The proposals
Parker Strategic Land is preparing an outline planning application for new homes at land north of the A46, south of Thurcaston.
Alongside much-needed housing, the proposals aim to deliver a range of benefits for new and existing residents:
Up to 525 homes, including affordable homes and a care home expected to follow at a later stage of the development.
45% of the site (equivalent to 17 football pitches) will be newly accessible and usable public open space for new and existing residents to enjoy, including a community orchard, allotments, children’s play areas and wildflower meadows.
New and improved footpaths and cycle routes connecting to and integrated with existing public rights of way.
A new street through the site between Anstey Lane and Ashton Green Road, which offers an alternative east-west route, helping ease pressure on the existing village centre and junctions.
Retained trees and hedgerows, new planting and a net gain in biodiversity of at least 10%.
Natural drainage features that manage rainwater and create new wildlife habitat.
Site outline (click to enlarge)
The site
The site covers around 26 hectares of land set between Anstey Lane, Rectory Lane, Leicester Road and the A46 Leicester Western Bypass. It is crossed by several public footpaths and includes a small woodland, mature hedgerows and a stream. Because the land slopes down towards the south-east, and is screened by trees, hedgerows and the houses around it, it can only be seen from a few places in the wider countryside.
Concept sketch (click to enlarge)
Homes and character
The development will provide a mix of new homes, including family housing and bungalows, arranged within a character-led neighbourhood that reflects Thurcaston’s distinctive identity. Drawing inspiration from the village’s historic core, the proposals will incorporate locally inspired materials and architectural details across three distinct character areas. New landscaping, landmark buildings at key locations and a green buffer alongside existing homes will help create an attractive, legible and well-integrated place to live. A care home also forms part of the proposals and is expected to come forward in a later phase of development.
Open space and nature
Approximately half of the site will be open space. This includes parkland, a village green at its centre, a community orchard, allotments, play areas, wildflower meadows and new routes for walking and cycling.
Thurcaston does not currently have a village green, a public park or allotments, so this open space would provide new facilities for the whole area, not only for people living in the new homes.
The existing woodland in the middle of the site is suffering from ash dieback, and we plan to remove and replant it, with hedgerows and green corridors linking it to the wider countryside.
The stream on the eastern side will be retained and enhanced, and a new strip of planting along the A46 will create a wildlife corridor and soften views.
Heritage
There are no listed buildings or other known heritage assets on the site. Specialist heritage consultants have assessed the setting of the Thurcaston Conservation Area and the listed Thurcaston Grange next door. Their conclusion is that the effect on both would be limited, and that careful design, landscaping and the positioning of homes can reduce it further.
Thurcaston Conservation Area covers the historic heart of the village, and Thurcaston Grange next door is a Grade II listed building. The heritage assessment looked at how the new homes would affect their settings, taking account of the screening already provided by trees, hedgerows and surrounding houses. The design responds by placing the lowest-density housing and extra planting at the western end of the site beside Anstey Lane, keeping existing hedgerows and mature trees, adding a maintained strip of planting along the edge shared with the village, and drawing on local materials and details in the new homes.
Heritage is covered by a standalone Heritage Assessment that will be submitted with the application.
Access and travel
Vehicles would enter the site from two new junctions, one on Anstey Lane and one on Ashton Green Road. A new street between the two would provide an alternative route between Leicester and Anstey, which could help reduce traffic using the village centre. The street is designed to be capable of carrying a bus, and we will explore diverting the existing hourly 154 service through the site so that every home is within a short walk of a stop.
Walking and cycling come first in the design. Streets are designed for 20mph speeds, with priority crossings where paths meet roads. Existing public footpaths are kept on their current routes, and we will explore a link to the cycle route on Ashton Green Road and improvements to the underpass beneath the A46, which connects to the new Ashton Green neighbourhood.
A full Transport Assessment will accompany the application and will be reviewed by the highways authority.
Environmental Statement and cumulative effects
Leicester City Council has asked for an Environmental Statement to accompany the application. It looks at the combined (cumulative) effect of this development together with other developments nearby, such as Ashton Green and Broadnook, and also covers air quality, transport and climate change.
Potential pedestrian and cycle movement network (click to enlarge)
Schools
Current Department for Education data indicates that Thurcaston’s village school, Richard Hill CE Primary School on Anstey Lane, has around 90 pupils on roll against a capacity of 210, so it has a good number of spare places and its roll has fallen in recent years. New families moving to the area would help to sustain the school.
Nearby, Leicester City Council’s education strategy for Ashton Green relies on expanding the existing Glebelands Primary School in Beaumont Leys rather than building a new primary school in Ashton Green, because its forecasts show spare primary places across north Leicester. Secondary places in north Leicester are tighter, which is why a new secondary school is planned at Ashton Green. We will work with Leicester City Council and Leicestershire County Council to establish what contributions are needed.
Shops and local services
The nearest existing shops are to the south, across the A46 at Beaumont Leys Shopping Centre, which includes a Tesco Extra, Aldi, B&M and Boots, all of which are around a 10 minute journey. The new Ashton Green neighbourhood is also planned to have its own village centre with a supermarket and smaller shops to come forward soon. The proposed walking and cycling links, including improvements to the A46 underpass, are designed to make these easier to reach without a car.
Walking isochrome map (click to enlarge)
Drainage and flood risk
The site lies entirely within Flood Zone 1, the lowest category of flood risk. A stream crosses the eastern part of the site and has been carefully integrated into the design. Rainwater will be managed through ponds, basins, swales and rain gardens that capture and gradually release water, reducing the risk of flooding. Wherever possible, these features will be incorporated into the landscape, creating attractive green spaces and new habitats for wildlife. The drainage system will be designed with an allowance for climate change to ensure it remains effective in the future.
Noise and air quality
The A46 is the main source of noise. Homes closest to it will be set back, with gardens on the sheltered side of the buildings and a planted landscape bank, and an acoustic fence or specialist glazing if needed. A detailed air quality assessment will also help set where homes can be built.
Community and infrastructure
We recognise that new homes put more demand on local services. As the application is assessed, the team will work with the council, utility companies and others, including those responsible for schools, health services and highways, to identify what is needed. Where necessary, financial contributions will be secured to help pay for local improvements.
Flood plan (click to enlarge)
What the development would bring to the area
The proposals are intended to bring new life to this part of the area:
A village green, parkland, a community orchard and allotments open to everyone.
More people using and supporting local businesses, including village pubs such as The Wheatsheaf in Thurcaston and The Bradgate Arms and The Badger’s Sett in Cropston.
More families to support Richard Hill CE Primary School.
30% of the new homes will be affordable , providing a wider choice of homes for local people and new residents.
A new street that could take pressure off the village centre and the Leicester Road/Anstey Lane junction.
New and improved walking and cycling routes, linking existing paths with the A46 underpass and the amenities at Ashton Green.