The site comprises 31.36 hectares (ha) of predominantly agricultural land, located to the east of Kirby Muxloe and to the west of the M1 motorway. The site adjoins the residential development of Kirby Fields to the west, which is also a designated conservation area. Further to the north-west are arable fields, beyond which lies Kirby Muxloe castle and its associated grounds.
To the south of the site lies a railway line, with mature shrubs and trees along its embankments, with residential development beyond. Ratby Lane, running to the north, provides vehicular access to the site.
The site is in a sustainable location within walking and cycling distance of local services and amenities, with nearby bus stops providing frequent services to Leicester.
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Barratt Redrow and David Wilson Homes are proposing a new neighbourhood of beautifully crafted, energy-efficient homes, set amongst extensive green open spaces providing opportunities for outdoor recreation and biodiversity enhancement to support active and healthy lifestyles for current and future residents.
The proposals include:
- Circa 365 high-quality new family and affordable homes in a range of styles and tenures
- 25% would be provided as affordable housing, in a mix expected to include shared ownership homes that would appeal to first time buyers
- Around two-thirds of the development will be premium homes built by the company’s award-winning Redrow brand, with heritage designs inspired by the arts and crafts movement
- A smaller proportion of the development will be high-quality family homes, thoughtfully designed and crafted by the company’s five-star rated brand, David Wilson Homes
- A significant number of bungalows, providing opportunities for local people seeking to downsize
- A landscape-led design approach to respect the settling of Kirby Muxloe Castle and Kirby Fields Conservation Area
- A significant proportion of the site retained as open space, including:
- Extensive landscape dpublic open spaces
- Green corridors
- Biodiversity areas
- Formal and informal play areas for children and young people
- The retention of existing mature trees and the majority of hedgerows, with additional new planting significantly increasing tree cover across the site and deliver biodiversity net gain of at least 10%
- The proposed development has been designed to be served by a bus route, providing public transport connections locally and to the wider area
- A significant package of infrastructure investment and funding to support local services, such as healthcare and education
The site has been promoted through the emerging new Blaby District Council Local Plan. While the new plan is being developed, Blaby District Council needs to demonstrate that it is continuing to deliver housing supply.
Since the process of producing a new Local Plan for Blaby District commenced, the UK Government has introduced a new National Planning Policy Framework (NPPF). This has significantly increased the number of homes that need to be delivered in Blaby District from 380 to 542 new homes per year, an increase in the District’s housing target of 43%.
The NPPF also requires that local authorities such as Blaby District Council are able to demonstrate a five-year housing land supply. This is the amount of land that the Council must identify to ensure there are sufficient deliverable sites for residential development over the next five years.
Blaby District Council published its latest Residential Land Availability Report (2023-2024) in November 2024, prior to the publication of the NPPF. The report showed that the Council could demonstrate a housing land supply of just 3.53 years based on its previous housing targets. With that target having subsequently increased by 43%, the Council’s housing land supply position has deteriorated further.
In circumstances where a local authority has a housing land supply shortfall, Paragraph 11d of the NPPF says that planning permission should be granted unless any adverse impact of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the Framework when taken as a whole.
In light of the site’s highly sustainable location, a full planning application is being prepared by Barratt Redrow and David Wilson Homes. This will deliver significant benefits in terms of the provision of high-quality new homes to contribute to addressing the existing significant shortfall in supply, while providing extensive new public open space and recreational opportunities on land previously largely inaccessible to the public. The planning application will be supported by a suite of technical studies which demonstrate that any potential impacts of the proposed development can be suitably mitigated and addressed in line with local and national planning policies.
Yes, it is expected that 25% of the homes will be provided as affordable housing. This will provide an opportunity for those on lower incomes with local connections to secure a home of their own in Kirby Muxloe. While the final mix of affordable housing will be determined in consultation with the housing team at Blaby District Council, a mix of homes for social rent and shared ownership homes that would appeal to first time buyers is envisaged.
Barratt Redrow and David Wilson Homes aim to be the UK’s leading national sustainable housebuilder.
Their new houses across their brands use highly thermally efficient insulation and argon-filled double-glazing as standard, which allows the heat from the sun in whilst minimising heat loss. All homes will be zero carbon by 2030.
In line with Barratt Redrow and David Wilson Homes’ commitment to sustainable building, the new neighbourhood at Kirby Muxloe will be gas-free, with all homes built to the very latest standards of energy efficiency. All homes will be equipped with air source heat pumps, EV charging infrastructure and uprated insulation as standard.
Higher value existing habitats such as mature trees and hedgerows will be retained as much as possible. Alongside this, extensive additional landscape planting will deliver a significant increase in tree cover across the site.
The site is located within Flood Zone 1 of the Environment Agency’s Flood Map for Planning, which means it has the lowest probability of flooding. There are however small, localised spots of surface water flood risk within the site.
A sustainable drainage system (SuDS) will attenuate surface water runoff from the new neighbourhood. This will include attenuation ponds which are designed to hold surface water run-off from the development within the site, and discharge it at greenfield rates. This means that the amount of water run-off from the site would be no more than the current rates as an undeveloped field and has the potential to be improved. This will ensure that flood risk is not increased elsewhere as part of the proposed development.
The proposed attenuation ponds will also deliver biodiversity benefits through the provision of additional wetland habitat within the site, along with appropriate planting.
A Flood Risk Assessment and Sustainable Drainage Strategy is being prepared as part of the planning application, in accordance with national and local planning policy.
Vehicular access to the site will be taken from a new priority junction with Ratby Lane to the north of the proposed development. The development itself will be arranged around an accessible internal road and pedestrian network, and the network of new walking and cycling routes within the site will connect with a variety of access points aligned with the existing public rights of way network.
The internal movement network within the development will be designed in accordance with the Manual for Streets and will include, where appropriate, the provision of a good level of street and path lighting, warning signs prior to junctions, tactile and coloured surfacing, safety kerbing, reduced junction mouth widths to promote slower vehicle speeds where appropriate; and signage to direct pedestrians and cyclists to key facilities and places of interest.
The site benefits from a highly sustainable location, with good access to local services by walking, cycling and public transport.
A network of new public walking and cycling routes will be set within the extensive landscaped areas of public space that will be provided within the new neighbourhood, creating connections with the existing public rights of way located on the site boundaries. This will facilitate access to services in the wider community by sustainable means.
The site layout and access has been designed to be served by a bus route, providing public transport links to the local and wider area.
Ensuring that local services receive the investment they need to accommodate housing growth in the area is a key priority with a development such as this.
The proposed development at Kirby Muxloe will generate significant investment to support and expand local infrastructure and community services such as healthcare and education.
The extent of investment will be informed by consultation carried out by Blaby District Council with a range of statutory bodies such as the local NHS Integrated Care Board, local education teams, highways authorities and others.
All financial contributions will be agreed and secured via a legally-binding agreement (called a Section 106 agreement) between Barratt Redrow/David Wilson Homes and Blaby District Council. This funding is then distributed to the relevant statutory bodies.
Following this public consultation, all feedback will be considered as a full planning application is prepared to be submitted to Blaby District Council.
This consultation website will be updated with information about the submitted plans and email notifications will be sent to all who have opted-in to receive them advising of the planning submission.
Once the planning application has been submitted and registered by Blaby District Council, the council will carry out Statutory Consultation on the plans, seeking feedback from statutory bodies such as Kirby Muxloe Parish Council, the local NHS Integrated Care Board, education providers and highways authorities, as well as members of the public.
The council will then make a decision on the planning application.
We want to ensure that the emerging proposals align as much as possible with the priorities and aspirations of the local community in Kirby Muxloe.
We have launched this dedicated consultation website which provides an opportunity for local residents to view and help shape the proposed development and to provide feedback on the proposed new homes and extensive public open spaces.
As well as this online consultation, we are also presenting the information at a consultation drop-in exhibition. This will provide an additional opportunity for members of the community, including those who have limited access to the internet, to view the proposals, speak to members of the project team and provide feedback.
The details of the consultation exhibition are as follows:
Date: Friday 3rd October 2025
Venue: Kirby Muxloe Village Hall, Station Road, Kirby Muxloe, LE9 2EN
Time: 3pm – 7pm
If local residents have any queries, please contact our consultation team by completing our contact form, by calling 01225 667097 or by emailing hello@redrowkirbymuxloe.com.