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West Lubbesthorpe
INTRODUCTION
Welcome
Welcome to Hallam Land’s digital consultation for proposed development at West Lubbesthorpe. We are keen to share our emerging proposals and to receive feedback from local communities and stakeholders.
Since we launched the previous online information page in early 2025, we have further developed and refined our emerging proposals, engaging with Blaby District Council as we prepare a planning application for the proposed development.
We are now providing further details of our proposals and look forward to receiving feedback from stakeholders to help finalise our plans.
LATEST NEWS
Since early 2025, we have been progressing our proposals for the site in more detail and are preparing a suite of information to support an outline planning application, which we hope to submit in the first quarter of 2026.
Details of our proposal, and how it relates to new development within the wider area, are set out in the Our Plans pages.
A summary of our activity to date, plus an indicative timeline for the progression of the proposals, is set out on the Activity To Date page.
PROPOSAL
Emerging Proposal
Land at West Lubbesthorpe is located in the northwest of Blaby District, to the southwest of the Leicester urban area. Lying adjacent to New Lubbesthorpe (the sustainable urban extension consented in January 2014), the site was submitted for consideration as part of Blaby District Council’s Call for Sites process in 2019 to inform the future supply of housing land to be identified for development in the new Local Plan.
Emerging plans for the site include up to 825 new homes, a new 2-form-entry primary school, a new local centre and a network of open space and green infrastructure, including playing fields, a sustainable drainage system, with new and extended pedestrian and cycle links into Enderby and the wider Lubbesthorpe area.
We believe that being in a sustainable location where investment in social and community infrastructure is already underway, West Lubbesthorpe can make a meaningful contribution to Blaby District Council’s housing requirements within the current Local Plan period and beyond to 2041.
1.
The Site
The site lies in the northwest of Blaby district to the southwest of Leicester, and is strategically positioned near the M1 to the east, M69 to the south and A47 to the north. Nearby are a range of large employers, such as the Next Head Office and Fosse Park, as well as several industrial and employment estates.
2.
Development Context
The area within which West Lubbesthorpe is located has undergone considerable change over recent years. The sustainable urban extension of New Lubbesthorpe, approved in 2014, is now well underway and is creating a connected series of new neighbourhoods west of the M1, well related to the urban area of Leicester but with their own distinct identity.
As of September 2025, around 1,250 homes were occupied, and the first Local Centre and New Lubbesthorpe Primary School are now up and running, with the Health Centre having opened in Autumn 2025. The bus service running through New Lubbesthorpe serves these facilities.
The site lies in an area of change with many developments approved or under construction, including a Logistics Hub to the south west at Enderby (planning reference: 23/1066/OUT), and two residential schemes to the north at Hinckley Road, one for 145 homes (planning reference: 24/0615/OUT) and another one for 885 homes (planning reference: 19/1610/OUT).
The West Lubbesthorpe proposals are designed to integrate with New Lubbesthorpe, working with the local context to create a place that works for Blaby.
3.
Site Characteristics
West Lubbesthorpe is well-located relative to New Lubbesthorpe. Its eastern boundary is marked by a mature hedgerow that follows the length of Beggar’s Lane, part of the local road network that links New Lubbesthorpe to Enderby. This part of the site gently slopes southwards, with two electricity pylon corridors crossing the site north-south.
The northern edges of the site are characterised by a mix of mature hedgerows and hedgerow trees, along with existing dispersed properties. A solar farm lies to the north, with Narborough Wood Business Park to the north west.
Desford Road runs along the western boundary, accompanied by a substantial buffer of hedgerow and woodland that diminishes further to the south. The southern boundaries border a few residential properties, a battery storage facility, and farmland. Towards the south-east, the pylon corridor continues, crossing an area of scrubland, to the National Grid Enderby Substation.
Currently, the site is farmland, consisting of fields bordered by mature hedgerows and hedgerow trees. The land slopes gently, forming a minor east-west valley and features hedgerows and an area of dense woodland, with the highest and flattest land at the northern part of the site.
4.
Design Influences
West Lubbesthorpe is designed to create a self-contained new neighbourhood, providing a variety of on-site facilities and amenities to serve new residents, but able to integrate with and support existing facilities in nearby communities, and planned facilities at New Lubbesthorpe.
Precedents:
Leicester Riverside
Wolvercote Mill, Oxford
Milton Keynes
The Proposed Development
A Connected Neighbourhood
West Lubbesthorpe aims to be a sustainable new neighbourhood, delivering sustainable and active travel through a connected movement network.
Linking communities
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Located close to existing and planned local destinations that will allow for a number of journeys to be undertaken by sustainable modes (i.e. walking, wheeling and public transport)
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Includes new facilities and amenities on site, including a local centre, a primary school and elderly housing, alongside green spaces and playing amenities, reducing the need to travel for day-to-day activities.
Maximising sustainable travel
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A new link between Desford Road and Beggars Lane will accommodate improved public transport through site and provide connections between Enderby, New Lubbesthorpe, and onwards into Leicester.
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Internal walking and cycling connections across the site and onward opportunities to link the site to New Lubbesthorpe, the NEXT Head Office, and further to Enderby.
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A mobility hub is proposed at the local centre, allowing for convenient and accessible interchange between public transport and active travel modes and complementing public transport facilities at New Lubbesthorpe.
Shifting priority
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West Lubbesthorpe is designed with a movement hierarchy that prioritises sustainable movement.
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A new east-west link through the site enables Beggars Lane to be limited to local trips, with downgrading further south towards the Beggars Lane / Desford Road Junction.
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Internally, streets will be designed for the community. This means space to play, exercise and move. Space for people, with room for vehicles being a secondary function.
Alleviating Congestion
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Opening up a new east-west link between Desford Road and Beggars Lane will help to alleviate traffic congestion at the NEXT Headquarters junction and further support the downgrading of Beggars Lane to support walking and cycling.
Arborfield Green, Reading
Grangetown, Cardiff
Halesowen, Dudley
A Green Neighbourhood
A diverse network of green spaces for residents, connected to New Lubbesthorpe and opening out to the wider countryside.
Expanding the Green Network
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A central green spine will span east-west, across the site, designed as a biodiverse environment, with leisure routes, formal and natural play opportunities, and sustainable water features.
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Green routes extend further, running beneath pylon corridors and are designed to provide access to Public Right of Way routes and New Lubbesthorpe green spaces as they come forward.
Sustainable Water Management
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Proposals will sustainably manage water from the development, and provide a means of transferring surface water run-off from impermeable areas to mitigate flood risk.
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Drainage systems will be naturally embedded into the green infrastructure, creating an interesting and attractive green and blue landscape across the site.
Planted for the community
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The network of green spaces will weave throughout the development, along its streets and spaces in a way that is designed to be accessible to all residents.
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West Lubbesthorpe’s green environment will be multifunctional, serving to support biodiversity and ecology, sustainably manage water, and provide recreational, relaxing, and social spaces in nature.
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Natural and formal play opportunities can be delivered within the natural environment, with a LEAP (Locally Equipped Area of Play), a MUGA (Multi-Use Games Area), and playing fields to the north.
Supporting biodiversity and ecology
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The proposals for West Lubbesthorpe aim to maximise onsite biodiversity net gain, balancing the need for increased biodiversity with other open space requirements, such as outdoor sport and recreation space.
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Increased biodiversity will be achieved through enhancing existing habitats in a nurturing environment with a mix of accessible and protected areas for nature to thrive.
Milton Keynes
Upton, Northampton
Milton Keynes
About
Hallam Land
ABOUT US
The UK has an urgent need for new homes and places to work. To deliver these homes and jobs takes investment, knowledge and time. Hallam Land, as a strategic land promoter, have been making those investments, devoting our skills and experience for over 35 years; creating future communities in the most sustainable locations. We balance the need for new homes, alongside the need for infrastructure and the changes development brings to the local community and environment.
We have an honest, collaborative, and personal approach, forming close partnerships with landowners, key stakeholders and communities. Through our skills and commitment, we aim to deliver positive and sustainable benefits for local communities and the environment. We are where great places start.
For more information please visit: www.hallamland.co.uk
A Healthy Neighbourhood
The proposals are designed with sustainability in mind, with the aim of creating a healthy place for people and the environment.
Our vision is ambitious, with sustainability embedded in all aspects of the proposal.
Local destinations
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Space for community facilities and services provide local access to amenities for residents, helping to support a sense of community.
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Playing fields and play areas provide local opportunities for exercise and activity for youth and adults
Green spaces
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The site forms a strong green and blue network, with development set back from surface water flooding, and a series of sustainable drainage ponds and green spaces are formed around this. This will create a unique environment that allows ecology to thrive.
Housing
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Homes will be designed to encourage healthy and sustainable lifestyles.
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Across the site, a range of typologies, tenures and densities will be delivered to provide homes for a diverse demographic.
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Affordable housing will be distributed across the site in a way to create a cohesive neighbourhood and contribute to local needs.
EV Parking, Halesowen
Solar Panels
A Mixed Neighbourhood
West Lubbesthorpe will strengthen the wider community with new amenities, green spaces and transport opportunities.
Living and Working Locally
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A new local centre, offering flexible small-scale commercial space for business start-ups.
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Designed to complement the district centre and new local centres at New Lubbesthorpe, this will provide additional facilities for the wider community as well as meet local needs.
Facilities for the Community
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Adjacent to the local centre will be a primary school to serve the needs of the new residents. Elderly accommodation will provide for later living on site, located near the local centre.
Connected Spaces
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The local centre will be positioned with sustainable movement connections, with the potential for a bus connection complemented by a mobility hub and walking and cycling routes.
Relationship with Nature
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West Lubbesthorpe’s green spaces and corridors will support a range of uses for residents and nature, such as playing fields, parkland and play spaces, that will be distributed across the site.
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A variety of formal and informal landscape treatments will naturally encourage varied activity.
Community Pavilion, Alconbury Weald
Local Centre, Newhall, Harlow
ACTIVITY
Activity To Date and Progress Update
Indicative Timeline | Activity |
|---|---|
Winter 2025/2026 | Engaging Public and Stakeholders Engaging with the public, the council, and other stakeholders to share the proposals and to elicit feedback. |
Quarter 1 2026 | Finalisation of Planning Application Proposals are further refined based on feedback and reports and drawings finalised to support the Outline Planning Application. When ready, this application will be formally submitted to Blaby District Council. |
Quarter 1 into early quarter 2 | Validation of Planning Application following submission The Council will publicise the application and seek comments from the public and statutory and non-statutory consultees. It may take several months before a decision is made. Once the Application is submitted all comments should be directed to the Council: we will keep this website updated on the application’s progress. |
2027/2028 | If the Application is approved, detailed (Reserved Matters) applications will be submitted for approval. Once these are approved, commencement of development on site can take place, followed by the construction and occupation of new homes. |
Beggars Lane looking South
Site from public right of way V80A looking South
Panorama from centre of the Site looking south