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Dismissed31 December 20253371925

Marsh Road Trading Estate, Marsh Road, Mountsorrel, Leicestershire, LE12 7JP

Planning appeal 3371925 at Marsh Road Trading Estate, Marsh Road, Mountsorrel, Leicestershire, LE12 7JP (Charnwood Borough Council) was dismissed on 31 December 2025 by Inspector Wilson D, by written representations. The main issue, as the Inspector framed it: whether the proposed development would be an effective use of land having regard to the Council's development plan policies.

demolition of existing factory buildings and erection of 16 dwellings, parking and landscaping

Authority
Charnwood Borough Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Wilson D
Postcode
LE12 7JP

Main issues, as the Inspector framed them

  • whether the proposed development would be an effective use of land having regard to the Council's development plan policies
  • the effect of the proposed development on the character and appearance of the area
  • whether the proposed development would secure biodiversity net gain (BNG)

What decided it

The failure to demonstrate that the employment site had been marketed for at least six months at reasonable market values, combined with the significant harm to the character and appearance of the area through the incongruous large block and car-parking-dominated frontage, outweighed the modest housing and economic benefits.

The modest contribution to housing supply and short-term and long-term economic benefits, together with social and environmental benefits, attracted moderate weight but did not outweigh the harm to character and appearance and the failure to demonstrate effective use of land.

What the Inspector cited

Development plan policies
Policy CS1Policy SC1Policy E2Policy CS2Policy EV/1Policy DS5Policy CS13Policy EV6
National Planning Policy Framework
Paragraph 49Paragraph 232Paragraph 11

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Charnwood

The authority’s record since 2016 · every decision in 2025

  1. Dismissed27 July 20266003792
    25 Church Hill, Birstall, LE4 4DN
  2. Allowed20 March 20266002705
    20 Westfield Drive, Loughborough, Leicestershire, LE11 3QL
  3. Allowed13 March 20266004132
    Old School Yard, 15 Cotes Road, Loughborough, Leicestershire, LE12 8JP
  4. Allowed29 July 20253364243
    9 Fieldgate Crescent, Birstall, Leicestershire, LE4 3JE
  5. Allowed22 July 20253359262
    Elms Farm Barn, Cotes Road, Barrow Upon Soar, Leicestershire, LE12 8JT

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.