Planning Statement

August 2020 | ED | P20-0085

MIXED USE DEVELOPMENT COMPRISING OF UP TO 85 DWELLINGS, 1HA OF EMPLOYMENT LAND (USE CLASS E), PUBLIC OPEN SPACE AND ASSOCIATED HIGHWAYS AND DRAINAGE INFRASTRUCTURE

PLANNING STATEMENT

LAND NORTH-WEST OF BUCKTON FIELDS

ON BEHALF OF NORTHAMPTONSHIRE COUNTY COUNCIL

TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004

Pegasus Group

©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Limited Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

CONTENTS:

Page No:

1. INTRODUCTION 1 2. STATEMENT OF COMMUNITY INVOLVEMENT 2 3. SITE AND SURROUNDING AREA 3 4. RELEVANT BACKGROUND 5 5. FIVE YEAR HOUSING LAND SUPPLY POSITION 8 6. THE PROPOSED DEVELOPMENT AND PLANNING ASSESSMENT 10 7. CONCLUSION 35

September 2020 | ED | P20-0085

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

1. INTRODUCTION

1.1 This Planning Statement has been prepared by Pegasus Group on behalf of our client, Northamptonshire County Council, to support their outline planning application for land to the north-west of Buckton Fields. The description of development for the planning application is as follows:

‘Mixed use development comprising of up to 85 dwellings, 1ha of employment land (use class E), public open space and associated highways and drainage infrastructure’

1.2 The purpose of this Planning Statement is to summarise the development proposals and demonstrate how they comply with the policies of the adopted development plan for Daventry, the strategic policies for West Northamptonshire and the National Planning Policy Framework 2019 (the Framework), as well as giving due consideration to all relevant material planning considerations.

1.3 One of the fundamental aims of the Framework is to ensure that new development contributes to the achievement of sustainable development. The Framework requires Councils to significantly boost the supply of new homes by making the most efficient use of sites in sustainable locations. The need for economic development and the creation of new jobs that this entails is even more critical in light of the economic downturn as a result of the Covid-19 pandemic.

1.4 The severe impact of Covid-19 on our lives and the economy is a material consideration that should be afforded weight in planning decisions. On 30th June the Prime Minister announced a ‘New Deal’ which underlines his commitment to “build, build, build” to fuel economic recovery across the country. The creation of new jobs through both the construction and occupation phases of new developments like Buckton Fields is more important now than ever before to help economic recovery.

1.5 This Planning Statement demonstrates how the development of land to the north- west of Buckton Fields will deliver on the objectives of the Framework and the policies of the adopted Local Plan by boosting the supply of new homes and employment land whilst successfully mitigating any potential negative impacts of the development. This Planning Statement sets out the planning justification for the proposed development with reference, where relevant, to the detailed reports and plans that have been submitted in support of the planning application.

September 2020 | ED | P20-0085 Page | 1

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

2. STATEMENT OF COMMUNITY INVOLVEMENT

2.1 Prior to the submission of this application officers from the County Council have been in discussions with locally elected members and Boughton Parish Council. In light of the restrictions in place to control the Covid-19 pandemic this engagement has principally been carried out virtually or by electronic correspondence. This engagement has highlighted a desire locally to have some form of community provision on the Buckton Fields site.

2.2 There is the potential for some forms of community use to be accommodated in the local centre or new employment area. This is as a result of the new use class E that accommodates some of the previous A1, A3, D1 and D2 uses. However, a community hall would now fall under the new F.2 use class. Whether or not it is appropriate or achievable to deliver such a facility is something that will continue to be the subject of discussions between the applicant and local councillors.

2.3 The 2011 application for the Buckton Fields site was the subject of objections from the surrounding Parish Councils and residents. Notwithstanding this, as this latest proposal is smaller in scale and contained within the site boundaries of the previous application the wider impacts upon the surrounding villages will be more limited. Whilst the County Council recognises the benefits that community engagement can bring to development proposals, they have had to take in to account the scale of the development proposals and the impact of Covid-19 on holding public meetings. Therefore, a low scale approach to community engagement was considered appropriate in this case.

September 2020 | ED | P20-0085 Page | 2

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

3. SITE AND SURROUNDING AREA

The Site

3.1 The application site is approximately 3.62ha and is located to the north-west of the Buckton Fields site in the parish of Boughton. Whilst the site falls within the administrative boundary of Daventry District Council, Buckton Fields is allocated as a Sustainable Urban Extension (SUE) of Northampton, which lies to the south of the site.

3.2 The site was previously in an agricultural use and forms part of a large field with no internal boundary features and external boundaries comprising a mix of wooden fences and broken hedge lines. To the south of the application site is the new spine road that serves the SUE and connects it to Wellford Road (A5199) to the west. The spine road serves the residential areas to the south that are presently being built out by Bloor and Martin Grant Homes pursuant to the consent for the wider Buckton Fields site.

3.3 To the north of the site there is a small car park that serves the Brampton Valley Way recreational route and the northern part of the field of which the application site is part of. To the west of the car park there is a telephone exchange site on the corner of Wellford Road and Brampton Lane.

3.4 To the east of the site the land is in an agricultural use either side of Brampton Lane, part of which includes a complex of modern farm buildings that have been converted for use as a farm shop (Smith’s Farm Shop).

Surrounding area

3.5 The town of Northampton to the south includes a diverse range of employment opportunities, health and education services and leisure and recreational facilities. The access onto the A5199 connects the site to the wider strategic road network. An application has recently been submitted for the northwest relief road that will deliver enhancements to the strategic road network to the west Buckton Fields (ref. 19/00045/CCDFUL).

3.6 The Buckton Fields SUE includes land for a primary school, local centre and significant areas of public open space. A full planning application has been submitted for the primary school (ref. DA/2020/0465) and the local centre will come forward pursuant to the outline application for the wider site. The spine

September 2020 | ED | P20-0085 Page | 3

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

road through the site has been designed to accommodate public transport and phases 1 and 2 of the SUE are being occupied in accordance with the approved Travel Plan for the site.

3.7 The services and facilities that will be provided within the SUE, and the proximity of the site to Northampton, means that new residents will have the opportunity to meet some, if not all, of their daily needs by sustainable forms of transport. The site is therefore considered to be a sustainable location where it is appropriate to accommodate additional growth.

3.8 The rural areas immediately to the north and west of the site fall within the parishes of Boughton and Church and Chapel Brampton. The village of Boughton is to the northeast of Buckton Fields with the Bramptons being the nearest rural settlements to the application site to the northwest of Brampton Lane.

Figure 1: Site location plan showing the Buckton Fields SUE with Buckton Fields East in hatched in yellow and the phase 2 development hatched in blue.

September 2020 | ED | P20-0085 Page | 4

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

4. RELEVANT BACKGROUND

Relevant Planning History

4.1 The Buckton Fields site of approximately 50 ha is allocated for development by Policy N8 (Northampton North of Whitehalls Sustainable Urban Extension) of the West Northamptonshire Joint Core Strategy (WNJCS). Prior to the adoption of the WNJCS the site was originally allocated for development under Policy HS2 of the Daventry District Local Plan 1997. In 1998 a masterplan document for the site was subsequently adopted to guide development proposals. Policy N8 identifies that the site will deliver “in the region of” 1,000 dwellings with associated community uses and supporting infrastructure, and that the site will be delivered in a phased manner. Following the draft allocation in the then emerging WNCJS an outline application was submitted to Daventry District Council in 2007 for the site (ref. DA/2007/1400).

4.2 Following the refusal of the 2007 application, due in part to it being premature, a duplicate outline planning application was submitted in 2011 (ref. DA/2011/0666) by Ensign Group. This planning application was for a mixed-use development of approximately 1,050 dwellings, approximately 1.6ha of B1 employment use, a residential care home accommodating 70 beds, local facilities including a primary school, a park and ride facility of 500 spaces, public open space and associated community infrastructure.

4.3 In April 2008 Ensign Group submitted another outline planning application (ref. DA/2008/0500) for residential development consisting of up to 376 dwellings with a primary school, open space, structural landscaping, highways and drainage infrastructure works for the land to the east of the Buckton Fields site. This first phase of development became known as Buckton Fields East and outline consent was granted for the development in December 2013. The remaining land to the west, which was still the subject of the 2011 application, subsequently became known as Buckton Fields West.

4.4 In 2012 the application that was submitted in 2011 was recommended for approval by officers. Daventry District Council’s planning committee subsequently supported this recommendation subject to an agreed Section 106 legal agreement (S106), further archaeological investigation and the withdrawal of an objection from Highways England.

September 2020 | ED | P20-0085 Page | 5

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

4.5 The detailed Reserved Matters application for Buckton Fields East (ref. DA/2013/0994) was submitted in 2013 and was approved in June 2014. The development of the eastern part of the site is now largely built out and occupied, other than the primary school.

4.6 In 2017 the outline planning application for Buckton Fields West was amended, with full details of the land parcels to the south of the central spine road submitted for approval. The application was finally approved in November 2018. The consent granted in 2018 relates to full details of the residential land parcels to the south of the spine road (Phase 2) with the residential land and other uses to the north of the spine road (Phase 3) remaining in outline. After taking into account the amendments that were submitted the description of development on the decision notice is the following:

‘Mixed use development comprising of up to 1050 dwellings (C3), Bl employment, residential care home (C2), park and ride facility of up to 500 spaces, local centre (A1/A2/A3/A5), primary school, public open space and associated highways and drainage infrastructure. All matters reserved except access, internal spine road and development (layout, scale, appearance and landscaping) within the site area as defined on plan ref: P16-0295_17 (Revised scheme).’

The Development Plan

4.7 The West Northamptonshire Joint Core Strategy (WNJCS) Local Plan (Part 1) was adopted in December 2014 and forms the central element of the Council’s Development Plan.

4.8 Policy S3 (Scale and Distribution of Housing Development) of the WNJCS sets a housing requirement of 42,620 net additional dwellings in the plan area during the plan period 2011 to 2029. Of the overarching West Northamptonshire housing requirement “about 12,730” dwellings are assigned for delivery in Daventry District, with “about 5,750” of these dwellings falling within the Northampton Related Development Area (NRDA). Whilst the Buckton Fields SUE falls within the administrative boundary of Daventry District Council it abuts Northampton Borough and therefore forms part of the NRDA. The aforementioned Policy N8 of the WNJCS allocates the Buckton Fields site to deliver in the region of 1,000 dwellings and a mix of other land uses.

September 2020 | ED | P20-0085 Page | 6

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

4.9 In February 2020 the Council adopted the Settlements and Countryside Local Plan (Part 2) for Daventry District 2011-2029. The Part 2 Local Plan builds on the WNJCS and has been prepared to help further guide planning decisions in the district. The Part 2 Local Plan forms part of the Development Plan, along with the WNCJS and all the "made" neighbourhood plans.

4.10 The outline applications for Buckton Fields East and West were both determined under the saved policies of the Daventry District Local Plan 1997. The Part 2 Local Plan replaces all the remaining saved policies of the 1997 Daventry District Local Plan. Accordingly, the 1997 Local Plan no longer carries weight in planning decisions.

September 2020 | ED | P20-0085 Page | 7

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

5. FIVE YEAR HOUSING LAND SUPPLY POSITION

5.1 Paragraph 73 of the Framework requires local planning authorities to maintain a rolling five-year supply of housing land with an additional buffer. Whilst outside of their administrative boundary Northampton Borough Council uses the extents of the NRDA, as defined in the WNJCS, to calculates its housing land supply. Accordingly, at present, all SUEs are included within Northampton Borough Council’s supply calculations as they are directly serving the housing need of Northampton.

5.2 The Daventry District Housing Land Availability report published in April 2020 demonstrates that there is in excess of a 5 year supply of deliverable land for housing within the district. However, in light of the Covid-19 pandemic this report has been caveated with the following text:

“There is much uncertainty about when the development industry will return to working on-site, and therefore uncertainty about what impact there will be on build rates for the foreseeable future. Given this uncertainty this report has been published based on the build-out rates that were expected in early to mid-March 2020 i.e. before the impact of COVID 19.”

5.3 In April 2019 Northampton Borough Council published the document ‘Five Year Housing Land Supply Assessment for Northampton Related Development Area’. This assessment demonstrates that the Council cannot show deliverable sites with the capacity to meet 5 year housing requirements consistent with paragraph 73 of the Framework within the period from 2018 to 2023. Within this period the Council can only demonstrate a 2.75 year supply of housing.

5.4 Northampton Borough Council are reliant on the delivery of SUEs to maintain their future housing land supply position. The very nature of these strategic sites means that they take years to go through planning before they start to deliver new homes. Therefore, the fact that this application proposes to accommodate more additional dwellings on a SUE that is presently delivering new homes is a material consideration that carries significant weight in the planning balance.

5.5 The inability of Northampton Borough Council to demonstrate a five-year supply of housing means that for the purposes of considering this planning application paragraph 11 of the Framework is engaged. This requires the titled balance in favour of sustainable development to be applied to the planning decision process.

September 2020 | ED | P20-0085 Page | 8

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

5.6 The Government has recently published the consultation document ‘Changes to the Current Planning System’ in which it puts forward proposals for four short- term changes to improve the effectiveness of the current planning system. One of the most significant of these for most local planning authorities is the proposed change to the standard methodology for calculating housing need, which would yield a national total of 337,000 homes a year. Whilst it is still too early to tell whether this will be a material consideration in the determination of this planning application the indications are that the figures for both Daventry and Northampton will increase as a result of the proposed change to the standard methodology for calculating housing need.

September 2020 | ED | P20-0085 Page | 9

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

6. THE PROPOSED DEVELOPMENT AND PLANNING ASSESSMENT

Principle of development

6.1 The site forms part of the Whitehills SUE and already benefits from outline consent. Therefore, the principle of the site being developed has already been established both through the Council’s adopted planning policies and the grant of planning consent. The indicative masterplan submitted as part of the 2011 outline planning application identifies the western part of the site as accommodating a Park and Ride site, care home, and approximately 1.5ha of employment land.

Figure 2: Indicative masterplan for the Buckton Fields West site.

6.2 Whilst this is a stand-alone application the previous planning consent, and the documents and reports that were submitted in support of it, are material to the determination of this planning application. The loss of the Park and Ride and the care home, the reduction in the amount of employment and the introduction of additional residential land will materially change the impact of the site. Therefore, the impacts of these changes need to be assessed as part of this planning application.

6.3 The supporting text of Policy HS2 of the Daventry Local Plan 1997 identified that the site is well related to services, employment and public transport facilities.

September 2020 | ED | P20-0085 Page | 10

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Moreover, the supporting text of Policy N8 of the WNCJS identifies that the site forms a contiguous extension to the Northampton urban area northwards. Policy SP1 (Daventry District Spatial Strategy) of the Part 2 Local Plan supports development that is consistent with the NRDA. Accordingly, Buckton Fields is a highly sustainable urban location, which, as a result of the consented development, will have excellent pedestrian, cycle and public transport connectivity. Therefore, the principle of delivering new homes through an alternative proposal to make the most efficient use of the north-western part of the site is firmly established through national guidance aimed at maximising the use of sites in sustainable locations.

Loss of Park and Ride site

6.4 During the determination of the previous application a number of the nearby Parish Councils questioned the need for the Park and Ride. With the plans and route of the north-western relief road now finalised the County Council has subsequently assessed the need for a Park and Ride site, which was originally proposed back in the 1998 master plan document, in this location. The County Council has subsequently concluded that it is no longer an appropriate location for a Park and Ride site, nor is it the most efficient use of the land. Accordingly, they are now proposing that the part of the site that was previously proposed to accommodate the Park and Ride now be developed as an employment use alongside the additional residential land.

6.5 The provision of a Park and Ride site is identified in Policy N8 of the WNCS and the 1998 master plan document shows it as a proposed use. Notwithstanding this, there are other material considerations that would need to be balanced against any conflict with the Council’s adopted policies in this respect. In this case there is no longer any prospect of the Park and Ride coming forward. It is therefore necessary to ensure that an alternative use be accommodated on the site that will complement the wider SUE.

Loss of the care home

6.6 In the same way that the County Council has reassessed the appropriateness of the Park and Ride site they have also reassessed the need for a care home on the site. For a care home to be successful there are benefits in it being co-located with services and facilities to ensure that elderly residents and staff are within

September 2020 | ED | P20-0085 Page | 11

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

walking distance of them. In the case of Buckton Fields the location of the care home is suboptimal in this respect. Moreover, in light of the Covid-19 pandemic the care home market is seeing some adjustment as operators consider how they operate in the ‘new normal’. This is in turn impacting on the delivery of new care homes.

6.7 The care home was a use that was only introduced through the 2011 application. There is no policy requirement for one and it was not a use that was identified in the 1998 master plan. Therefore, the loss of the care homes from the SUE does not conflict with any adopted policies.

Reduction in the quantum of employment land

6.8 The provision of jobs alongside new homes has always been a key element of the Buckton Fields site. Accordingly, an element of this employment provision is retained as part of this latest development proposals and relocated to the western part of the site. This relocation is proposed in part to act as a physical buffer between Welford Road and the additional residential land that is proposed on the former care home site. The built form associated with relocation of the employment land will also help create an entrance feature to the site, which the previously proposed Park and Ride site would have failed to do. The relocation of the employment land to the west of the site was a recommendation made by Northampton Borough Council in response to the previous application.

6.9 Whereas the previous application proposed approximately 1.5ha of employment land this has been reduced to 1ha to reflect recent changes in the market for employment land. These changes are in part as a result of the Covid-19 pandemic, which has seen a significant shift towards home working. Whilst this shift may be temporary for some companies it is likely to have longer term impacts on the way many companies work. The employment land was identified as B1 use, which is predominantly office space. This is the sector that has seen the greatest shift to home working since the pandemic. Whilst the employment land was not included in the 1998 master plan document it was considered to be an important element of the 2011 application in delivering economic benefits and encouraging sustainable transport with job opportunities near to new homes.

6.10 In September 2020 the use class order introduced more flexible use classes. This has resulted in the creation of a new E class that includes all three of the previous

September 2020 | ED | P20-0085 Page | 12

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

B1 uses (offices, research and development and light industrial). Moreover, the E class includes some uses that formally fell under A1 (shops) and those that fell under use classes A2 (financial and professional services) and A3 (restaurants and cafés). It also includes some uses that formally fell under use classes D1 (non-residential institutions) and D2 (assembly and leisure).

6.11 With the E use class being broader than the previous B1 use class it is essential that some of the uses that would normally be found in the local centre do not seek to relocate to the western part of the site. The co-location of the local centre with the primary school ensures that it is at the heart of the development and will allow residents to combine trips to the primary school with meeting some of their daily shopping and needs. This will encourage more walking and cycling and help to better internalise residents’ movements. Any retail that is provided in the employment site will need to remain subservient to that of the local centre to ensure that the local centre serves as the heart of the new community. The reduction in the quantum of employment land will make it more deliverable and will help to establish a hierarchy of services and facilities between the local centre and the employment land.

New residential development

6.12 As a result of the proposed changes to the masterplan additional land has been provided for residential development. The previous application had a condition restricting the number of dwellings on the site to no more than 1,050 dwellings. This was based on the assessments that had been carried out at the time of the application, which informed the upper threshold. An increase in dwelling numbers above this figure is not necessarily unacceptable if appropriate mitigation of any impacts are secured. However, the impacts of an increase in dwellings can only be considered through a new application, alongside the impacts of a reduction in the quantum of employment land and the loss of the Park and Ride site and the care home. The impacts of this change to the masterplan in particular are considered further in the following sections.

6.13 Whilst the historic planning policies for the site identify a figure of “in the region of” 1,000 new homes this has never been considered to be a threshold that cannot be exceeded. Indeed, the consented scheme allows for the provision of up to 1,050 dwellings. In accordance with paragraphs 59 and 117 of the Framework this planning application seeks to boost the supply of new homes through making

September 2020 | ED | P20-0085 Page | 13

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

effective use of land already identified for development. In this case, the assessment of the planning application will need to consider whether any adverse impacts as a result of the increase in housing numbers can be successfully mitigated. Moreover, in the absence of a five-year supply of housing for the NRDA paragraph 11 of the Framework is engaged. This requires the presumption in favour of sustainable development to be attached significant weight in the planning balance.

6.14 Whilst the outline consent allows up to 1,050 dwellings the two residential land parcels to the north of the spine road and the local centre have not yet been the subject of reserved matters applications. Condition 17 of the outline consent requires these land parcels to provide public open space in accordance with the policy requirements in place at the time. The adopted policy that can be afforded full weight is Policy CW2. For detailed plans for the remaining land parcels to be approved there is the chance that the requirements of Policy CW2 may impact upon the number of dwellings that can be delivered. Moreover, the detailed design of the local centre may result in the upper figure of 79 dwellings accommodated above the retail units not being achievable. It is therefore possible that not all of 1,050 dwellings will be delivered pursuant to the outline consent. Notwithstanding this, this planning application has to be considered on its merits and the impact of the additional dwellings has to be assessed alongside that of the full number of dwellings that could potentially come forward pursuant to the outline consent.

Parameters Assessment Plan

6.15 The previous application was supported by a Parameters Assessment Plan that identified the different use classes across the site as well as access arrangements, open space distribution and maximum building heights.

September 2020 | ED | P20-0085 Page | 14

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Figure 3: Parameters Assessment Plan submitted in as part of the 2011 application.

6.16 A similar Parameters Assessment Plan has been submitted in support of this application. In accordance with the approved scheme building heights across the development will be lower on the northern edge of the residential land parcel dropping from up to three storeys within the southern part of the site to two storeys in the north. The final design and distribution of house types across the site will be considered at the reserved matters stage. The potential to increase the built form up to three storeys will allow for variations in height to add interest to the street scene as well as using taller buildings as landmarks in the street scape to aid legibility.

September 2020 | ED | P20-0085 Page | 15

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Figure 4: Proposed Parameters Assessment Plan for the north-west area.

6.17 Given that the replan area includes only residential and employment uses the characters of each land parcel will be clearly defined by their uses. Whilst the land parcels to the south of the site were being promoted by housebuilders this application has been submitted by the County Council with the intention of disposing of the site once planning consent has been secured. Therefore, the site is likely to be developed by a housebuilder based on the delivery of their own house types.

6.18 Whilst the Council could consider using a condition to secure a design code for the application site it is likely to be delivered by a single housebuilder. Therefore, the acceptability of the house types they propose, in relation to the design themes that have been established across the rest of the site, can be considered at the reserved matters stage.

Housing Mix and Affordable Housing Statement

6.19 The Buckton Fields site has successfully delivered both market and affordable housing to meet the needs of the NRDA. By making the most efficient use of the site to accommodate more dwellings the number of affordable homes will also increase. Accordingly, the proposed residential land will provide 35% affordable housing at a 70/30 tenure split (social rent/intermediate tenures). Depending on the final number of dwellings approved at the reserved matters stage, this could equate to up to 30 new affordable homes, of which 21 would be social rent. The

September 2020 | ED | P20-0085 Page | 16

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

delivery of additional affordable housing on the site carries weight in the planning balance argument.

6.20 Policy HO8 (Housing Mix and Type) sets out the housing mix for new residential developments that would be agreed at the reserved matters stage. The approach to the Buckton Fields site is to provide a density of approximately 42 dph to reflect the urban context of the site. The previously developed phases have delivered a high percentage of detached, family sized dwellings than smaller units. The same approach is considered acceptable for the new application site. The local centre land parcel has consent for up to 79 dwellings, which are likely to be one and two-bed flats. The provision of these smaller units in a part of the site where a higher density is more appropriate, helps create a balanced mix of dwelling types across the site.

6.21 The description of development refers to a figure of up to 85 dwellings. Whilst it may be technically feasible to increase this density by proposing smaller units this would not reflect the approach taken to the rest of the site. Moreover, there is also a balance between the quantum of development and the amount of public open space that is provided.

Public Open Space

6.22 The determination of the previous application was based on the policies of the 1997 Local Plan. Whilst the emerging Part 2 Local Plan could be afforded weight it is only following its adoption that Policy CW2 (Open Space Requirements) can be afforded full weight. Under Policy CW2 the provision of public open space increases for sites in the NRDA and a number of different typologies are identified. Notwithstanding this, the supporting text of Policy CW2 confirms that there is some overlap between typologies. This overlap can be used to justify an under provision of some of the typologies. For the purposes of the indicative masterplan a figure of 0.65ha of public open space has been identified. The breakdown of how this figure has been arrived at is detailed in the table below. Whilst the detailed design of the open space will be provided at the reserved matters stage there is clearly the ability to design some of the open spaces so they provide public amenity as well has being either formal or semi-natural in character.

September 2020 | ED | P20-0085 Page | 17

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Figure 5: Indicative Masterplan for the north-west area.

6.23 Given the suburban nature and size of the site it is not considered appropriate to propose a formal park or garden in isolation, which is consistent with the rest of the site. Though that is not to say that the amenity open space will not have any more formal areas to it. It is therefore proposed that part of the 0.27ha of ‘amenity open space’ be accommodated across areas of formal public open space, to meet the requirement for the Parks and Gardens typology, and more informal areas, to meet the requirement for the Natural/Semi-Natural Green Space typology. Whilst it is proposed to overlap some of the typologies it should be noted that the site is adjacent to the Brampton Valley Way, which is a recreational resource (National cycle route 6) in its own right and affords access to wider facilities including Pitsford Reservoir Country Park to the north.

6.24 In addition to the overlapping of the Amenity Open Space typology there is also the opportunity for the Children’s and Young People’s Place typology to be accommodated in the wider public open space provision. The final location for any such play spaces will be proposed through the reserved matters submissions. In discussions with officers it has been suggested that the allotment typology would be better satisfied through a commuted sum to enhance existing allotments south of the site on Welford Road. These allotments just fall within the 1,000m walking distance from the wider Buckton Fields site. It is therefore proposed that as part

September 2020 | ED | P20-0085 Page | 18

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

of the S106 a commuted sum be provided to enhance the provision at this nearby site.

Open space Policy CW2 Residential area (circa 80 To be typology (per 1,000 units = 192 population) provided on population) site Parks and 1.43ha 0.28 ha 0.28ha gardens Amenity open 1.45ha 0.27ha 0.07ha space (0.2ha to be ‘overlapped’ as part of the formal and informal open space) Natural /Semi 1.57ha 0.3ha 0.3ha natural green space Children’s and 0.3ha 0.06ha 0ha young people’s (To be included as part of place the other typologies) Allotments 0.42ha 0.08ha 0ha (To be provided by a commuted sum) Total 5.17ha 0.99ha 0.65ha

6.25 Although this is a stand-alone application it should not be seen in isolation. Residents of this site will have access to the areas of informal open space that are provided across the site as well as the areas for more formal recreation to the north of the local centre. It is also proposed to provide pedestrian and cycle access to the Brampton Valley Way car park, which will provide access to the wider recreational route. Therefore, new residents will have access to a range of different areas of open space for amenity and recreation.

Encouraging healthy lifestyles

6.26 Policy CW2 seeks to implement the requirements of Policy CW1 (Health and Wellbeing) by promoting access to natural environments for health and wellbeing. The Buckton Fields development accords with the requirements of Policy CW1 by promoting health and wellbeing and active and healthier lifestyles for all age groups. It successfully achieves this through the masterplan for the site that includes landscaping and a mix of uses (including co-location of services) that provide sustainable links to the wider community, jobs, facilities and countryside.

6.27 The replan area benefits from the design of the wider Buckton Fields masterplan and the Indicative masterplan shows how the public open spaces will enhance the green infrastructure across the site. If the north-western land parcel were to be

September 2020 | ED | P20-0085 Page | 19

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

developed pursuant to the outline consent, then there would not be any requirement to deliver the same levels of public open space. As discussed in the following sections, the provision of alternative uses offers the opportunity to enhance the routes through the site giving new and existing residents greater access to new green spaces and the countryside beyond.

Vehicular access and highways

6.28 The vehicular access points to the site are already established through the detailed planning consent for the spine road and the bell mouths have already been constructed. No other vehicular connectivity is proposed other than through these existing junctions.

6.29 The previous application was supported by a robust Transport Assessment that included modelling data of key junctions in the locality to identify where mitigation was needed. In accordance with the outcomes of the transport modelling off-site highways works and financial contributions were secured through the S106 towards mitigation measures that have already been implemented. These include a contribution of £2,940,000 towards the northwest relief road and the extension of existing bus routes into the site in addition to off- site works on the A508 and traffic calming in the surrounding villages. The full list of mitigation works are contained in the Transport Statement that has been produced to support this application. The loss of the Park and Ride site, which was due to be delivered as part of the development, will result in additional funding towards the north-west relief road.

6.30 The Transport Assessment and Framework Travel Plan that have been produced to support this latest application have assumed a worst-case scenario in terms of dwelling numbers and employment land. The figures of up to 94 dwellings and 1.1ha of employment, that the assessment is based on, relate to the development of the site without meeting the Policy CW2 requirements for public open space. Moreover, these numbers would exceed the figure of up to 85 dwellings and 1ha of employment land in the description of development. Notwithstanding this, the assessment of the traffic impacts of a greater number of dwellings and employment land is good practice and makes the Transport Assessment and Framework Travel Plan more robust.

September 2020 | ED | P20-0085 Page | 20

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

6.31 At the time that the previous application was determined the final details of the north-west relief road were not known. The details and timing of this enhancement of the strategic highway network are now known. Once the relief road is in place it will help to reduce some of the traffic that presently travels through the nearby villages. Moreover, the Transport Assessment confirms that any off-site impacts of the proposed development will not be materially different to the consented uses for this part of the Buckton Fields site.

6.32 Notwithstanding the above, the Buckton Fields site was allocated on the basis of it being a sustainable urban extension for Northampton. It is the proximity of new homes to services and facilities within Northampton, and those that will be provided within the development itself, that help to make the site sustainable. Accordingly, the agreed S106 also includes improvements to the pedestrian and cycle connectivity of the site and Travel Plan measures aimed at encouraging a modal shift towards more sustainable forms of transport as residents move into the development.

6.33 Through the introduction of pedestrian and cycle connectivity throughout the site new residents will have the opportunity to meet some if not all their daily needs through sustainable forms of transport. Whilst this will not be appropriate for all new residents the density of the development and the proximity of new homes to the new primary school, areas of public open space, shops and communities facilities will help to internalise trips within the site. The increase in housing numbers will also help to make any retail units in the local centre and employment area to be more commercially viable as well as public transport routes. The internalisation of trips will limit the impact on roads outside the site more than if the same number of new dwellings were provided in a piecemeal fashion in less sustainable locations outside of the NDRA.

6.34 The Framework Travel Plan for the site builds upon the approved Travel Plan for the wider Buckton Fields site. In addition to identifying initiatives aimed at promoting walking and cycling it proposes a contribution of £1,000 per dwelling towards bus services as well as 4 x 1 weekly bus passes for each household.

Pedestrian and cycle access

6.35 As with the consented areas the new site offers the opportunity to provide pedestrian and cycle routes through to other parts of the site and beyond. The

September 2020 | ED | P20-0085 Page | 21

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

provision of safe, well-overlooked routes will ensure that trips by foot and cycle are seen as viable alternatives to travel by private car, in accordance with Policy ST1 (Sustainable Transport Infrastructure) of the Part 2 Local Plan.

6.36 The extent of the employment area and the Park and Ride site in the consented scheme had the potential to act as a barrier to pedestrian and cycle connectivity through to the Brampton Valley Recreational Route to the west of the site. Without any other uses generating activity the employment site would have offered very little natural surveillance of routes through it outside of office hours. Such stand-alone employment areas can often become sterile environments when workers go home, which often makes it challenging to prevent anti-social behaviour. The exodus from business parks as a result of Covid-19 will undoubtably have exacerbated this.

6.37 The replanning of this part of the site provides greater opportunity for pedestrian and cycle connectivity with the Brampton Valley Recreational Route to be promoted through routes that are well overlooked by residential properties. This will have wider benefits not just for the residents of the application site but also those of the wider Buckton Fields development.

Cycle parking

6.38 The provision of secure, undercover cycle storage for residents’ bikes will ensure that concerns about theft, vandalism and exposure to the elements do not act as barriers to preventing travel by bike. Details of cycle parking will be provided at the reserved matters stage and will be provided in accordance with Local Plan standards.

Car parking

6.39 Similarly, details of car parking will be provided at the reserved matters stage and will be provided in accordance with Local Plan standards. Whilst it is anticipated that the social distancing measures introduced in response to the Covid-19 pandemic will gradually be lifted it has highlighted the need for people to have access to a range of transport choices. Therefore, the proposed development will provide vehicular parking to allow for car ownership so that residents still have the option to use their private cars for trips when public transport, cycling and walking are not appropriate.

September 2020 | ED | P20-0085 Page | 22

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Housing Design

6.40 The design approach for the new dwellings set out in the Design and Access Statement follows that of the consented scheme. The new dwellings will be of a traditional design that picks up on the vernacular of the surrounding villages and Northampton, as well as other parts of the Buckton Fields site. At the reserved matters stage the proposals will demonstrate how the scale, density, massing, height and layout of the proposals combine to ensure development blends well within the site and its surroundings in accordance with Policy ENV10 (Design) of the Part 2 Local Plan.

6.41 The introduction of different house types and use of materials will help to establish a hierarchy of spaces across the site and aid legibility whilst also providing positive natural surveillance of the public realm. Full details of the designs of the new dwellings will be provided at the reserved matters stage.

Space standards

6.42 Policy HO8 sets out the requirement for any new dwellings to be built to the National Described Space Standards as well as 40% of the affordable and 50% market housing to be built to M4(2) mobility standards, with a further 10% of affordable homes built to M4(3) standards. The development will demonstrate compliance with these standards at the reserved matters stage.

Trees

6.43 The Tree Survey carried out by Barton-Hyett identifies only a limited number of trees on the site, which are predominantly on the perimeter of the site. Accordingly, the development of the site will not result in the loss of any existing trees. The detailed landscaping plans that will be submitted at the reserved matters stage will identify the new tree planting within the residential and employment areas as well as the enhancement of the existing boundary landscaping. This additional tree planting will result in a net increase in the number of trees across the site.

6.44 The area of willow trees on the adjacent telephone exchange site has been afforded a green buffer where they encroach onto the site. Elsewhere the soft edges to the site will allow existing and proposed trees to thrive so that they add to the amenity of the area but also provide habitats for local wildlife.

September 2020 | ED | P20-0085 Page | 23

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Landscaping

6.45 The proposed distribution of open spaces across the site allows the landscaping to be focused on complementing the existing boundary treatments of the site. The area of both formal and informal open space provided between the employment and residential land will act as a green buffer as well as a wildlife corridor. Presently the site has very little tree cover or ecological value other than along the intermittent boundaries. Full details of the landscaping of the site will be provided at the reserved matters stage. The strategy will focus on enhancing the existing boundary landscaping and accommodating new trees within the areas of open space where they will have the greatest opportunity to thrive. The landscaping will form part of the wider green infrastructure for the site and will accord with Policy ENV4 (Green Infrastructure) of the Part 2 Local Plan by providing a comprehensive network of green spaces that contributes to the full range of ecosystem services including quality of life, biodiversity, sustainable transport and climate change mitigation.

6.46 There is no specific landscape designation for the site or any of the adjacent land and the change to the character of the wider site has already been established through the consented scheme. Whilst the introduction of built development on the previously proposed Park and Ride site has the potential to create a hard edge to the development the scale, layout and landscaping of this part of the site will all be considered as part of the reserved matters application that will be submitted. The illustrative masterplan allows for a generous landscape buffer along the Welford Road frontage to help soften the edge of the development.

Heritage

6.47 The planning application is supported by an Archaeology and Built Heritage Assessment, which identifies that no designated heritage assets lie within the site or its immediate vicinity. Similarly, the site is not considered to contribute to the significance of any heritage assets in the wider vicinity.

6.48 The assessment details the archaeological investigation work that has already been carried out across the wider site and proposes a programme of archaeological works, comprising an area of open-area excavation and recording across the east of the site to mitigate the loss of the archaeological remains. This is in accordance with the Scheme of Archaeological Resource Management

September 2020 | ED | P20-0085 Page | 24

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

previously agreed with Northamptonshire County Council for the original outline application.

Neighbour amenity

6.49 The introduction of residential development on the areas of the site previously proposed to accommodate a care home and employment use will not result in new homes being located in an area with poor living conditions. The layout of the site will be agreed at the reserved matters stage and at that time issues of neighbour amenity can be assessed.

Environmental Impact Assessment (EIA)

6.50 Whilst the previous application was supported by an Environmental Statement this more focused application falls below the criteria for development that would normally require an environmental impact assessment to be carried out. An EIA screening letter has been submitted to set out the reasons why an EIA is not considered necessary in this instance.

6.51 Although an environmental statement has not been produced there are stand- alone reports that have been submitted to support the planning application. These reports take into account the environmental impact of the proposed development and recommend mitigation measures where necessary.

Noise

6.52 Wellford Road is identified in the Noise Report as a source of noise emissions from vehicular traffic. Whilst it may be technically feasible to accommodate residential to the west of the site the relocation of the employment land westwards helps to reduce any adverse impacts of noise affecting the residential development to the east of the site.

6.53 The impact of construction noise on occupied properties on the site was considered during the determination of the previous application. The Council confirmed that any impacts can be successfully controlled by suitably worded planning conditions. The same approach is likely to be acceptable in this instance.

September 2020 | ED | P20-0085 Page | 25

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Air quality

6.54 The impact upon the air quality of AQMAs in Northampton was identified as material consideration in the determination of previous application. The Air Quality Assessment that has been carried out by M-EC confirms that the residents of the proposed residential areas would not be subject to unacceptable levels of air quality. The mitigation of the impacts of additional vehicular movements from the proposed development will be through measures to promote a modal shift towards sustainable, low carbon forms of transport. In addition to these there are also likely to be measures such as the provision of electric charging points that will be the subject of further negotiation and will be secured through the S106 or conditions.

Ground conditions

6.55 The Phase 1 Geo-Environmental Desk Study Report has identified that given the sloping nature of the site earthworks are likely to be required in order to produce level platforms for the proposed development works. The Report identifies low to moderate risks of encountering ground contamination and recommends that an intrusive site investigation is carried out to determine the potential for contaminants to be found.

6.56 A Phase 2 Report is being produced and will either be submitted to satisfy the requirements of a planning condition or to be assessed as part of this outline application.

Ecology

6.57 The former arable field has been colonised by grassland, tall ruderal and ephemeral/short perennial vegetation of negligible ecological importance. Accordingly, the proposed development offers the opportunity to greatly enhance the ecological value of the site by not only providing new homes for humans but also new habitats for a variety of local wildlife.

6.58 The inclusion of open green space within the site will not only accommodate sustainable drainage features but also new landscape planting including amenity grass, wildflower meadow, trees and shrubs to benefit of both recreation and biodiversity. This is in addition to the provision of new tree and shrub planting

September 2020 | ED | P20-0085 Page | 26

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

that will be provided as part of the detailed planting of the residential and employment areas.

6.59 The development proposals offer the opportunity to enhance the hedgerows that form the northern, eastern and western boundaries of the site. This will reinforce and strengthen their function as habitat corridors. This is in addition to the creation of a new hedgerow extending between the northern and southern boundaries of the site between proposed residential and employment development.

6.60 EDP has contributed to the design of the masterplan and the Ecological Appraisal that supports the application includes specific proposals for the avoidance, mitigation and compensation of any predicted impacts on biodiversity. These measures include the creation of new grassland habitat in addition to the planting of new hedgerows, trees and shrubs across the site. As such, no significant adverse effects upon the ecological integrity of habitat features, or upon the favourable conservation status of protected and notable species associated with the site, are considered likely to arise.

Drainage

6.61 All the site falls within Flood Zone 1 and is at a low risk of flooding from rivers. Based upon the latest Surface Water Flood Risk Mapping there is also a very low risk of flooding from surface water. The approved drainage strategy for this part of the site is based on the impermeable areas north of the spine road being mitigated by underground storage crates. The previous uses, particularly the Park and Ride site, easily lent themselves to this approach due to the large extent of surface parking. The relocation of the employment use to the west of the site introduces an alternative use that is compatible with the wider drainage strategy for the site by allowing drainage crates to be accommodated under areas of surface parking.

6.62 The Parameters Assessment Plan demonstrates how the proposed uses have been accommodated around the SUDs infrastructure. The drainage strategy for the employment land is still based on the use of underground storage crates due to the impermeable nature of this part of the site. The residential land offers greater opportunity for above ground drainage features and accommodates attenuation ponds to the east and west of the site. As with the consented scheme these

September 2020 | ED | P20-0085 Page | 27

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

attenuation features have been accommodated within the areas of public open space and will also have an amenity and ecological value.

6.63 The FRA confirms that soakage testing was completed in accordance with the BRE365 standards and that surface water will be stored and discharged via infiltration. Surface water runoff from dwellings will be collected via gutters and rainwater pipes that will connect to on-plot soakaways. Highway drainage from the residential areas will be directed to the infiltration basins on site, which will provide attenuation for surface water prior to it being discharged at source to the ground. The runoff from the employment land will be collected in tanks and permeable paving prior to discharge at source into the ground.

6.64 Foul Water from the site will discharge to the existing foul water sewer in Welford Road, to the west of the site. Whilst detailed foul drainage plans have not yet been produced, the preference is for it to be based a gravity foul system. Both the mains surface and foul water drainage systems will be offered to Anglian Water for adoption.

Renewable Energy

6.65 The Energy Statement submitted with this application proposes that building fabric improvements over and above the minimum requirements of Part L are the most appropriate way to deliver low energy homes. Whilst it is important to include the use of low carbon or renewable technologies in the specifications to reduce carbon emissions, it is proposed that all unit types will meet the minimum requirements of Part L without the need for renewable energy technologies.

6.66 The calculations that have been provided are based on an indicative housing mix and show that the dwellings can exceed the minimum requirements of Part L and would generate a 19% reduction in carbon emissions through the installation of photo voltaic panels. This would exceed the requirements of Policy S11 (Low Carbon & Renewable Energy) of the WNJCS and Policy HO10 (Energy Efficiency) of the Daventry District Council Supplementary Planning Document for Housing.

6.67 Similarly, the employment buildings will take the same fabric first approach. None of the employment units are envisioned to exceed 500sqm but if they were to exceed this threshold then they would achieve BREEAM Rating ‘Very Good’.

September 2020 | ED | P20-0085 Page | 28

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Water Conservation

6.68 The Energy Statement identifies the potential to use water efficient fittings and appliances with lower flow rates or the installation of flow restrictors to selected fittings to reduce the flow rate to appropriate level. Accordingly, the requirement to meet water conservation target of 110 Litres outlined by the Daventry District Council Housing – Supplementary Planning Document can be secured through an appropriately worded planning condition.

External Lighting

6.69 The External Lighting Impact Assessment identifies existing lighting sources across the site. Whilst detailed lighting proposals will be submitted alongside the detailed designs of the land parcels the street lighting, where possible will be located at the boundary points of residential properties to reduce the risk of disturbance from light spill.

6.70 Subject to implementation of the proposals in the Assessment, a compliant lighting scheme can be designed and installed that will have an acceptably low impact on the residential properties and wildlife and not have a negative impact on the immediate environment with respect to light pollution.

Waste Audit

6.71 In accordance with Northamptonshire County Council’s adopted Supplementary Planning Document “Development and implementation principles” all waste arising from the site will be managed in accordance with the ‘waste hierarchy’ (prevent, reduce, reuse, recycle and dispose). That is unless it can be demonstrated that an alternative approach is more environmentally sound. The development will be built out with the principle of reducing the quantity of waste that requires processing and/or disposal to divert as much of the construction waste from landfill as is practicably possible.

6.72 Further details of how this will be achieved will be provided either at the Reserved Matters stage or through a discharge of condition application. The principles of waste minimisation that will be applied at the Reserved Matters satage and during the build out of the site are:

• To design proposals sustainably;

September 2020 | ED | P20-0085 Page | 29

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

• To reduce the amount of waste generated from development;

• To conserve natural resources through re-using waste arising from construction;

• To re-use waste materials on-site to reduce transportation;

• To use recycled materials where possible;

• To reduce waste generation during the operational lifetime of the development and facilitate recycling where waste does arise.

Education

6.73 The provision of a 420 place primary school on the site will help to address the shortfall in primary education provision in the area that was identified at the time of the previous application. Given that this latest application only proposes a modest increase in the overall dwelling numbers there is the potential for any additional primary school to be accommodated at the new school once it is built. Moreover, the remaining land parcels to the east of the application site remain in an outline form and the numbers indicated are indicative only. Once the provision of public open space is factored in, in accordance with condition 17 of the outline consent, there is the potential for a reduced number of dwellings to be delivered depending on the housing mix that is proposed. This will also have an impact upon the capacity of the primary school.

6.74 Secondary education will be dealt with in the same way as the previous application, by way of a commuted sum towards a new secondary school to accommodate the growth planned for the west of Northampton.

Existing healthcare provision

6.75 During the determination of the previous application there were concerns raises about the level of healthcare provision in the area. This section outlines the existing situation regarding access to healthcare services in proximity to the site. It is appropriate to assess the primary care service provision of doctor’s surgeries, dental surgeries, opticians and pharmacies as these are the most commonly accessed forms of healthcare, and therefore will most likely experience any increase in demand resulting from this development. Analysis of secondary

September 2020 | ED | P20-0085 Page | 30

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

and tertiary healthcare is also included to show the full picture of existing health care provision.

Doctor’s surgeries

6.76 Table 1 shows that there are 9 doctor’s surgeries providing general practitioners services that cover the area including the application site and within five miles of the site. A further 7 practices, less than five miles from the site, do not currently extend their services to the Boughton/Kingsthorpe area.

Table 1: GP services within three miles of the site Practice Name Post Code Miles No. of No. of from site GPs Patients The Pines Surgery NN2 8LL 0.6 6 8,910 Kings Heath Health Centre (Register closed) NN5 7LN 1.4 (3) (13,971) Kingsthorpe Medical Centre NN2 7JN 1.6 2 6,059 Queensview Medical Centre NN2 6LS 1.7 4 9,209 Dr T Crawford & Partners (outside) NN2 7PB 1.9 (6) (9,853) Langham Place Surgery (outside) NN2 6AA 2.1 (5) (10,003) Leicester Terrace Health Care Centre NN2 6AL 2.2 9 17,977 Park Avenue Medical Centre NN3 2HZ 2.3 4 13,971 St Luke's Primary Care Centre (outside) NN5 6FR 2.4 (13) (21,770) The Crescent Medical Centre NN1 4SB 2.4 2 4,755 The Mounts Medical Centre NN1 3DS 2.5 7 15,810 County Surgery (outside) NN1 4QA 2.6 (2) (4,269) Abington Medical Centre NN3 2JG 2.7 8 14,569 Moulton Surgery (outside) NN3 7QP 2.8 (5) 12,130 Maple Access Partnership NN1 1LG 2.9 7 12,559 The Saxon Spires Practice (outside) NN6 9WU 3.0 (12) (16,475) Source: NHS Choices

6.77 Table 2 shows that there are 23 dental practices located within three miles of the site. The picture in terms of availability of dentists accepting new patients has been made less clear as services have been scaled back in-light of the Coronavirus pandemic. As a result, several of those in the list have not provided current data on capacity and availability of services. However, at least 9 surgeries within three miles are accepting new patients by application or referral.

September 2020 | ED | P20-0085 Page | 31

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

Table 2: Dental surgeries within three miles of the site Practice Name Miles from Accepting new NHS No. Postcode site patients: 1 Purely Orthodontics NN2 8AG 1.0 No 2 Harborough Dental Care NN2 7BB 1.2 No Kingsthorpe Grove Dental 1.4 3 Practice NN2 6NS Yes 4 Queens Park Dental Practice NN2 6LR 1.5 Yes 5 Chichele House Dental Clinic NN2 7BL 2.2 Yes 6 Moopen Dental Care NN2 7BL 2.2 No data* QUALITY DENTAL CARE 2.2 7 LIMITED NN2 7BL No data Harlestone Road Dental 2.3 8 Practice NN5 7AB No 9 East Park Dental Practice NN1 4LB 2.4 No 10 Tailored Dental Care NN5 5BG 2.4 Yes – By referral 11 Duston Dental Practice NN5 6JN 2.6 No 12 Cedar Road Dental Practice NN3 2JG 2.7 No 13 Floss Dental Care NN1 4TH 2.8 Yes – By referral 14 MR AT LAMB NN5 4DR 2.8 No data Castilian Street Dental 2.9 15 Practice NN1 1JX No 16 Abington Dental Practice NN1 5AL 2.9 Yes – By referral 17 Delapre Dental Care NN1 5AN 2.9 Yes – By referral 18 Orthoworld NN1 4EP 2.9 Yes – By referral Wellingborough Road Dental 3.0 19 Surgery NN1 4EP Yes 20 Cheyne Walk Orthodontics NN1 5PT 3.0 No data Bupa Dental Care, 3.0 21 Northampton NN1 5BA No 22 The Elms Dental Practice NN1 5BE 3.0 No data Victoria Promenade Dental 3.0 23 Practice NN1 1HH No Source: NHS Choices *No Data – up to date information not provided

Pharmacies and opticians

6.78 There are 27 Pharmacies and 18 opticians located within three miles of the application site. Of these, 3 of the pharmacies and 3 of the opticians are a mile away or less.

Hospitals

6.79 There are three hospitals within a four-mile radius of the site. A summary of these hospitals is provided below:

September 2020 | ED | P20-0085 Page | 32

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

• Berrywood Hospital (2.7 miles from site). Specialist psychiatric and mental health hospital.

• Northampton General Hospital (3.1 miles from site). Large, full service hospital with complete range of departments and services including A&E, Maternity, Oncology and General Surgery.

• BMI Three Shires Hospital, Cliftonville (3.3 miles from site). Private hospital specialising in general surgery, diagnostics, eyecare and orthopaedic treatments.

6.80 The analysis of existing primary healthcare demonstrates that the site is well related to existing services and facilities. Should there be a need to enhance existing primary healthcare facilities to accommodate the needs of the development then a financial contribution will be secured through the S106.

Section 106 draft Heads of Terms

6.81 Alongside the determination of this application the applicant is committed to delivering all the necessary enhancements to services and facilities to meet the needs of new residents, and to mitigate any impacts of the development. These will be delivered through financial contributions and obligations agreed through the Section 106 legal agreement that will accompany the planning consent. Below is a draft heads of terms detailing what is likely to be secured through the S106. The final list will be subject to the responses from statutory consultees being in accordance with the tests set out in paragraph 56 of the Framework.

• 35% affordable housing at a 70/30 tenure split;

• Financial contribution towards primary and secondary education;

• Financial contribution towards the north west relief road;

• Any additional off-site mitigation works (highways, pedestrian and cycle infrastructure) identified through consultation with Northamptonshire County Council Highways Team;

• Installation of fire hydrants across the development;

• Financial contribution towards library provision;

• Financial contribution towards primary healthcare provision;

September 2020 | ED | P20-0085 Page | 33

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

• Requirement to implement a Travel Plan;

• Air quality monitoring;

• Details of the management of SUDS and public open spaces;

6.82 The S106 attached to the previous application was based on the adopted guidance in the County Council’s ‘2015 Planning Obligations Framework’ in relation to education, fire and rescue and libraries. The Council is expected to be updating the 2015 Framework in the coming months and it is likely that this application will be assessed against the updated Framework, which will include an update to the methodology for calculating S106 contributions.

September 2020 | ED | P20-0085 Page | 34

Northamptonshire County Council Land north-west of Buckton Fields Planning Statement

7. CONCLUSION

7.1 The existing Buckton Fields East development has successfully delivered new homes for Daventry and Northampton in a highly sustainable location on the edge of Northampton. As the homes to the south of the spine road are built out more new homes will be delivered within walking distance of the primary school and local centre within the site. Accordingly, the replan of the north-west area of the site will make efficient use of the site by maximising the delivery of new homes and employment opportunities near to new and existing services and facilities.

7.2 The reliance on large scale SUEs to meet the housing requirements of the NRDA has resulted in Northampton Borough no longer being able to demonstrate a five- year supply of housing. Therefore, the presumption in favour of sustainable development is engaged in accordance with paragraph 11 of the Framework.

7.3 The figure of 1,000 new homes has never been a ceiling for development at Buckton Fields. The documents that are submitted in support of this application demonstrate that the additional homes can be delivered without any adverse impacts that cannot be successfully mitigated by planning conditions and/or obligations secured through the S106.

7.4 The relocation of the employment land to the west of the site offers greater opportunity to define the entrance of the site. Similarly, the introduction of residential development where the employment was previously proposed will provide natural surveillance of pedestrian and cycle routes through the development that will encourage their use by new and existing residents.

7.5 The impacts of the Covid-19 pandemic have had a significant impact on the economy of the country and have fuelled the desire for people to move to new homes with gardens and access to areas of amenity. The need to encourage economic recovery is therefore a key material consideration in the determination of this application.

7.6 This Planning Statement demonstrates that the proposed replan of the north- western part of Buckton Fields will achieve one of the fundamental objectives of the Framework, sustainable development, through the delivery of much needed new homes in a popular destination with excellent connectivity. As such, it is respectfully requested that this application be approved at the earliest opportunity.

September 2020 | ED | P20-0085 Page | 35