated heritage assets located within the site. There are a number of Listed Buildings to the east of the site located within the core of Fleckney. However, there are no views of them from or in conjunction with the site that make a meaningful contribution to how they are experienced.
The site contains ridge and furrow earthworks which are of a local level of interest and will be appropriately and proportionately recorded before the development of the site.
Air Quality. An air quality assessment considering relevant air quality legislation, policy and guidance will be undertaken and will be submitted in support of the planning application.
The site is not located within or near an Air Quality Management Area and the impact of additional traffic from the development on air quality will be negligible.
Mitigation measures will be implemented during the construction phase to minimise any temporary impacts on local air quality which may potentially arise due to the generation of dust and particulate matter.
Noise. A noise impact assessment will be undertaken to assess the suitability of the site for residential use.
Noise mitigation measures will be implemented to ensure acceptable internal and external noise environments for future residents located adjacent to Kilby Road.
These may include the installation of high-performance double glazing with suitable trickle ventilation to maintain indoor air quality while controlling noise ingress. Additionally, establishing stand-off distances, from Kilby Road, will help reduce exposure to transportation noise.
This is an opportunity for you to have your say:
Your feedback will help shape our proposals before we submit our planning application. Comments received may be compiled in a Statement of Community Involvement which will be submitted with our planning application.
Any comments you make in response to these proposals will not affect your right to comment on the planning application submitted to the Local Authority in due course.
Please let us have your feedback by no later than Sunday 23rd November 2025.
The 21.37 acre (8.65 hectare) Site lies at the south-western edge of Fleckney and comprises two parcels of arable land; one irregular-shaped field and a portion of a larger, rectangular field.
The Site is bound to the north by Kilby Road and by housing backing on to the site off Kilby Road and Furnival Close.
The eastern edge of the site is defined by a hedgerow with occasional mature trees, along which runs Public Footpath (Z84/1), marking the boundary between the Site and the core of the village to the east.
To the south, the Site is bounded by a mature hedgerow with occasional trees, along which runs Public Bridleway Z81/3. The westernmost edge of the site is defined by other landownerships.
Planning ApplicationWe will be submitting an outline planning application with all matters reserved (excluding access). Outline planning applications seek to establish whether the scale and nature of a proposed development would be acceptable to the Local Planning Authority, before a fully detailed proposal is put forward. Where outline permission has been granted, and within three years of the outline approval, an application for the outstanding reserved matters can be submitted, i.e. the information excluded from the initial outline planning application. This will typically include information about the layout, scale and appearance of the development. Statutory consultees (eg. Environment Agency, Highways England, Natural England and Parish Councils) and local residents will also have the opportunity to formally comment on the applications once they are submitted and registered with the Local Authority. |
The economic benefits of new housing development are significant. A study by the Confederation of British Industries (CBI) demonstrates that construction projects have a significant benefit on the local and wider economy. The report concludes that for every £1 of construction expenditure, £2.84 is injected into the economy.
The proposed development of new homes, offers the opportunity to stimulate economic growth, create jobs, assist in meeting local housing need and add to the Local Authority’s revenue, as a result of an increase in Council Tax revenue stream and the New Homes Bonus.
The delivery of new homes and the introduction of new residents will also help support existing local businesses, services and groups.
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