AREA ACTION PLAN PREFERRED OPTIONS CONSULTATION DRAFT May 2005 Northampton CONTENTS SIXFIELDS

AREA ACTION PLAN PREFERRED OPTIONS CONSULTATION DRAFT May 2005 northampton CONTENTS SIXFIELDS

1. Introduction 3 7. Retail capacity - options for meeting need 44

2. Policy context 7 8. Principles for Sixfields 50 - PPGs and PPSs policy - MKSM Sub-regional framework 9. Policies and proposals 53 - Structure Plan - Local Plan 10. Development Framework/Implementation plan 60 - Urban Design Compendium - Explanation of development framework - Rational for distribution of uses 3. Local Development Framework 11 11. Implementation 67 4. Corporate and strategic policy context 13 - Implementation context - Community Strategy - Advice on phasing - SW District - Joint Initiative 12. Next steps - future stages of consultation 74 - Strategic Flood Risk assessment - Contamination report ANNEX 1: LANDOWNER REQUIREMENTS

5. Property Market Review 19

6. Issues, opportunities and options 26 - Physical analysis - SWOT analysis - Opportunities plan - Orientation options - Initial informal consultation - Options arising from informal consultation

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INTRODUCTION for developing planning policy for areas Sixfields. These issues and options which will undergo major change, the Area emerged directly from a comprehensive The Sixfields Area Action Plan has been Action Plan. Planning Policy Statement 12 programme of community and stakeholder prepared on behalf of Northampton (PPS12) states that: consultation and engagement as a Borough Council by planning and detailed, comprehensive research base regeneration consultancy Urban Area Action Plans should be used to that is outlined in detail within the Practitioners and property market advisors provide the planning framework for areas supporting document ‘Evidence Base for CB Richard Ellis. where significant change or conservation is the Sixfields Area Action Plan’. needed. A key feature of area action The Sixfields area is strategically located plans will be the focus on implementation. A full written account of this consultation in an area of major change, urban They should: process is set out in a separate document, extension and residential intensification. In the Sixfields Area Action Plan Consultation this context, the Council has decided to i. deliver planned growth areas Report. designate Sixfields as a District Centre, to ii. stimulate regeneration meet the local retail and service needs of iii. protect areas particularly Following consideration of all of the issues the existing and future residential sensitive to change and alternatives, Northampton Borough population of this part of Northampton, iv. resolve conflicting objectives in Council has identified a preferred option. whilst supporting a wide range of areas subject to development The process of consideration and review of additional retail and leisure uses. pressures; or options is outlined in detail throughout the v. focus the delivery of area based Area Action Plan. A hierarchy of centres within the town will regeneration initiatives.' be established, made up of the town centre, district centres and local centres. The process for developing and adopting Sixfields, alongside existing centres at an Area Action Plan is clearly set out in Kingsthorpe, Weston Favell, and Mereway, PPS12, and involves considerable informal will provide district centre level facilities and formal public consultation and serving the south-west sector of the town participation. and act as a public transport node. The Borough Council considers that an AREA ACTION PLAN Area Action Plan represents the most appropriate planning policy vehicle The Planning and Compulsory Purchase Act through which a new district centre 2004 establishes a new basis for local designation for Sixfields should be made. authority statutory plan-making, the Local Development Framework. The Act places This document sets out a series of issues an emphasis on public consultation and and alternative options for the engagement, and establishes a new vehicle establishment of a District Centre at

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KEY OBJECTIVES FOR SIXFIELDS Weston Favell to the east and Mereway to of the centre and the St. James' Road the south of the town. accessing the south. Beyond the town The following key objectives for Sixfields centre Northampton has a good network were set out in the consultation document ACCESSIBILITY of 'A' roads which provide access to all ‘A proposal to designate an area at areas of the town. Despite the obvious Sixfields/Weedon Road as a district The area is readily accessible via the advantages of this accessibility by road, centre’ produced by Northampton Borough town's road network. Journey times from access for pedestrians is compromised by Council in October 2003: Sixfields to the centre of Northampton are the main roads that dissect the area, which in the region of 10 minutes via the have a limited number of safe crossing - To designate Sixfields/Weedon Weedon Road which leads to the A4500 points. Road as a District Centre; (Spencer Bridge Road) accessing the North - To increase permeability of the centre for people on foot and cyclists; - To broaden the range of uses within the centre; - To increase opportunities for people to access the centre by means other than the private car; and - To create a sense of place.

LOCATION

Sixfields lies on the south-western periphery of Northampton. Currently the Sixfields area accommodates a large number of retail, leisure, and industrial warehouse units. Levels of residential accommodation are low in the Sixfields area itself, although there is an established residential sector in the neighbouring areas of Upton and Duston. However, with the development of the South West District there will be an expanding local catchment area for Sixfields. There are three existing district centres within Northampton; Kingsthorpe to the north, Map 1.1: Location of Sixfields

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The M1 motorway is situated just to the additional hourly service during peak national average of 49.6% was down south west of Northampton and this places times. Four bus services a day provide from its 1991 level of 67%. Female full- Sixfields in an ideal position from which to direct links between Sixfields and Bicester time employment was also well above the access the national motorway network. The and Oxford. Services in the evening and national average at 34.7% (national A45 and A43 provide fast access to on Sundays are extremely limited. average 19.8%) but again down from its junctions 16 and 15a of the M1, which in 1991 level of 41.1%. turn links Northampton to London (1.5 Northampton has only one mainline train hours) and Birmingham (1 hour). Beyond station, with direct trains to London which Unemployment rates were low in the immediate vicinity, Northampton is can be reached in approximately 50 Northampton at 1.8% in July 2004, the close to the M6, M40 and A14 all of minutes, Birmingham in 50 minutes and lowest level in the past four years. This which increase accessibility and underline Manchester in 2.5 hours (via Birmingham). compares with a national average of Northampton's central location. This makes Northampton an accessible 2.3%. location, and attractive for commuters to A number of bus routes provide public London. transport links between the Sixfields area and the town centre via Northampton Furthermore, journey times have recently Railway Station which is located between fallen due to the introduction of the fast In terms of economic activity, according to the Sixfields area and the town centre. Virgin Train service, thus further enhancing PROMIS 2004*, manufacturing, transport Northampton's accessibility. and distribution employment accounted for Bus services are operated by First Bus and 22.3% of total employment in Stagecoach and all depart from DEMOGRAPHIC AND SOCIO- Northampton, financial and business Northampton Bus Station which is situated ECONOMIC ANALYSIS services accounted for 22.6%, and public on the northern fringe of the town centre services had a 24.9% share. approximately 10 minutes walk from According to the National Statistics Northampton Castle Railway Station and website, Northampton as a whole has a forms part of the Grosvenor Centre population of 194,458 (2001 Census). Shopping Centre complex. This figure is 10,400 higher than 10 years ago which indicates the town has Bus connections between Sixfields and the undergone considerable growth. This can local area run every 20 minutes throughout be seen in the expansion of residential the day. In addition, connections to areas areas such as Wootton Fields and Grange such as Daventry, Land Farm and Nether Park. Heyford are provided three times an hour in the morning and evening peaks and The demographic structure of the town twice an hour in the interim period. An from the 2001 Census indicates that the additional service links Sixfields with Old male full-time employment rate in Duston, Harpole and Bugbrooke every two Northampton in 2001 was 58.2% which hours throughout the day, with an although considerably higher than the Northampton Looking east towards Northampton

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The level of car ownership in Northampton is significantly above the national average with a particularly high proportion of 2 cars per household. This is likely to be of benefit to retail destinations that are situated beyond the town centre such as Sixfields, although Sixfields also benefits from improving accessibility by public transport. High car ownership may also be of benefit to competing towns/cities such as Milton Keynes and Leicester.

*Promis (a property market industry- standard data report prepared by PMA).

Large units are set back from the main highway

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INTRODUCTION comprise groups of shops, separate from When considering parking, the guidance the town centre, often containing at least recommends that car parking and service This section sets out a summary of the one food supermarket or superstore, and a areas should be carefully located within a planning policy context within which the range of non-retail services, such as banks, development using means that minimise Sixfields Area Action Plan is being building societies and restaurants, as well visual impact. In addition, it is suggested prepared. as local public facilities such as a library." that car parking should normally be located to the rear, underneath, or, where Key current and emerging national policy A more detailed analysis of PPS6 appears appropriate, above new development. guidance is briefly considered. This is within the supporting document ‘Evidence followed by a summary of regional policy. Base for the Sixfields Area Action Plan’. PPG3: Housing Please note that a detailed analysis of these documents is included within the Planning for Town Centres: Guidance on The priorities identified within Planning supporting Evidence Base document. Design and Implementation Tools, March Policy Guidance Note 3 highlight the 2005 Government's aim to promote more NATIONAL PLANNING POLICY sustainable patterns of development and Planning for Town Centres: Guidance on make better use of previously-developed PPS6: Planning for Town Centres Design and Implementation Tools was land. It considers that new housing and published alongside PPS6 as a supporting residential environments should be well Planning Policy Statement 6: Planning for document. designed and should make a significant Town Centres, issued in March, requires contribution to promoting urban local authorities to consider the pattern of In relation to design and the public realm, renaissance and improving the quality of provision of different centres and the roles, the Guidance suggests that development life. Mixed uses with employment uses on range of facilities and degree of should adhere to the following principles: the ground floor with retail above are specialisation in these centres, in order to identified as a means of introducing new understand a centre's position in the - Orientation of development so that it life into towns and cities. hierarchy. fronts on to the street; - Respect building lines of the existing Local planning authorities are required to urban environment; formulate planning policies which reflect - Maximise the amount of active street the need to encourage higher-density, frontage; multi-storey development within and - Avoid designs which are inward looking around existing centres, including the and which present blank frontages; promotion of mixed uses, where - Provide level access from the public appropriate. realm; and - In the case of development in edge-of- PPS6 acknowledges the additional centre locations, provide good facilities that a district centre may contain. pedestrian access to the centre. It considers that "district centres will usually Soft landscaping is used to reduce noise from the road

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In relation to the density of residential PPG13: Transport aims to strengthen its role and function development, PPG3 considers that local through new public transport infrastructure planning authorities should seek to avoid Planning Policy Guidance Note 13 and facilities. developments which make inefficient use of recognises the important role that land use land (those of less than 30 dwellings per planning has in delivering the Milton Keynes & South Midlands Sub- hectare); encourage housing development Government’s integrated transport Regional Strategy, March 2005 which makes more efficient use of land strategy. It considers that "by shaping the (between 30 and 50 dwellings per hectare pattern of development and influencing The Milton Keynes and South Midlands net; and encourage greater intensity of the location, scale, density, design and mix sub-regional strategy provides strategic development at places with good public of land uses, planning can help to reduce guidance on the scale, location and timing transport accessibility such as city, town, the need to travel, reduce the length of of development and associated district and local centres or around major journeys and make it safer and easier for infrastructure for the period until 2021. nodes along good quality public transport people to access jobs, shopping, leisure corridors (Section 58, PPG3 Housing). facilities and services by public transport, The Strategy has amended the walking, and cycling". In relation to corresponding sections in the relevant RSS PPS1: Delivering Sustainable Sixfields, the application of these and forms part of the regional policy basis Development principles will help to reduce some of the for the preparation of Local Development need for car journeys through the reduction Documents. PPS1 outlines the Government's of the physical separation of land uses, commitment to sustainable development and the improvement of public transport Within the strategy, Northampton is and recommends that development plans facilities, enabling people to make identified as a 'location for growth' and it should ensure that sustainable development sustainable transport choices. is anticipated that the district will is pursued in an integrated manner, in line accommodate an additional 30,000 new with the principles for sustainable EMERGING REGIONAL PLANNING development. The PPS highlights how POLICY good design is integral to good planning RSS8 Regional Spatial Strategy for the in delivering safe, inclusive and successful East Midlands, March 2005 communities. Northampton is situated within the Southern The provision of improved access for all to Sub-Area identified within RSS8 and the jobs, health, education, shops, leisure and guidance notes "Northampton exerts community facilities, open space, sport and considerable economic and social influence recreation, is highlighted and it is noted over much of the south west part of the that this can be addressed by ensuring region." that new development is located where everyone can access services or facilities The guidance identifies Northampton as on foot, bicycle or public transport rather one of the five Principal Urban Areas and than having to rely on access by car. Drive through fast food restaurant

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homes in the period until 2021 and a general policies but these have largely The land to the south east of Weedon further 17,500 homes between 2021 and been superseded by changes in Road is designated as a Development Site 2031. The strategy anticipates that to government policy. under Policy D11. The Plan considers that complement this housing provision, planning permission will be granted at Northampton Borough and South Northants Existing Allocations Sixfields, Weedon Road for a mix of and Daventry Districts (for Northampton sports and leisure uses. Since the Town) should be able to accommodate net Under Policy B2 a considerable area to production of the Local Plan, the site has levels of employment growth to provide the north east of Weedon Road is been largely occupied by Northampton 37,200 jobs by 2021. designated as an Existing Business Area, Town Football Club, Sixfields Stadium. where planning permission will be granted To the south of site D11 is an additional Finally, the Strategy states that the Local for the development of land for business, Development Site, D7 Duston Mill. This site Development Framework for Northampton general industrial and storage and is allocated in the Local Plan and planning should ‘identify an appropriate number of distribution uses (B1, B2 and B8). In permission will be granted for a hotel and existing and possible future District Centres addition, planning permission will not be leisure use so long as the proposals do not (urban hubs) to form sustainable sub- granted for business development which significantly detract from the character centres for shopping and for the provision extends beyond the boundaries of the and appearance of the area beside the of commercial and social services, giving business area and on sites in excess of 1 river. an emphasis to regeneration needs and hectare outside the existing and proposed opportunities for urban renaissance where business areas (Policy B3). relevant.’ (Northamptonshire Policy 2). The area is also subject to policy T15 EXISTING DEVELOPMENT PLAN which requires that in granting planning POLICY permission for the business areas identified on the proposals map, the Council will Northamptonshire Structure Plan require the provision of road layouts that will allow the effective operation of bus The Northamptonshire Structure Plan layouts and the provision of bus facilities. (1996-2016) was adopted in March 2001. The recently adopted RSS8 and There are three areas within Sixfields Milton Keynes South Midland Sub-regional identified as Large Scale Retailing Strategy will provide the strategic context Locations, subject to Policy R4. Apart from for the preparation of the Council’s Local a parcel of land on Gambrel Road, these Development Framework. have largely now all been developed. In line with PPS6, the suitability of this site for Northampton Local Plan retail development must be tested against the sequential approach which gives The Northampton Local Plan, adopted June priority to locations in existing ‘designated 1997, covers the period between 1993 centres’. and 2006. It contains a number of Extract from Northampton Local Plan, 1997 - Sixfields

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DESIGN GUIDANCE consideration. This is particularly important for the Sixfields area with Urban Design Compendium Walter Tull Way being characterised by such buildings. The Urban Design Compendium, jointly prepared by English Partnerships and the A full analysis of the Urban Design Housing Corporation in 2000, provides Compendium and its significance for extremely useful and relevant good Sixfields is considered in the chapter practice for those involved in the delivery ‘Principles for Sixfields’. and assessment of new development.

Of particular relevance to Sixfields is the 'Creating the Urban Structure' section which provides strategic guidance on the mixing of uses and warns against the dangers of taking a zoned approach to land use planning. Emphasis is placed on the importance of walkable environments.

Considering the planning and design of centres, it is recommended that centres are focussed on public transport nodes. Mixed use centres are best located at crossroads and along main movement routes, within walking distance of homes.

The injection of housing into the mix of uses contained in centres is considered central to their success, enabling activity to be stretched beyond daytime office and shopping hours. Emphasis is also given to civic roles and functions, with public uses such as health facilities, libraries and police and fire stations all benefiting from central prominent locations.

The problems caused by inactive edges created by 'big boxes' are given some

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INTRODUCTION - Central Area Action Plan THE DEVELOPMENT PLAN - South West District Urban Extension The Planning and Compulsory Purchase Act Area Action Plan The development plan forms the starting 2004 introduced the Local Development - Kings Heath Area Action Plan point in the consideration of planning Framework to replace Local and Structure applications. It is made up of (i) the Plans. The Sixfields Area Action Plan is being Regional Spatial Strategy (RSS8), (ii) prepared in parallel with the Core Development Plan Documents within the The Local Development Framework will Strategy. The Core Strategy will establish Local Development Framework, and (iii) comprise a suite of Local Development the principle of the designation, with the until September 2007, saved policies Documents. Local Planning Authorities are Area Action Plan providing the site-specific within the adopted Local Plan and obliged to prepare a Local Development details of how the district centre will be Structure Plan. The Regional Spatial Scheme through which the context of the created. Strategy for the East Midlands and the Local Development Framework and the Milton Keynes South Midlands Sub- timetable for the preparation of each Part 2 of the LDS states that the Sixfields Regional Strategy will provide the Local Development Framework component AAP must be subject to a Sustainability strategic land use context for is agreed. Appraisal. The Sustainability Appraisal of Northampton. These documents are these initial stages of Area Action Plan prepared by the Regional Assembly and This draft Area Action Plan for Sixfields production has been undertaken by Faber approved by the Secretary of State. The will become one of the Local Development Maunsell and is available as a separate adopted Structure Plan will still continue in Documents for Northampton. document. force for now, except where policies in the RSS/Sub-regional Strategy have updated NORTHAMPTON BOROUGH COUNCIL Timetable for adoption and therefore superseded its policies. The LOCAL DEVELOPMENT SCHEME, MAY Sixfields AAP will be a Development Plan 2005 The LDS provides a detailed timetable for Document and therefore will have the three-year process of preparing the The Local Development Scheme is a public Local Development Documents. statement that outlines the programme for Preparation for the Sixfields AAP and the the preparation of Local Development Core Strategy are being prepared in Documents. The scheme covers the tandem. The timetable for submission of preparation of the following documents: the draft Sixfields Area Action Plan and Core Strategy to the Secretary of State is - Joint Core Strategy for Northampton anticipated in March 2006, with Public Implementation Area Examinations in September-October 2006. - Development Control Policies The Inspector's Report is anticipated for - Proposals Map January 2007 with adoption of the final - Site Specific Allocations Sixfields Area Action Plan and Core - Sixfields Development Area Action Plan Strategy is scheduled for March 2007. Existing residential areas in Sixfields

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Development plan status. The Sixfields AAP must be in conformity with the RSS and the Core Strategy.

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INTRODUCTION health and social living; available SOUTH WEST DISTRICT healthcare for all; improved health and STRATEGIC PLANNING REVIEW, This chapter provides some background social care for children and young people; NOVEMBER 2003 information about key local policy and a decent home for all. documents. The South West District Strategic Planning Objectives concerning the creation of a Review, prepared for English Partnerships COMMUNITY STRATEGY 'stronger economy' aim to make by Halcrow, outlines land use and phasing Northampton stronger in the region; reduce proposals for the South West District. The Northampton Community Strategy unemployment and poverty in the poorest 2002-2012 establishes the objectives of areas; identify business needs and The Review has been submitted to the Local Strategic Partnership in creating opportunities; and increase the provision of Northampton Borough Council as a a safe, clean and healthy town with good high-skill jobs. representation to inform the preparation of facilities and services and a good quality the Local Development Framework. The of life for all. 'Leisure and culture' objectives seek to Borough will take forward those aspects of improve sport, leisure and cultural the review which can be supported through The strategy aims to create safer opportunities for children and young the preparation of an Area Action Plan for communities with safer homes, streets and people; improve community facilities and the South West District. A report was shopping areas; less risk from crime; fewer parks; use the Arts to improve the look of taken to the Council’s Executive Committee drug and alcohol-related problems; less the town; plan the future use of the Arts in in June 2004 whereby members noted the business crime; less vandalism and public places; and make Northampton a contents of the Review, agreed an interim property damage; and less anti-social tourist attraction. planning policy statement and behaviour. acknowledged the Halcrow report as a Finally, in relation to community material planning consideration. Aims for creating a 'better environment' involvement, the objectives include boosting The South West District comprises 670 include a cleaner, cared for town; community involvement in local decision attractive new buildings; well cared for making; encourage organisations to consult public areas; better public transport, cycle communities more effectively; develop and walkways; development on previously- action plans to improve communities; and used land; more recycling and less waste; the promotion of electronic links between a river valley that is a public amenity and services and communities. nature reserve; and changes in lifestyle which will result in fuel savings and nature preservation.

To create 'good health, good housing and contented communities' the strategy identifies objectives such as bridging the gap between rich and poor; improved There are many large junctions in the area

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hectares of land adjacent to the south west recognised and the need for a 'lead in' edge of Northampton's urban area. The time for the implementation of district is predominantly undeveloped, infrastructure is identified. although some development has taken place at St Crispin and Upton as part of a The report recognises the importance of sustainable community, promoted by ensuring that each phase is supported by English Partnerships. the provision of sustainable transport.

The review considers that the future of the In order to take forward the proposals for South West District should be focused upon the South West District, the review the development of individual, self- identifies the importance of a partnership sustaining communities with links to shared approach between English Partnerships, facilities and services. It is anticipated that landowners and statutory authorities. six sustainable communities will be created in the district and together these communities will contribute 5,800 dwellings and 120 hectares (net) of employment development. The six communities will be St Crispin, Princess Marina, Upton Lodge, Upton, Upton Park and Pineham.

The proposed District Centre at Sixfields is identified as an opportunity to provide jobs and amenities for the residents of the South West District, although Sixfields itself remains outside the South West District boundary. Key The strategy for the South West District involves six phases and seeks to enable early employment; anticipating that the first development at Pineham should be completed by 2007. The first instance of Greenfield housing is programmed for completion in 2010. In advance of the implementation of development proposals, the need to provide infrastructure is

Figure 4.1: Illustrative summary of the South West District land use and development strategy

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NORTHAMPTON BROWNFIELD JOINT - North East Corner, Weedon Road retail of its western and eastern sections INITIATIVE and mixed use frontage; commenced in early 2005. The route of - Central area, leisure and shopping this road will follow the northern edge of Led by Northampton Borough Council and focus; and Storton’s Pit Nature Reserve. English Partnerships, the Northampton - South West Corner, residential and Brownfield Joint Initiative seeks to bring community facility. The initiative seeks to create 'an interface forward three strategically important between the Northampton of today and brownfield sites in Northampton. tomorrow' and establishes that Sixfields must be considered within the wider The initiative is supported by funding from context of the future expansion of housing the ODPM Sustainable Communities Plan. to the south west. Sixfields is considered Grant aid will fund the enabling to have the potential to become the infrastructure works necessary to bring the interface between the existing and sites forward for redevelopment. proposed developed areas of Development Framework Masterplans for Northampton. the three linked areas of Sixfields, Harvey Reeves Road and Ransome Road have Almost 6,000 houses are allocated on land been prepared by lead consultants to the north and south of Weedon Road Halcrow. and Sixfields is considered to have the potential to become the interface between All three sites are located within the Nene the existing and proposed developed Valley and are all former landfill sites. All areas of Northampton. also contain derelict, vacant or underused Key sites in Sixfields, identified within the Joint Initiative land and currently have an unattractive appearance. The proposals recommend the reuse of vacant or under-utilised land. The Consultation has been undertaken with key relocation of the Recycling Centre to a stakeholders and key issues in each of the purpose built site on Harvey Reeves Road areas are outlined within the supporting is suggested as a means of making the evidence base. land adjacent to Weedon Road available for retail and mixed use development. A key element for the future development of Sixfields is the generation of a critical Central to the success of the initiative is the mass of activity and the creation of a new provision of a new link road between the role for the area. Three sites and their Sixfields area and the Harvey Reeves key functions are identified in the Road area. Detailed planning permission proposals: for the Southern Development Link Road (SDLR) has been obtained and construction Northampton Brownfield Joint Initiative development masterplan areas

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An outline planning application has been and provides some guidance notes for Reeves Road and Ransome Road, the submitted to Northampton Borough Council developers, recommending procedures to report notes that the three sites have all in order to bring this land forward. This be followed to minimise flood risk in been significantly modified by human application has not yet been determined, development. activity. but in relation to the Sixfields area, the Joint Initiative sets out an aspiration for the A Flood Risk Assessment was undertaken The report notes that Sixfields is located following: for the whole of Northampton and for the on the northern slopes of the Nene valley eight development areas. In relation to and recent development has involved a - 7,750sqm retail the Sixfields development area, the report considerable amount of regrading, - 3,500sqm A3 uses highlights that the area is situated near the particularly in the creation of level playing - 5,000sqm commercial leisure foot of the sloping valley side of the Nene areas in the leisure complex. The area has - 5-a-side football centre Valley. Together with the other a pronounced fall from north to south and - 100 bed hotel 'brownfield' development sites of Harvey levels along the Weedon Road boundary - Increased capacity of community stadium - Community facility - 80/90 dwellings

STRATEGIC FLOOD RISK ASSESSMENT Northampton Borough Council Strategic Flood Risk Assessment - Stage 2 Final Report, December 2004

The Phase 2 report of the Strategic Flood Risk Assessment identified and mapped the KEY areas of flood risk in the borough within the context of the categories identified Category 1 - Little or no within PPG25, undertook flood risk risk (<0.1%) assessments for development areas within the borough (including Sixfields) and Category 2 - Low to medium risk undertook an assessment of the potential (1.0%-0.1%) extent of rapid inundation zones behind

the existing raised flood defences. The Category 3 - High risk (>1.0%) report also provides an assessment of the effect on flood risk of large scale urban development in the Upper Nene catchment

Figure 4.2: Area at risk of flooding in Sixfields

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are between 75m and 80mOD, falling to extend north along Duston Mill Lane and around 60mOD along the elevated into this part of the development area. southern boundary. Beyond the boundary, Potential flood risk sources are identified the ground falls away steeply and within in the three large surface water sewers on the south western extension levels along the eastern, southern and western edges of Duston Mill Lane fall from 65mOD at the development area. The report Upton Way to around 61mOD at the considers it prudent to regard the whole of southern edge of the extension. the southwestern extension as Flood Risk The principle hydrological feature of the Category 2 until a detailed evaluation of Sixfields area is identified as the the hydraulic capacity of the southwestern Kislingbury Branch of the River Nene and sewer, which serves an extensive drainage associated flood alleviation works such as area and may pose a small potential the Duston Flood Storage Reservoir (FSR). flood risk, can be undertaken. Beyond the southern boundary of the area, Storton's Pits, the former course of the In relation to future development in Nene, Duston FSR, the Duston flood relief Sixfields, the report notes that the area channel and the Northampton Arm of the available for redevelopment is very Grand Union Canal are located (in this limited and the only areas remaining for order). The elevated canal defines the development are the capped landfill sites southern edge of the floodplain. along the eastern edge and the undeveloped southwestern section. As a Flood risk in the main part of Sixfields is result, the report considers that the scope assessed to fall within Flood Risk Category for the generation of substantial quantities 1(low to no risk). The regrading of the of additional storm run off is limited. land surface along the southern half of the development area has raised the ground When considering the Joint Initiative, the surface to a level well above the flood report notes that the preferred mix of uses plain and as such there is little or no risk of may result in the discharge of flooding of the area from the River Nene. impermeable area run off to Storton's Pits A 25 metre strip of land along the and this would provide an acceptable southern edge of the development area degree of attenuation. However, this may extension is considered to fall within Flood have implications as the lakes are of Risk Category 2 (low to medium risk). This nature reserve water quality and as such it is related to the fact that although the may be necessary to provide separate southern boundary of the small small scale run off peak flow and volume southwestern extension is consistent with the attention measures for each section of the 100 year Indicative Floodplain envelope, proposed development. floods of a higher return period will Sixfields football stadium

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CONTAMINATION CONSIDERATIONS Contamination may also exist within the site edges of former quarry high walls. as a result of historical uses and locally - Remediation of landfill gas will be The following contamination advice was common forms of natural substance such as required prior to development. prepared for Northampton Borough Council aresenopyrites and radon arising from by Halcrow. The research and advice was historical uses including the railway line, - The potential for the reuse of materials undertaken as an independent study and is ironworks, waste recycling centre and vehicle on the site is very limited and as this not related to the Sixfields Area Action Plan repairs/dismantlers. may contain putrescible material or to the work of Urban Practitioners and CB Richard Ellis. Gas - South west spur is most suitable for Monitoring of ground gas between 1988 development, as shown in Figure 4.3. Site history and 1992, indicated that levels of carbon Development is considered possible of dioxide, methane and landfill gas, as a the remainder of the site although the Formerly an ironstone quarry, the northern whole were high although a general trend cost of foundations for heavy and/or section of the site was subsequently infilled of improvement with time was discernable. settlement structures (such as warehouse with landfill waste. The site was infilled with floors) would be high. Gas protection domestic waste from the 1960's to mid Concentrations of methane ranged from less would be necessary as a matter of 1970's and following this period, the site than1 to 64% which is within explosive course. Residential development on the was used for the controlled tipping of semi- range and the level of other gases was former landfill areas should be avoided. inert waste. It should be noted that only noted to be high. Gas flow from boreholes inert material was tipped onto the site to was tested and ranged from undetectable - The existing capping of the landfill site complete the landfilling operations. There to 21/h. should be enhanced where possible. are a number of uses in close proximity to Figure 4.3: Areas of existing infilling, Sixfields or within the site which may have a geo- Gas monitoring from just beyond the site environmental impact. provides evidence that some landfill gas may have been migrating laterally from the Contamination site.

Soil Calculations of future landfill gas production The site is within an area where basic Radon undertaken in 1991 subsequently predicted Protection Measures are required for new that gas production had passed its peak dwellings and to date, no radon testing has and that by 2001 it would be less than 15% been undertaken to establish the necessary of its peak. degree of protection. Implications In 1991 a survey revealed that the ground exceeded ICRCL trigger levels for copper, - Buildings would need to be founded on mercury, nickel, chromium, arsenic and lead. improved ground or piles and there will Blue asbestos was also found on the site. be differential settlement due to buried

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INTRODUCTION 4,500 trading locations throughout the UK largest of these centres and is anchored based on catchment population size. by the Beatties department store. Peacock In this section, the property market sectors NSLSP data states the town's resident Place is the second largest and relevant to Sixfields are reviewed, namely: shopping population is around 275,000 accommodates a range of high street which ranks the centre 49th out of the fashion outlets including Next, Laura Ashley - Retail; same 4,500 centres. and Evans. The third centre is St Peters - Residential; Way which provides a secondary shopping - Leisure/Community; According to the PROMIS (an industry location which is home to six large retail - Office; and standard property market data report units (anchored by Argos) connected to the - Industrial prepared by PMA) live Retail Market main existing shopping centre via an open Report for Northampton the town centre's mall lined with small retail units. In reviewing these sectors a picture begins retail floorspace is estimated to be 1.3 to form of the opportunities and constraints million sq ft, this is comparable with the Within the centre of Northampton prime that exist for Sixfields. In turn, this PROMIS sub regional centre average and retail rents, based on local agents’ advice provides a solid basis for considering ranks the centre 44th of the PROMIS are in the region of £130 per sq ft Zone A future improvements to the area and centres on this measure. falling to £35-£40 per sq ft towards the ensuring any developments are periphery of the centre. Yields within the sustainable, viable and deliverable within As a whole Northampton has a good prime areas are circa 6% rising to 7.3% in a district centre. mainstream retail offer with a broad secondary locations. range of national multiples accommodating (i) The Retail Market units within the centre. Included within these * Rack-rented means that the unit is let At the national level, demand for retail are three department stores, Beatties, at market rent and is fully insured. investments in the UK is strong with prime Debenhams and the Co-op. yields for rack-rented High Street shop On the PROMIS PMA Retail Provision units at around 4.5%. This represents a Indicator, which ranks the top 200 retail reduction of 0.5% from the beginning of centres in the country, Northampton is 2004. Since the start of 2004 the market ranked 41st. On the PROMIS PMA fashion for retail warehouses has also continued to Provision Indicator the centre is ranked strengthen, both in terms of the prices 46th and on the PROMIS PMA Anchor achieved and the depth of demand. Prime Stores Indicator the centre ranks 21st. This yields for this these properties (rack suggests that Northampton is currently rented*) are about 5% in prime fashion performing well for a centre of its size. parks and 5.25% in non-fashion. In addition to the traditional shopping According to the National Survey of Local locations, Northampton town centre is also Shopping Patterns (NSLSP), Northampton home to three managed shopping centres has a catchment population of 1,416,805. which account for 31% of the total retail This figure ranks the centre 75th out of floorspace. The Grosvenor Centre is the Sixfields Stadium car park site

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Retailer demand provides a useful insight Type Minimum Requirement Maximum Requirement Average total Requirement into retailers’ interest in specific locations and as a result indicates whether a centre Comparison 20,680 sq m (222,603 sq ft) 50,373 sq m (542,211 sq ft) 35,526 sq m (382,407 sq ft) is likely to undergo future growth or Convenience 1,905 sq m (20,500 sq m) 2,090 sq m (22,500 sq ft) 2,000 sq m (21,500 sq ft) struggle to find new tenants. In July 2004, there were 70 reported requirements for Service 11,892 sq m (128,000 sq ft) 15,236 sq m (164,000 sq ft) 13,500 sq m (146,000 sq ft) Northampton, against a national average of 51. Table 5.1 identifies the type of Total 34,711 sq m (371,103 sq ft) 67,699 sq m (728,711 sq ft) 51,205 sq m (649,907 sq ft) retailers with demand for space in Northampton and the amount of space Table 5.1: Retailer requirements they require. It should be noted at this Vacancies in the Sixfields area are non- Retailer Type point that not all these requirements are existent and all retail units in the Sixfields Halfords Comparison Retailer suitable for accommodation in a district area fully let. This is a positive indication Tyres Northampton Service centre. that the area is a viable location for retailers to locate and suggests there Gap Group (plant and tool Service As can be seen in Table 5.1 the highest should be demand for further retail space hire) level of requirement is from comparison in the area. A view supported by the high Matalan Comparison Retailer levels of retailer demand for floorspace in retailers who require circa 35,536 sq m Hobbycraft Comparison Retailer (383,407 sq ft) of retail floorspace. It is Northampton seen in table 5.1. interesting to note that there is also a Wickes Comparison Retailer large requirement for floorspace from It is the Sainsbury's unit which acts as the Homebase Comparison Retailer services, the majority of which are anchor for the area, serving a population restaurants. that extends beyond the Sixfields area. Audi Car Sales Service JJB Sports Comparison Retailer Sixfields’ existing retail offer is almost Although this store dominates the area exclusively warehouse based. The retailers there are a number of other convenience Next Comparison Retailer operating from these units are listed in retailers beyond the Sixfields site whilst First Choice Holiday Service Table 5.2. still in the same post code area - Aldi, Co- Supermarket op and two Icelands. Furthermore to the Travis Perkins Comparison Retailer Sixfields Retail Park, owned by University south of Sixfields in the bordering post Superannuation Scheme, is currently one of code area is a large format Tesco (90,823 Boots Comparison Retailer the smaller retail parks in Northampton sq. ft.). Mamas and Papas Comparison Retailer compared to the larger parks such as Deals from 1999 indicate that rental levels Sainsbury's Superstore Convenience/comparison Towcester Road, St. James Retail Park and retailer Nene Valley Retail Park. However, it does in the Sixfields area were in the region of have open A1 consent and is therefore a £15 per sq ft, a modest uplift on the Golby's Garden Centre Comparison Retailer potential site for large scale future rental levels of £12-£13 per sq ft. agreed Wendy Pet Shop Comparison Retailer development which will enable it to at the park in 1998. The last rent agreed Table 5.2: Concentration of comparison/convenience retailers in Sixfields compete more with nearby parks. however suggests a large increase has

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recently occurred with Next paying £21 a relatively small estate which is locations in Northampton which are per sq ft. for their unit in 2004. Local expanding as a result of the proposed becoming increasingly popular with London agents advise us that such a deal reflects large scale development by English commuters, such as Grange Park, which is an investment yield in the region of 6.5%. Partnerships. The proposed development virtually adjacent to the M1. The increase in rents suggest an will result in a comprehensive addition to Conversation with local agents has improvement in the retail warehouse the residential offer in the area. provided an indication of local residential market and, in particular, an increase in values and the performance of the market. demand for this type of unit. The Upton development is the product of Local agents advise us that the most the revised East Midlands Regional popular homes are 4 bedroom properties The dominance of retail warehouses and Planning Guidance which identified which exchange for approximately the lack of smaller units on the Sixfields Northampton as the major population and £250,000 and 5 bedroom houses which site means that the area is unattractive to employment centre within the south of the achieve prices in the region of £260,000- retailers which are more suited to East Midlands capable of accommodating £280,000. Although less popular, recent traditional district centres, such as household growth. Under the Upton sales of 3 bedroom properties indicate hairdressers, post offices and bookmakers Scheme, English Partnerships has begun prices are in the region of £200,000- and small scale independent retailers such development of up to 1,200 new homes. £230,000. The number of 2 bedroom as off-licenses and newsagents. The lack properties in the area around Sixfields is of residential accommodation in the Further English Partnerships development is very limited and there is a considerable immediate vicinity adds to this problem as proposed to the east of the Sixfields site range in their condition. This leads to a the area currently attracts destination which will extend the St. James End large range in price with agents stating shoppers who don't require these services. residential area to the border of Sixfields. bottom of the range properties exchange Combined, these new developments will for around £100,000 whilst the better Due to the 'out of town' nature of the study increase the population in the immediate standard attain up to £180,000. area and the non-existent residential vicinity of Sixfields which will strengthen accommodation in the immediate vicinity, the area’s viability as a successful retail the Sixfields area has been developed location, by creating a critical mass, which with car based users in mind. This makes will in turn require access to services such accessing the site by foot difficult and as hairdressers, newsagents, off-licenses dangerous due to the busy roads and lack and dry cleaners. of suitable crossing points and furthermore the lack of shop frontages means that The majority of the residents in the areas there are no clearly defined pedestrian surrounding Sixfields are living in family routes. units. Agents suggest that residents in this part of Northampton are local families (ii) The Residential Market who locate in the area then remain there, To the east of Sixfields is the St. James End moving up the property ladder. Estate which includes the new development

in the vicinity of the Express Lift Tower. Furthermore most of the area’s inhabitants Wickes unit The area to the west of Sixfields is Upton, work in the local area unlike other

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Up-to-date data from Proviser, an online development would offer a key Presently, Sixfields has a very strong house price database suggests that house opportunity to continue the development of commercial leisure provision with a number prices in the Sixfields area are marginally the Sixfields area. Increasing the level of of companies operating in the area as can below the average prices that are residential units in close proximity to the be seen in table 5.3. Sixfields’ success achievable in Northampton. Despite this centre will reduce the out of town with leisure operators is based on the the area is popular with buyers and all environment in the centre and push it highly accessible nature of the centre by agents spoken to highlighted the fact they towards a more genuine district centre. car coupled with the extensive parking were very busy which is unusual for the provision on the site. winter months. This high level of market (iii) Leisure and Community Uses activity has helped house prices rise in the Leisure covers a wide variety of uses such Northampton Football Club Stadium is the area with Proviser reporting the house as cinemas (multiplexes and more predominant leisure facility on the site price rises in the area of 229% since traditional town centre cinemas), bowling which on match days attracts a large 1995 compared with the national average alleys, nightclubs, family entertainment number of people to the Sixfields area. of just 182.5%. centres, health and fitness studios, as well Parking for large numbers of football as various A3 use classes, such as pubs, supporters entering the site is provided Recent residential developments in the bars and restaurants. through overspill match day parking area have all experienced considerable towards the south of the site. Other levels of interest with units selling very Leisure operators and developers are important leisure facilities are the well. This strong performance leads local increasingly seeking to operate from town restaurants, cinema, gym and bowling agents to state they believe any future or district centre sites, in accordance with alley which attract people to the Sixfields residential developments will be successful. the "sequential test", as set out in the area beyond regular shopping hours. This This is a view clearly supported by English Government guidance of PPG6. However, improves the variety of facilities on the site Partnerships who would not risk edge and out of centre sites are usually and thus makes it a more attractive undertaking the large scale development cheaper and can provide surface car location to visit. of Upton unless they were confident a parking, a typical requirement of market existed for the new properties. In commercial leisure operators. addition to English Partnerships other residential developers are active in the Leisure operators have the potential to Northampton area such as David Wilson, bring significant benefits to shopping Bellway Homes, Barratt Homes and Henry centres. They have the potential to Boot. increase customer dwell times within a centre, as well as having spin off benefits The valuation office figures indicate that to other uses and also assisting in the self land available for residential development policing of shopping centres and in the Northampton area is worth around surrounding areas. Leisure uses are £2,100,000 per hectare. therefore increasingly viewed as an important and appropriate component of It is clear that private residential new development. Sixfields football stadium

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Just beyond the designated area is a centre, geared to meet local day to day reflected in the fact there is virtually no second sports stadium which is home to needs. office space on the site. Northampton Saints Rugby Club. Again, as with the other leisure facilities, the Although the designated area currently Northampton as a whole has no well presence of the Rugby Club helps improve has no educational facilities there are a defined office core. This has resulted in the vitality of the area, although it does number of primary and secondary schools offices locating on out of town sites which have a knock-on effect on the nearby, including Duston Church of England are more accessible and have space for roads/traffic on match days. Lower School, Chiltern Lower School, parking. In Northampton, Brackmills, Duston Upper School and Millway Middle Moulton Park and the Riverside estate Sixfields has a very strong commercial School. have been the site for the majority of out- leisure provision and it is considered that of-town office development most of which the area’s leisure market is approaching However as the residential population began in the 1980's. Despite Sixfields' out saturation. However, it should be noted grows in the Upton area more schools will of town location it is unlikely to be a future that in the future, as new leisure pursuits be required in order to attract more site for large scale office development like come forward, new opportunities may families to the area. that seen at Moulton Park and Brackmills arise and as such it is important to adopt which are dedicated commercial a flexible outlook and ensure that these The Northampton Primary Care Trust have developments. However there is potential uses are accommodated. plans for the development of a new one- on the site for some small scale office stop primary and social care centre on the provision for services such as small scale Sixfields is, however, currently suffering Sixfields site. Described in the local press Name Description from a severe under provision of as a "super surgery", the centre will cost in Megabowl Bowling Alley community uses. It is without a dental the region of £10 million and will provide practice, doctor's surgery, health centre, such services as diagnostics, medical care Cannons Gym Gym school, library and public sports facilities. and dentistry alongside advice sessions. Pizza Hut Restaurant Health and community uses perform an Plans are also underway for the Hungry Horse Public House important and vital function in the day to construction of a veterinary clinic on the day role of district centres. The presence site of the Little Chef restaurant. Clearly, Bella Italia Restaurant of community based services may also the development of a health centre and Chevys Music Bar Restaurant serve to attract residents to the centre, veterinary clinic would provide much McDonalds Restaurant Restaurant and, potentially, to use other facilities needed community facilities and help with UCG Cinema Cinema during their visit. Possibly, through cross the creation of the aforementioned funding from other uses, such as new community hub. Frankie & Benny's Restaurant residential development, there may be the Burger King Restaurant opportunity to develop these facilities and (iv) The Office Market TGI Fridays Restaurant provide a stronger community hub. Sixfields is extremely unlikely to attract Northampton Football Club Football Stadium Coupled with improvements to the retail any major office occupiers. Overall offer, this could create a more mixed use demand for office space in Sixfields is Table 5.3: Leisure uses

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accountants, solicitors, and recruitment the increased population that will SUMMARY agencies. Such a provision at Sixfields may accompany the residential development also help to meet local needs, through proposals. - The residential market is vibrant in increasing employment/training Northampton with a number of large opportunities in the area. Such The provision of industrial space on the scale development schemes either development could also help to diversify Sixfields site is limited. Units are small underway or proposed. Some of the the land uses in the area. However, any compared to those found at the larger largest schemes in Northampton are office development must be considered on industrial locations. Occupiers are varied very close to the Sixfields site. This a cautious basis and such units should be with a number of mechanics operating development is facilitating the growth adaptable for a range of uses in order from units in the centre as well as some of Northampton's population which that the premises do not remain vacant for small to medium size distribution centres. both supports the retail market and long periods due to lack of demand. The units currently being used for industrial also strengthens the employment base. purposes are hidden from view and found (v) The Industrial Market in marginal locations in the centre. It is - Analysis suggests Sixfields is a Northampton's location, on the M1 with important that this remains the case as successful retail location - rising rental junctions to the M6 and M45 to the north- industrial buildings easily detract from an levels and full occupancy. However, the west and Milton Keynes to the south, has area’s appeal as both a residential and existing supply is not entirely suitable over the last decade, made the town a key retail location. For this reason it is for a district centre and therefore a distribution location. Distribution locations suggested that the relocation of some of greater range of smaller, possibly are not driven by access to towns but by the industrial units in Sixfields may be independent retailers is required. At access to the motorway network and advisable in order to ensure these units the same time, the increasing therefore it is out-of-town sites which have are in a contained area and not mixed in residential development in the area will developed into the most popular locations. with the retail and leisure uses. generate increased demand for The most popular of these are Moulton convenience foodstore floorspace. Park and Brackmills in the immediate Agents also advise us that there is an vicinity of Northampton and slightly further undersupply of small units (3,000-4,000 afield, Daventry, one of the major sq. ft.) available for freehold purchase in distribution locations in the UK. the area and therefore construction of such units is desirable. This is illustrated at the Manufacturing, Transport & Distribution Lodge Farm Estate where 8 units have employment accounted for 22.3% of total recently been sold and fully let from plan. employment in Northampton in 2002, above the national average of 18.8%. However there is some concern about the future of Northampton as a prime location for future development due to low unemployment and emerging labour shortages, although this may be offset by Industrial premises in Sixfields

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- In order to add to the designated - The leisure provision at Sixfields it centre's strength as a community hub already strong, with a range of uses development of community uses is available in the area. As mentioned required. To a certain extent this is previously further community uses are being addressed with the proposed required and this possibly includes the development of the health centre and provision of more public rather than the veterinary clinic although further private leisure activities. community uses are required. With the local population growing the supply of schools, library and other community facilities will become increasingly important.

- Although it is acknowledged that Sixfields is unlikely to attract large scale office developments the benefits of some office supply have been outlined. It is suggested that the provision of a limited supply of small offices will generate a wider variety of jobs in the locality helping to improve its vitality.

- There is already a successful industrial offer in the designated area although it is somewhat dispersed throughout the site. These units are important to the area as they create a local employment base and add to the diversity of Sixfields. However it is suggested that some of the industrial uses be repositioned in order to create an industrial hub rather than have the somewhat unattractive units amongst retail, leisure and residential areas.

New residential developments

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INTRODUCTION

A key role of the Sixfields Area Action Plan is to define the extent of the District Centre boundary.

Physical analysis in this chapter examines the urban design and legibility of the area and a SWOT analysis provides an insight into some of the key challenges and opportunities facing Sixfields.

Potential orientation options for a District Centre that have arisen from discussions and meetings with local stakeholders are also reviewed within this chapter.

Discount Store, Sixfields

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 26 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS URBAN DESIGN AND LEGIBILITY cinema which is on higher ground are the most prominent buildings in the immediate The A45 (Weedon Road) is the most area. significant feature in the Sixfields area. The Weedon Road forms a dominant and very significant barrier between the land on its northern and southern sides. However, Weedon Road is the main artery to Northampton from the west and therefore benefits from very high levels of movement. These high levels of visibility and accessibility have led to the gradual displacement of traditional manufacturing uses by higher value retail uses more dependent on such prominent locations.

There is a marked point west of the junction between Weedon Road and Duston Road where the more traditional pattern of development ends and a far more dispersed pattern of development which characterises the Sixfields area begins.

Local topography is a significant feature of the area as land falls towards the River Nene to the south. As Walter Tull Way

rises to the east it sits on a ridge between Road link the higher land to the north and lower Major barrier land to the south. The alignment of the SDLR northern part of the road provides good Edge of traditional built form views east towards the town centre, the lift Local landmark tower and the Saints rugby ground. From Key view this elevated position, good views are also Key view to rugby ground and lift tower Well maintained bank with views over available south towards Briar Hill. football pitch Lake Reclaimed gravel pit The Sixfields stadium itself which is visible Produced from the 2004 Ordnance Survey 1:1250 mapping with the River Nene Valley permission of the Controller of Her Majesty's Stationery Office. © Crown from the A45 Upton Way and UCG Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. License number: 100019655. Figure 6.1: Urban design analysis and legibility plan of the Sixfields area

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In light of the significant plans for expansion in the South West district and in view of the analysis of the Sixfields area itself a clear case emerges for a new district centre in the west of Northampton. The Sixfields area is well located in this regard and whilst there are both a number of strengths which could lead to opportunities for improvement there are also a number of weaknesses which constitute threats relating to significant levels of new development in the area.

STRENGTHS AND OPPORTUNITIES

Storton's Pits Nature Reserve

Now very well established, this former gravel pit has been reclaimed as a nature reserve and provides a genuine escape from Sixfields' highly engineered Figure 6.2: Opportunities plan for Sixfields environment. An important wetland site, the area is one of a number of managed Key natural habitats in the Nene Valley. Being SDLR so well located for Sixfields, this is one of the area's key strengths and provides a Medium to long term development opportunities number of opportunities of which new Short to medium development opportunities development could take advantage. The Prime site natural landscape provides a positive Key views setting for new development but also Pedestrian link provides the potential for water based recreation.

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Sixfields Stadium and Athletic Track Residential market WEAKNESSES AND THREATS

The stadium, athletic track and associated The residential market in Sixfields is Nature of roads and pedestrian linkages land to the east are a valuable resource vibrant and a number of additional providing the Sixfields area with a niche development schemes are underway or At present, the Sixfields area is dominated role in the local market. With the proposed within Northampton, in close by the A45 and the roundabouts which potential of good links to the nature proximity to the Sixfields area. These control its traffic at its junctions. The road reserve, these more formal sport and development proposals are important to has been designed specifically to move the leisure services and facilities could be the local economy through support of the highest volume of traffic as efficiently as complemented by the development of retail market and by strengthening the possible. This is to the detriment of the more informal water based recreational employment base. pedestrian environment. Opportunities for activities. crossing the A45 on Weedon Road are Retail market very limited. There is a danger that Topography further highway improvements considered Analysis has indicated that Sixfields is a necessary to accommodate rising traffic Local topography is a distinctive feature successful retail location with rising rental levels will compound this severance. and land north of the stadium on Walter levels and full occupancy. Increased Pedestrian access to an area's main food Tull Way benefits from good views east residential development within Sixfields store is important to the success of a and south towards the lift tower and Briar will generate a demand for convenience district centre. Hill respectively. foodstore floorspace.

Development potential Office market

Generally, development densities are low The provision of a limited supply of office at present with the predominant land use small office space could generate a wider being surface car parks. Some sites are variety in the type of job in the area. currently unused and constitute immediate development opportunities. These are Industrial market shown in pink on the opportunities plan. This plan also identifies the site opposite Existing industrial uses are dispersed the Cannons Gym on the eastern end of throughout Sixfields and are important in Walter Tull Way as having perhaps the creating a local employment base and most immediate development potential. add to the area's diversity. In the future it may be beneficial to encourage industrial uses to locate around a central hub.

Looking east from the pedestrian route along Walter Tull Way

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Existing development Contaminated land

The quality of existing development in the Part of the Sixfields area has previously Sixfields area is generally very poor and been used as a site for landfill and as such of an out-of-centre format. Priority in the it is important that issues of contamination design and layout of its buildings and are considered. A study undertaken by facilities is given to the car. Given that this Halcrow, on behalf of Northampton area will fall well within the planned urban Borough Council and separate from the extension of Northampton, this is Sixfields Area Action Plan identifies a considered a significant weakness which number of requirements and remediation threatens to undermine the success of new measures that must be taken into district centre. In light of this, existing sites consideration when redeveloping this area which have been developed, particularly of the site. those A3 uses on Walter Tull Way, should be considered longer term development A summary of the study can be found in opportunities. Chapter 3.

Retail market

The existing retail provision within Sixfields is not considered entirely suitable for a district centre. A greater range of smaller retailers is required if the area is to fulfil its role as a district centre.

Community uses

Development of community uses is required if Sixfields is to fulfil its role as a district centre community hub. In addition to the proposed health centre development and vetinary clinic, further community uses are needed. This factor will become increasingly important as the amount of residential development increases.

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DISTRICT CENTRE ORIENTATION

OPTION 1

Weedon Road is the principal route to Northampton from the west. This main artery carries an extremely high level of traffic and is therefore used by a great number of people. As Northampton expands to the west, Sixfields will be a fully integrated district of Northampton. At present, it is considered that the nature of this section of Weedon Road, not benefiting from any development which directly fronts onto it and therefore serving only as a highway to move high volumes of traffic to and from the town, could significantly compromise the success of a district centre in this location.

One ambitious way of addressing this concern would be to change the nature of the Weedon Road by ensuring that development directly fronts this major Figure 6.3: District centre focus on Weedon Road road. The basis of this option is to enable Weedon Road to become a place in its own right, with wide pavements provided Key for pedestrians and active frontages to District centre zone animate the public space. Replacing the roundabouts with light-controlled junctions District centre core would release land for development and enable the district centre to occupy a more Expansion area appropriate urban form. A range of unit sizes could be accommodated and parking areas could be provided to the rear of some of the larger units.

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Option 2

An alternative option would be to form the district centre on a road or roads other than Weedon Road. This would allow Weedon Road to continue to serve its current principal function of providing a fast and vehicular priority route to and from Northampton and the west of the town.

The option shown focuses the heart of the district centre south of Weedon Road in the vicinity of the Sixfields Stadium and the existing array of leisure and restaurant uses along Walter Tull Way. An alternative to this off-artery option would be to focus the commercial core of the new district centre around the existing Sixfields Retail Park. This would have the advantage of partially improving links between the retail park and Sainsbury's. Figure 6.4: District centre focus on an an off-artery route (Walter Tull Way) This option is derived in response to the area's more immediate opportunities and opportunity for an expansion to the district constraints. It is considered that a core centre as phases of the South West District Key area or 'High Street' could be centred development generate increased demand District centre zone around the eastern end of Walter Tull for district centre services and facilities. Way. Larger uses, some of the existing District centre core uses, can be accommodated on the land This option does not fully address behind. An off-artery option such as this weaknesses of the existing environment, Expansion area has the benefit of not having to address rather seeks to present a pragmatic and the heavily trafficked environment of immediately deliverable development Weedon Road, although good access and scenario, in a way which maximises the connections to it could be created. advantages of Sixfields' natural setting, and provides a context for the intensifica- The land to the south between Upton Way tion of development in the surrounding and the nature reserve presents the area.

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 32 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS

INITIAL INFORMAL CONSULTATION The proposed designation seeks to achieve Duston Village; a number of important objectives to secure - Improved bus services; and INTRODUCTION the future of Sixfields and these include: - Extended community related facilities.

Having established some key local issues - The designation of Sixfields Weedon In addition, some respondents wanted through physical analysis of the Sixfields Road as a District centre; assurances that adverse affects on nearby area, the following pages review the - An increase in the permeability of the centres would be minimal. significant stages of informal consultation centre for pedestrians and cyclists; that have taken place regarding the - To develop a broader range of uses The general perception of the proposals is designation of a new District Centre at within the centre; that they will result in improvements Sixfields. A review of the focussed 2003 - An increase in the range of through the creation of additional facilities, consultation is followed by a summary of opportunities for people to access the increased accessibility and better and the issues raised by identified stakeholders centre by means other than the private safer pedestrian flows. and members of the general public during car; and the Action Planning Day of 22 January - The creation of a sense of place. CONSULTATION OUTCOMES 2005 and the issues raised during meetings with existing landowners in the Responses were received from 38 parties; Consultation and research has revealed Sixfields area. 20 from organisations and 18 from that the key issues that the Sixfields Action individuals. Of these responses 34 gave Plan must seek to address are the need to CONSULTATION DOCUMENT, direct response to the scheme and or improve linkages between Sixfields and OCTOBER 2003 general support to the idea of the wider area, improved co-ordination of 'A PROPOSAL TO DESIGNATE AN AREA improvements to the area. land uses, an increase in the critical mass AT SIXFIELDS/WEEDON ROAD AS A of the area. The dispersed nature of the DISTRICT CENTRE' The report revealed that the majority of plots and their orientation with car parking respondents considered that the to the front, create a number of retail The consultation document identifies the designation would result in wider islands that are disconnected from the significant opportunities for growth that improvements to and additional uses in the wider area with no frontage onto the road Northampton is anticipated to experience area that would benefit Sixfields and the network. The poor pedestrian and cycle and discusses the main issues that are surrounding area. routes across Sixfields, another frequently relevant to the Sixfields area. The discussed problem raised through the purpose of the consultation document is to Priorities for the area were identified as: consultation process, exacerbate the identify opportunities to improve perception that Sixfields is a fragmented connections in the area for pedestrians and - Improving pedestrian linkages within collection of retail boxes that do not relate cyclists and to provide a more the site; to the area beyond their boundary. comprehensive range of services and - More facilities for cyclists (including facilities that will support Sixfields' role as cycle storage); The key challenge of the Sixfields Area a District Centre. - Linkages to areas such as St James and

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 33 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS

Action Plan is to address these issues and to identify a solution that enables Sixfields to fulfil its role as a District Centre and to create an environment that accommodates the needs of all its users, including pedestrians, cyclists, car users and public transport users.

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AREA ACTION PLAN CONSULTATION Action Planning Day Main priorities The Northampton Sixfields Action Planning The Sixfields Area Action Plan has been Day was held on Saturday 22 January The main priorities for the creation of a developed through an extensive informal 2005 and brought together members of District Centre at Sixfields were identified consultation programme that has involved the local community, local stakeholders, as: discussion with the Council, local Council officers, land owners and repre- stakeholders, land owners, retail operators sentatives of local organisations. The - new linkages between sites in Sixfields; (existing and potential) and other agencies event was an opportunity to discuss the - improved linkages to other local with an interest in the Sixfields area. particular issues in Sixfields and to review centres; and suggest options for the future - a better environment for pedestrians The consultation programme has comprised development of the area. and cyclists; a number of key elements: - co-ordination of land uses; A full report presenting the outcomes of - improved public transport links and Retailer survey the consultation has been provided to the extended service; A survey has been undertaken to reveal Council alongside this draft AAP. - increase the critical mass; the position of the retail market in - image Sixfields and the demand from existing CONSULTATION CONCLUSIONS - a reduction in traffic flow; and and potential comparison and convenience - promotion of Storton’s Pits. goods retailers for sites in Sixfields. Issues of concern, problems and perceptions Facilities Land owner and tenant survey In December 2004, a questionnaire was The main issues in relation to Sixfields The key facilities that would contribute to distributed to 58 land owners and were identified as: the creation of a District Centre in Sixfields occupiers of units in Sixfields to identify were considered to be: perceptions about the area and future - car dominated; aspirations for their sites. - busy; - youth facilities; - few pedestrian routes; - play areas; Officer workshop - safety concerns; - a skate park; A workshop was held in December 2004 - poor image; - community centre; with key officers of Northampton Borough - insufficient road crossing points; - coffee shops; Council to discuss the scope and content of - congestion; - health centre; the Area Action Plan. - poor facilities for cyclists; - retail; - poor linkages between sites; - police presence; Stakeholder meetings - subsidence; and - library; A series of meetings and discussions have - poor linkages to surrounding centres. - hotel; and been undertaken with many of the land - housing. owners and agents in Sixfields to identify the future aspirations for these key sites.

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ACTION PLAN WORKSHOPS

During the Action Planning Day on 22 January 2005, local stakeholders were asked to define the area of Sixfields that they considered should form the core District Centre.

The plans on this page illustrate the range of options identified. [Full details of the Action Planning Day can be found in the separate Consultation Report.]

The area to the north of Weedon Road

Produced from the 2004 Ordnance Survey 1:1250 mapping with the Produced from the 2004 Ordnance Survey 1:1250 mapping with the was most frequently included within the permission of the Controller of Her Majesty's Stationery Office. © Crown permission of the Controller of Her Majesty's Stationery Office. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may Copyright. Unauthorised reproduction infringes Crown Copyright and may District Centre boundary. Walter Tull Way lead to prosecution or civil proceedings. License number: 100019655. lead to prosecution or civil proceedings. License number: 100019655. is included within the boundary only twice. Figure 6.5: Group 1 Figure 6.6: Group 2 None of the suggested boundary options extend beyond Sixfields Stadium/Upton Group 1 Group 2 Way to the south. The main uses of the District Centre should The District Centre should be located to be located on the north side of Weedon the northern side of Weedon Road Road. The area needs improved links to the north and south. The area to the south of Weedon Road should continue to develop as a sports/leisure centre.

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 36 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS

Produced from the 2004 Ordnance Survey 1:1250 mapping with the Produced from the 2004 Ordnance Survey 1:1250 mapping with the Produced from the 2004 Ordnance Survey 1:1250 mapping with the permission of the Controller of Her Majesty's Stationery Office. © Crown permission of the Controller of Her Majesty's Stationery Office. © Crown permission of the Controller of Her Majesty's Stationery Office. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may Copyright. Unauthorised reproduction infringes Crown Copyright and may Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. License number: 100019655. lead to prosecution or civil proceedings. License number: 100019655. lead to prosecution or civil proceedings. License number: 100019655. Figure 6.7: Group 3 Figure 6.8: Group 4 Figure 6.9: Group 5

Group 3 Group 4 Group 5

The District Centre should traverse Weedon The District Centre should be focussed to Sixfields District Centre should include the Road and include Sainsbury’s and extend the north and south of Weedon Road, area to the east of Upton Way and to the site of the current waste transfer extending to the junction with Upton Way Tollgate Way. In addition, it should include station. Sixfields Stadium should be to the west and to the edge of Sixfields Stadium and the area to the excluded from the District Centre Northampton to the east. north of Gambrel Road. boundary.

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 37 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS

LAND OWNER MEETINGS

Meetings with local land owners and occupiers were undertaken to discuss their interest in the area and aspirations for the future. Full details of the meetings are provided in the Consultation Report.

At each meeting, the District Centre boundary was discussed and plans were

Produced from the 2004 Ordnance Survey 1:1250 mapping with the Produced from the 2004 Ordnance Survey 1:1250 mapping with the permission of the Controller of Her Majesty's Stationery Office. © Crown permission of the Controller of Her Majesty's Stationery Office. © Crown annotated to reflect each stakeholder’s Copyright. Unauthorised reproduction infringes Crown Copyright and may Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. License number: 100019655. lead to prosecution or civil proceedings. License number: 100019655. preference. These plans are illustrated on Figure 6.10: Northampton Town Football Club Figure 6.11:Northampton Tyres/ Lyndendown Ltd and Hadland this page. Surveyors USS Ltd and Jones Lang LaSalle Northampton Tyres/Lyndendown Ltd and Four main areas were identified through Hadland Surveyors the meetings as an appropriate core for a Discussions with this stakeholder revealed new district centre: the new SDLR, the land that they considered that Sixfields District Discussions with this agent revealed that it to the north of Weedon Road, the area Centre should be focussed to the north of was considered appropriate to locate a between Weedon Road and Walter Tull Weedon Road. It was noted that land to District Centre to the west of Upton Way Way and the Weedon Road itself. the south of Gambrel Road and to the and Tollgate Way and to the north and west of Tollgate Way should form the south of Weedon Road. Northampton Town Football Club District Centre.

The football club emphasised that any plans for the future of Sixfields should include the site of the athletic track adjacent to the stadium. In addition, it was considered that a site for a new hotel facility should be included on the west car park to support the range of conference facilities available in the area.

Figure 6.12: USS Ltd and Jones Lang LaSalle

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 38 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS

Sainsbury’s and Indigo Planning adjacent to Weedon Road that is proposed for new retail and mixed use Discussions on behalf of Sainsbury’s developments. identified a longstanding aspiration to extend their store recognised in an The area to the east of Upton Way is undetermined application for an 800 sqm proposed for housing and new leisure and store extension. sporting facilities will potentially be accessed from the new road that will link Sainsbury's would be enthusiastic about a Sixfields and Harvey Reeves Road. larger extension – and in the context of land ownership issues in relation to their The Duston Mill Lane area is identified for site, it is considered that this may be the residential and commercial(health) only mechanism by which a significantly facilities. larger store could be achieved here. They consider that such a store would be important in anchoring any district centre, and providing local people with the same level of provision that is available to the south and east of Northampton. It is important that the Sainsbury’s store falls within the new centre boundary.

Therefore, Sainsbury’s position is that the Area Action Plan for Sixfields should accommodate the possibility of an extended store - potentially significantly extended - and include the site as part of the defined centre. Key

English Partnerships and Halcrow

The Joint Initiative outlines a number of proposed options for the Sixfields area:

Produced from the 2004 Ordnance Survey 1:1250 mapping with the permission of the Controller of Her Majesty's Stationery Office. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may The existing Recycling Centre will be lead to prosecution or civil proceedings. License number: 100019655. relocated to a new site in Harvey Reeves Road and will provide a new vacant site Figure 6.13: English Partnerships

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 39 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS

COMMUNITY INFRASTRUCTURE Importantly, a pharmacy is also planned two/three smaller rooms and a kitchen and as a key element of the 'one stop' centre toilet. The existing office is 173 square INTRODUCTION and there is already considerable interest metres in size and it was noted that the from pharmacists wanting to locate in the Police would be seeking new premises of An important element in creating a District proposed centre. The centre is anticipated around 200 square feet. The office would Centre at Sixfields is the provision of to be delivered thought the LIFT initiative serve three shifts of four/five working facilities over and above the retail offer and current funding streams and timescales officers and as such there would be a that is available at present. could mean that a centre in Sixfields will maximum of eight officers using the office be open in 2008. at any one time. Discussions have taken place with key organisations who are interested in When considering sites, the PCT has been It was noted that no specific partners have providing health and police services in offered one viable option in the Sixfields been approached in relation to meeting Sixfields. These organisations have a vital area, the site on Duston Mill Lane. The space requirements. role to play in the creation of a District Northampton PCT was granted outline Centre at Sixfields. planning permission for a health centre on SUMMARY Duston Mill Lane in Spring 2005. Health facilities There is potential to improve the range of It was noted that the PCT has a duty of community facilities within Sixfields. The Through the work associated with the Joint care to provide a health centre in Sixfields PCT is actively seeking premises in the Initiative the Northampton PCT has and the present site is the only viable area to provide health facilities and the already expressed interest in locating a option at present. A site must be acquired Police are keen to establish partnerships to new health centre in the Sixfields area. by March 2005 to accord with ODPM enable them to relocate to the area. The type of facility envisaged would be a funding programmes. ‘one-stop’ health centre providing It is important however, to ensure that such traditional services such as GP's, District Northamptonshire Police community uses are provided in accessible Nursing and health visitors. In addition, it is locations. Access to public transport anticipated that a wide range of other Discussions with Northamptonshire Police services will be a particularly important health services will be provided at this have revealed that they have a consideration in where to site a new health centre, enabling local people to access requirement for a sector office in Sixfields. centre. resources such as out-patients, x-ray and This would not be a police station but a minor injury clinics without having to travel facility to replace their existing rented site In addition, PPS6 outlines a range of uses into Northampton. Other potential on Gladstone Road. that are appropriate in a district centre occupiers of a health centre may include environment. These uses are outlined in chronic disease, podiatry, physiotherapy The sector office required would ideally Policy SDC1 and include banks, building and intermediary care. be of a similar size and scale to their societies and restaurants, as well as local existing operation in Gladstone Road public facilities such as a library. which comprises one large office with

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 40 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS

CONCLUSIONS The Urban Design Compendium provides well served by public transport and as guidance on the mixing of land uses and such Option 2 may be less desirable. In In accordance with Regulation 25, public warns against the adoption of a zoned addition, the Compendium notes that consultation has been central to the early approach to development when creating moving local centres away from main stages of Area Action Plan preparation. 'urban structures'. The existing format of routes deprives them of passing trade and Sixfields makes this guidance particularly this may be the case if the District Centre The Action Planning Day held on 22 relevant, as at present land uses are were to be focused on Option 2. January 2005 provided the opportunity separated. In response to the for identified stakeholders and members Compendium, it is considered important to Within the context of informal consultation of the general public to raise issues and ensure that when planning for a District to date and recognised urban design aspirations associated with the Centre, land uses should be mixed, as far guidance, it is clear that a District Centre establishment of a new District Centre at as possible to create a sustainable and focused around the main transport route of Sixfields. vibrant environment. Weedon Road would be the most appropriate option for Sixfields. Weedon Road The principles promoted within the Urban Design Compendium provide a sound basis In order to create a District Centre Options for the focus of a district centre on which to examine the views of key environment within Sixfields, new were explored through discussions with stakeholders, and together these provide a frontages onto Weedon Road must be local landowners, and through the Action sound basis for the determination of a created and public transport links Planning Day. These revealed that there preferred option. improved. were four main areas that were considered to be an appropriate core: the The Compendium also places an emphasis new SDLR, the land to the north of on the importance of walkable Weedon Road, the area between Weedon environments; another frequent criticism of Road and Walter Tull Way and the Sixfields is its poor provision for Weedon Road itself. pedestrians, and consequently improvements to the District Centre In addition to the views of key recommended in the AAP must address this stakeholders, it is also important to draw issue. on good practice in determining the preferred options for the district centre Well designed centres are focused on boundary. public transport nodes (Urban Design Compendium) and as such, Option 1, The Urban Design Compendium, published Weedon Road could potentially meet this by English Partnerships, provides a wealth criteria. Whilst Weedon Road is a busy of good practice in relation to the car route, public transport operators also distribution of land uses and urban design use the road and there is further potential principles for district centres. to expand this. Walter Tull Way is less Tweed Road

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The conclusions form a sound basis on Gambrel Road element in the creation of a sustainable which principles for Sixfields can be local community by providing a local identified and will be carried through into The area of Sixfields to the north Weedon catchment for the services and facilities a framework for their delivery. Road, along Gambrel Road is not an within the centre. appropriate location for retail Joint Initiative focus for development development. The development of retail District Centre boundary uses in this area does not accord with the The English Partnerships Joint Initiative key urban design principles that place the The district centre boundary preferred proposals seek to focus development on retail and commercial focus and frontage option has been identified following Walter Tull Way and adjacent to the of Sixfields along either side of Weedon detailed discussions with local stakeholders SDLR. Whilst these are local routes, Road. and community consultation. The extent of neither of these roads are or may the boundary takes account of the potentially become public transport Healthcare identified quantitative need for retail corridors and as such, the proposals are floorspace at Sixfields. The boundary has inappropriate for the creation of a The PCT health centre should be situated been drawn to include sites that are key to successful, vibrant District Centre at at the key gateway to the District Centre the development of a strong frontage onto Sixfields. In addition, the proposals rely from Northampton, providing visibility, and Weedon Road. In this way, future on the heavy zoning of uses which would access to public transport services that use investment can be focussed onto Weedon also work against the creation a this route. The PCT is an important service Road. sustainable, vibrant environment. that will bring local people into the District Centre and its importance should be The western boundary has been drawn in Industrial uses reflected through its location on a alignment with Upton Way, which provides prominent, easily accessible site. a clear break between existing residential Representatives of land owners within the and commercial uses. To the north and Tweed Road area have suggested that Athletics track south of Weedon Road, the boundary has uses other than industry could be located The athletics track, adjacent to Sixfields on these sites. The SDLR will permit Stadium, is in need of replacement in the improved access to the industrial area and short-term. The site will therefore be improve the quality of the sites for subject to redevelopment in the future. industry. The area also suffers from topographical issues, which combined with Housing the improved access to the area that will be afforded by the SDLR ensure that it is Throughout the consultation process, appropriate for the industrial designation discussions with land owners and other of the area to remain. stakeholders did not generally recognise the need for housing provision in Sixfields. However, if Sixfields is to function as a district centre housing will be a key Sixfields athletics track

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 42 northampton 6. ISSUES, OPPORTUNITIES AND OPTIONS SIXFIELDS

been drawn tightly, taking into account existing retail uses, to ensure that development is focused on Weedon Road. The eastern boundary has been drawn to exclude existing retail warehouse operations, which represent a form of development that is at odds with the design principles set out in the AAP.

Looking east over future housing land at Upton

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INTRODUCTION services, such as banks, building societies range of provision here is far more and restaurants, as well as local public limited than the other centres, and is A specialist review of the retail capacity facilities such as a library." dominated by the Tesco Extra store, and need in SIxfields has been undertaken which carries an extensive comparison to examine potential options for new These definitions are general, and are in goods range alongside its core grocery provision in the area. In the context of practice applied to centres ranging from offer. A parade of units comprising a creating a District Centre, the analysis those that comprise a very small number of restaurant, chemist, estate agent, identifies means of expanding the offer of large units (e.g. Hulme and Sport City in hairdresser and two vacancies sits Sixfields to complement and enhance the Manchester) to those with a range and alongside Tesco, but the broader range existing provision. level of provision comparable to a small of services and facilities evident at town (e.g. Shirley in Solihull and Erdington Kingsthorpe and Weston Favell is not Scale and Character of Retail Provision in Birmingham). The existing district centres present. Convenience and day to day in New District Centre in Northampton exhibit a similar diversity: comparison shopping requirements are therefore effectively met in a single Defining a District Centre - Weston Favell - comprises some store, but choice is limited and a 65 units, including two supermarkets, a broader range of needs is not met. National Planning Policy Guidance range of comparison goods operators provides an indication of the type of retail including several national multiples, and In overall terms, whilst Weston Favell and provision expected in a "district centre". a range of private and public services. Kingsthorpe are very different to one PPG6 defines district shopping centres as; Whilst the centre is visually another, they are both successful district unappealing and has an awkward centres. Mere Way, which presents a third "Groups of shops, separate from the town configuration, it is popular and in model of provision might be considered centre, usually containing at least one practice appears to function well, less adequate in comparison. Our supermarket or superstore, and non-retail meeting the day to day, and some experience in Northampton and in a wide services such as banks, building societies higher order, needs of local people and restaurants." close to where they live.

Consultation Draft PPS6 provides a - Kingsthorpe - comprises over 70 units, broader definition, encompassing the with three supermarkets, a range of wider role of district centres beyond retail lower order comparison goods and private services. It states that district retailers, and a strong private service centres; sector provision. Again, Kingsthorpe meets the day to day, and some of the "…will usually comprise groups of shops, higher order, retail and service needs separate from the town centre, often of its local population. containing at least one food supermarket or superstore, and a range of non-retail - Mere Way - with just seven units, the Leisure uses (cinema) exist within Sixfields

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range of towns and cities nationwide it in competition with higher order To function more fully and effectively as a suggests that whilst it is relatively straight- centres. district centre it is important that the forward to identify centres that do not convenience retail function of Sixfields is function well, it is not possible to identify a - Private services - local people should improved. There would be benefit in single paradigm that can be successfully be able to meet their day to day enhancing the bulk food shopping applied in every circumstance. There is no service needs. Financial services (one provision, potentially through an extension "right" answer, and it would be unwise to or more banks or building societies) will to the superstore offer, coupled with seek to translate a model that works in one be a key element of this, additional supermarket floorspace that situation to another. complemented by, for example, offers an alternative in terms of, for catering outlets, hairdressers, estate example, price or quality. Equally, there However, in simple terms, there are certain agents, travel agents, leisure facilities would be benefit in enhancing the choice characteristics of retail and private service and other services of a local nature. of provision, through the introduction of provision that should, ideally, be evident in smaller, more specialist, outlets. a successful district centre capable of Existing Offer in the Sixfields Area performing a full role in the local hierarchy In terms of comparison retail, the offer of centres. These include: The retail and private service provision in includes a number of town centre type the Sixfields area comprises a disjointed operators, albeit in larger format stores. - Convenience retail - local people collection of "big box" uses. In terms of These include Boots, JJB Sports, Next and should be able to meet almost all their convenience retail, the offer is limited to Mamas and Papas. In addition, there are convenience shopping needs, with a full Sainsbury's, which is poorly integrated with a number of operators more routinely range bulk offer available in overall the rest of the provision. The external associated with a retail warehouse format, terms, which may be complemented by appearance of the store is unappealing, including Wickes, Homebase, Halfords and a choice of outlets to provide differen- and the offer is less extensive than that Hobbycraft. In terms of the quantum of tiation with regard to, for example, available at the Tesco stores at Mere Way provision, the offer is therefore price, quality, specialism and format. and Weston Favell. The total supermarket floorspace in Kingsthorpe, with Asda, - Comparison retail - local people should Waitrose (as extended) and Iceland is be able to meet their day to day comparable to that at Sainsbury's comparison shopping needs. This may Sixfields, complemented elsewhere in the be complemented by a degree of northern part of Northampton by the higher order provision, but true Morrisons superstore on Kettering Road. "comparison" shopping (i.e. the ability Equally, the choice of convenience outlets to compare items across a range of at Weston Favell (five operators) and retailers) need not be present, and the Kingsthorpe (twelve operators) is far offer should not be of such a scale as greater. to elevate the centre beyond its designated role and function, or place Commercial and industrial premises in the area

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comparatively extensive. The choice is less kind found at Kingsthorpe and Weston overall mix in Area Action Plan options, to wide ranging, but the quality of operator Favell. Local people are, therefore, which the market can respond. is high. currently unable to meet their day to day service requirements here, and it is A specific assessment of the capacity for There is scope to enhance the comparison important that this is remedied if Sixfields additional provision in the private service provision to present a more rounded offer is to perform a fully rounded district centre sector has not been undertaken, and by strengthening and expanding the range function. indeed given the nature of this market such of town centre type operators, providing an assessment is not considered possible. local people with more choice and a In seeking to enhance the level of provision Rather, it is considered more appropriate greater ability to meet their day to day in this sector it is important to recognise to make a broad allowance in floorspace needs. It is not considered to be possible that the sustainability of a wider range of terms, again to which the market can or appropriate to seek to create a services relies on achieving a good level respond. conventional "high street" offer comprising of pedestrian footfall and a high degree a large number of small units at this of interaction with surrounding residential Options for Realising the Need location. Equally, with regard to the areas. This will be a function of securing expected role and function of the centre effective urban design within the centre, In assessing the provision of further and in preventing it competing at an high prominence and visibility, strong convenience goods shopping, the range of inappropriate level with the town centre, a linkages with local neighbourhoods, the types of retailer who might be attracted retail park environment should not be right mix of additional retail facilities, and to Sixfields has been split into five unit size created. Rather, a hybrid offer comprising a positive physical relationship between categories. These should be understood in some unit shops and some larger outlets is those facilities. broad terms as indicative of the more suitable in establishing the critical approximate size of units that may be mass necessary to sustain the full range of Quantitative Need occupied by different types of retailer. district centre functions, and providing a range and type of retailing consistent with It is important to emphasise that these Sixfields performing a district centre role. figures should not be applied prescriptively, and do not represent rigid The service use offer in the Sixfields area targets in terms of the level of retail is comparatively one dimensional. With floorspace that "should" be provided at the exception of First Choice (travel Sixfields. They are the result of a central agents) it is dominated by leisure, fast set of assumptions, and by applying a food and the evening economy, with different set of assumptions that may be operators such as Megabowl, UCG, Pizza more appropriate for a specific type of Hut, McDonalds, TGI and Frankie & retailing alternative and equally valid Benny's. There are no banks or building outcomes are possible. Rather, they should societies, hairdressers, estate agents or be used to establish the broad parameters other services of a local nature and of the of new retailing as a component of the Existing retail units are large in scale

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Clearly, the number of potential shopping. Supermarket (say, 1,500 sq sq m gross in total) delivered to combinations of additional types of unit is m gross) delivered to provide choice in provide choice in terms of price and very extensive. However, it is considered terms of price or quality, and quality, and alternative bulk food that the following three broad scenarios alternative bulk food shopping option. shopping options. Allowance made for are worthy of further consideration at this Allowance made for some additional some additional small units (100 - 300 stage: small units (100 - 300 sq m) for sq m) for specialist and convenience specialist and convenience markets. markets. - Scenario A: Extended superstore (say, 1,000 sq m gross) delivered to provide - Scenario B: Superstore not extended. - Scenario C: Superstore not extended. more comprehensive bulk food Two further supermarkets (say, 2,500 Second superstore delivered (say, 5,000 sq m gross, with a convenience Unit Size (gross) Potential Types of Operation Market Commentary element equivalent to, say, 3,000 sq m 100 sq m Small specialist and independent food Interest from Greggs the Baker. Delivery of gross) to provide more comprehensive retailers the right units at affordable rental levels bulk food shopping. Allowance made likely to generate interest from independent for some additional small units (100 - operators. 300 sq m) for specialist and convenience markets. 300 sq m National multiple small format stores Delivery of a well configured scheme, fully (e.g. Tesco Express, M & S Simply integrated with local residential areas, It is important to emphasise that these are Food), general convenience stores, generating footfall and attracting car borne broad indicative scenarios illustrating the larger specialist and independent food trips likely to be attractive to these types of types of convenience goods retailing that retailers operator. may be appropriate in a district centre setting at Sixfields. They should be subject to consultation, and any preferred option 500 sq m Specialist supermarkets (e.g. Specialist supermarkets may find this assessed in more detail in both market and Farmfoods, Iceland), larger small environment challenging. Size of unit falls economic terms. format stores (e.g. M & S Simply Food), between convenience and full supermarket larger independent grocers offer, Similarly, in assessing the provision of further comparison goods shopping, the range of types of retailer who might be 900 - Deep discounters, superstore extension, Strong interest from Lidl and Aldi. attracted to Sixfields has been split into 1,500 sq m specialist supermarkets (e.g. M & S Represents a location of the type previously Food) sought by M & S. Interest from Sainsbury's three unit size categories. Again, these to extend their store. should be understood in broad terms as indicative of the approximate size of units > 1,500 sq m New superstore Strong interest from Asda for representation that may be occupied by different types in this market. of retailer.

Figure 7.1: Range and type of retailer who may be interested in Sixfields (convenience goods.)

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As discussed earlier, capacity for floorspace identified, to be provided in consistent with a district centre function, approximately 8,530 sq m gross of flexible accommodation to satisfy a range and the role of larger units should be comparison retail space has been of operator requirements, consistent with carefully controlled." identified. In relation to a district centre the district centre role and function of type function this represents a relatively Sixfields. As discussed above, however, it It should also be noted that Scenario C in substantial level of provision. There is no is important that a pure retail park terms of the provision of convenience particular imperative to provide this environment is avoided, and that provision goods retail (discussed above) assumes the floorspace in its entirety, and indeed as is made to enable operators with smaller delivery of a second superstore of 5,000 detailed proposals emerge to space requirements to be accommodated. sq m gross, with a convenience element accommodate further comparison goods equivalent to 3,000 sq m gross, and a retail at Sixfields they should be assessed Appropriateness of scale in the provision comparison element equivalent to 2,000 sq in more detail in both market and of all new retail facilities will be an m gross. The level of supportable economic terms. important consideration, and this is comparison retail alongside such a store reflected in Policy SDC2 (chapter 9). New should be reduced in this amount. It is not considered appropriate to develop development must complement and relate alternative scenarios for the delivery of directly to the district centre role and As discussed above, a specific assessment comparison goods retail space. Rather, function envisaged for Sixfields. In the of the capacity for additional provision in options testing should be on the basis that case of comparison goods, it is particularly the private service sector has not been an allowance is made for up to the level of important that the profile of provision is undertaken. Rather, it is considered more appropriate to make a broad allowance in Unit Size (gross) Potential Types of Operation Market Commentary floorspace terms to which the market can 100 sq m Small specialist and independent non Delivery of the right units at affordable respond. The retail demand survey food retailers levels likely to generate interest from showed that service sector operators are independent operators. cautious about untested markets such as this. Whilst some interest was shown from 200 - 400 sq m Independent and some multiple Some interest from Select (ladies' wear), Lloyds TSB, operators in this sector are retailers in a range of "town centre" Superdrug, Clinton Cards, Home susceptible to concerns over the currently type comparison goods sectors serving Entertainment and Blockbuster. Delivery of somewhat peripheral and isolated location localised markets. a well configured scheme, fully integrated of Sixfields, its disjointed nature, lack of with local residential areas, generating footfall and attracting car borne trips likely footfall, the perceived "out of town" to be attractive to these types of operator. atmosphere and lack of local identity.

> 500 sq m Multiple retailers in a range of "town Some interest from WH Smith, and Next If these concerns can be addressed centre" type comparison goods sectors, thought to be seeking to expand their through delivery of a well designed centre operating larger format stores. operation. Likely to generate interest with a strong and attractive retail offer amongst mixed / variety, fashion and value generating a good level of pedestrian operators. footfall, then service operators are likely

Figure 1.2: Range and type of retailer who may be interested in Sixfields (comparison goods)

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to respond positively. In this context, it is could be attracted to the area, which may considered that a nominal allowance not be realistic. Option C is perhaps the should be made for (say) five or six small second best option - whilst again it would units in the anticipation they would be require a large amount of land, and occupied by private service sector careful controls would be needed in terms operators. of the exact scale and format of provision, it would also go some considerable way to CONCLUSION meeting key areas of need.

Each of the suggested convenience retail options represents a potentially appropriate alternative in terms of the future food shopping provision in the district centre. There is no clear "preferred" option, as each offers its own benefits. However, our overall view is that Option A is the one with the most to offer in terms of deliverability and the resultant retail outcome. It should be noted that this is heavily dependent on the assumption that an effective urban design solution can be put in place to integrate the Sainsbury's store more effectively with the rest of the Sixfields area.

Option A would address all the key areas of need, by providing a comprehensive full range bulk food shopping option, an alternative differentiated by price or quality, and unit shopping. Equally, it seeks to make the most efficient use of the existing stock. Option B would provide a great deal of choice, but with three individual supermarkets would be relatively demanding in terms of the requirement for land, and equally assumes that two further supermarket operators Walter Tull Memorial

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INTRODUCTION - Reduce greenhouse gas emissions by Active frontages onto Weedon Road planning for energy efficiency; Wherever possible, new development in The creation of an attractive, viable and Sixfields District Centre will be designed to functional District Centre at Sixfields will - Create a high quality, diverse, durable present an active development frontage to be delivered through a clear framework of place with a distinctive local character, Weedon Road. This frontage will principles to guide future development. with spaces and buildings that are accommodate active uses at ground floor human in scale and form and enhance level, including shopfronts; entrances to This section establishes urban design and the townscape; residential or commercial properties; and development principles that will act as a windows to ensure passive surveillance of tool to guide the assessment of future - Improve the quantity and quality of the public realm and an interesting and development proposals for Sixfields. publicly accessible open space; varied street scene. Sustainability is an intrinsic element of all of these development principles. However, - Ensure that opportunities for culture, Weedon Road Traffic Management it is useful to identify the key elements of leisure and recreation are readily In the context of the urban extension of this sustainability in Sixfields: accessible; part of Northampton, the role and function of Weedon Road will change over the - Avoid damage to wildlife sites, - Increase inclusive access to local next15 years. Its current role as the major particularly the adjacent Storton's Pits employment opportunities and reduce route to Northampton from the west will Nature Reserve; unemployment; and change as the nature of Weedon Road becomes a District Centre and a ‘place’ in - Value, protect and maintain - Increase investment and business its own right rather than a thoroughfare. biodiversity; activity in Sixfields District Centre. Weedon Road will be the heart of this - Create safe, crime free, clean, pleasant It is considered that new development new place and will serve a wide variety environments; associated with the establishment of a new of needs. Therefore the traffic District Centre at Sixfields should adhere management of the area is the key to - Increase inclusive access to preventative to the principles of: achieving a District Centre environment. health care practice; Appropriate traffic management measures - active frontages onto Weedon Road; include at grade crossings, - Reduce water use by encouraging - Weedon Road traffic management; landscaping/street trees, generous water conservation, and to reduce run- - good connectivity; pavements, on-street parking and the off; - a mix of uses; lowering of speeds as appropriate to a - incorporation of residential District Centre. - Limit air pollution from transport; development; - a finer urban grain; and - Reduce travel by car and increase - a sense of urban enclosure. walking, cycling and use of public transport;

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Connectivity encouraged on the upper storeys of new New development in Sixfields will be development, subject to considerations of designed to improve connections into and residential amenity. through the District Centre, particularly for pedestrians and cyclists, and where It is considered that, subject to satisfactory possible, create new public routes. A public land remediation, there is significant scope transport interchange, principally for residential development within the comprising new bus stops on the Weedon Sixfields AAP area. Residential uses Road will Enhance connections across located within and district centre itself, and Weedon Road and between the District a walkable distance from it, are Centre and surrounding residential considered essential for the sustainable communities are particularly important. future of the centre and the successful establishment of the district centre. New A mix of uses residential uses in the immediate area will An appropriate mix of uses including help provide local catchment for retail and community, health and commercial uses, will other services provided in the centre and be encouraged both vertically and will provide activity and thereby enhance horizontally in Sixfields. It is the role of a community safety outside normal shopping District Centre to provide a full range of hours. This will enhance the vitality and services and facilities for the community it viability of the new centre. serves. In particular, high density residential development above ground With the establishment of a district centre, floor retail and commercial uses will be Sixfields will be considered a sustainable encouraged within the District Centre location, providing new residents with a boundary. Through encouraging a mix of good range of shops and services and uses, a flexible approach can be adopted improved levels of public transport that will ensure that development can accessibility through the incorporation of a reflect changing market conditions new public transport interchange on Weedon Road. The upper floors of new Incorporation of residential development development within the district centre itself To contribute to the targets defined in the together with land along Walter Tull Way Sub-Regional Framework, residential and, in the longer term perhaps, land on development will be encouraged within the Gambrel Road as it comes forward for District Centre. In addition to the key sites redevelopment, are all considered that have been identified for residential appropriate for housing development of development within the Area Action Plan, relatively high densities subject to suitable residential development will also be ground conditions. Densities should

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generally increase on sites closer to the Of particular relevance to Sixfields is the focus of the district centre. 'Creating the Urban Structure' section which provides strategic guidance on the Urban grain mixing of uses and warns against the Urban grain refers to the density and dangers of taking a zoned approach to pattern of development, including not only land use planning. Emphasis is placed on the built form but the spaces between the importance of walkable environments. buildings. Considering the planning and design of Buildings in Sixfields should be designed to centres, it is recommended that centres are create a finer urban grain than at present. focussed on public transport nodes. Mixed Single-use and overly-long blocks should use centres are best located at crossroads be avoided. Existing street patterns should and along main movement routes, within be respected and where possible walking distance of homes. extended in areas of new development. The injection of housing into the mix of uses Urban enclosure contained in centres is considered central Within the Sixfields area, public spaces - to their success, enabling activity to be streets, greens and squares - should be stretched beyond daytime office and strongly defined by the built edges that shopping hours. Emphasis is also given to surround them. Within this context, groups civic roles and functions, with public uses of buildings should be designed to form such as health facilities, libraries and unified urban 'backdrops' rather than police and fire stations all benefiting from collections of individual or unrelated central prominent locations. objects. The problems caused by inactive edges RELATIONSHIP WITH THE URBAN created by 'big boxes' (large, bulky retail DESIGN COMPENDIUM units with little distinctive character) are given some consideration. This is The principles for Sixfields have been particularly important for the Sixfields prepared within the context of the Urban area with Walter Tull Way being Design Compendium, a publication jointly characterised by such buildings. prepared by English Partnerships and the Housing Corporation in 2000. The Compendium provides extremely useful and relevant good practice for those involved in the delivery and assessment of new development.

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INTRODUCTION Planning permission will be granted for POLICY SDC2: NEW RETAIL a range of uses considered appropriate DEVELOPMENT General policies on new retail for a district centre, including a limited development are set out in the Core amount of additional convenience and There is a net requirement for 1,900 Strategy. These include policies relating to comparison retail, office uses, square metres of convenience goods the retail hierarchy. Northampton is a sub- community and health services and sales space and 6,400 square metres of regional shopping centre although only a leisure uses. local comparison goods sales space in small percentage of the retail offer meets the period up to 2009. the day-to-day convenience needs of those The planned expansion of Northampton who live in the town's catchment. through the South West District initiative There is a need for approximately 1,900 will see a rapid increase in the resident sq m of convenience goods sales space, The Borough's network of district centres population of the town over the next 20 and approximately 6,400 sq m of local meets a significant proportion of this years. This growth will give rise to a wide comparison goods sales space in the convenience need. The Local Plan of 1997 range of retail and community needs. The period up to 2009. These figures are included a network of three established new district centre at Sixfields will meet indicative of the broad order of retail district centres; Weston Favell, to the north the retail and community needs of both the floorspace needed to serve this part of west of Northampton; Kingsthorpe to the new and already established resident Northampton through to 2009, and should north; and Mere Way to the south. population in the area which do not not be applied prescriptively. However, no district centre exists to meet currently benefit from a district centre on retail and community needs to the south the western side of the town. Any new retail development must be of a west of Northampton. In the context of the type, scale and function consistent with and planned expansion of Northampton The District Centre will focus on and appropriate to a District Centre setting, through the South West District initiative, it provide active frontage to Weedon Road and will also be subject to the provisions of is considered that a new district centre is itself. A wide range of uses are all relevant local, regional and national required on the western side of the town. appropriate to a district centre as set out planning policies. in Policy SCD1, including banks, building POLICY SDC1: SIXFIELDS DISTRICT societies, a post office, a health centre, Government guidance provides that the CENTRE places of worship and a library. This is not need for additional floorspace should an exhaustive list. For the centre to be normally be assessed no more than five A new district centre serving the west of sustainable, it is important that the services years ahead, and the time horizon for the Northampton town is designated at and facilities provided by the district 2004 analysis, which informs the figures Sixfields. Centred on Weedon Road, the centre are accessible to the widest range set out above, is therefore 2009. As the district centre will provide a broad range of people. AAP looks forward over a ten year period, of facilities and services and act as a the position in terms of the level of focus for both the community and for floorspace and its delivery relative to public transport. each phase of development will be kept under review

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POLICY SDC3: There is significant pressure for new POLICY SDC4: PUBLIC TRANSPORT DEVELOPMENT/PROPOSAL SITES development in the Sixfields area. The IMPROVEMENTS quality of the existing environment at The Council has identified, in the Sixfields is poor and the A45 Weedon To ensure the services and facilities Proposals Map and associated proposals Road represents a significant barrier to provided by the district centre are schedule, a number of key sites within pedestrian and cycle movements between accessible to the highest proportion of the Sixfields district centre which it the restaurant and leisure facilities to the people, new bus stops providing links to wishes to see developed. This proposals south of Weedon Road and the retail uses the town centre and surrounding schedule indicates the uses that the on the north of Weedon Road. residential areas should be located in the Council considers appropriate on these heart of the district centre, on Weedon sites. Other uses may also be The proposals schedule provides guidance Road. appropriate, and will be considered on uses considered appropriate by the against other policies in the Council for key sites in the Sixfields area. New bus stops on Weedon Road should Development Plan. Development on each of these sites should provide public transport links to and from be in accordance with the urban design Northampton Station, the town centre and The Council wishes a high standard of and development principles for Sixfields the wider area. The location of these design to be achieved. However, the key established in Chapter 9 and should stops should facilitate easy access both to sites and other new development encourage the highest standards of design the full range of services and facilities proposals that come forward should be and sustainable development. A flexible provided in the centre and to interchange developed in accordance with the approach to the mix of uses will be between different bus services running following urban design and development adopted, to ensure that the AAP can through the centre. principles which are specific to Sixfields: adapt to changing market conditions. POLICY SDC5: NORTHAMPTON TOWN i. Active frontages onto Weedon It is considered that the environmental FOOTBALL CLUB AND ATHLETICS Road; success of a new district centre at Sixfields STADIUM ii. Weedon Road as a place not a is dependent to a large extent on the route; Weedon Road environment. At present, Sixfields stadium and the athletics track iii. Improved connectivity for Weedon Road is an extremely busy traffic should be protected from future pedestrians and cyclists; route. For Sixfields to be a successful development that may lead to the loss of iv. Promotion of mixed use district centre, meeting the needs of the these facilities, which are of borough development local community it serves, Weedon Road importance. v. Incorporation of residential uses needs to be a people-friendly place, with in new development; wide pavements providing access to a Sixfields stadium, which is home to vi. A more fine urban grain, wide range of shops and services typically Northampton Football Club, and athletics providing a range of unit sizes; found in a district centre. track are significant local facilities which and are of extremely high value to the wider vii. Urban enclosure. Northampton community. Future development will not be permitted if it

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would detract from the existing uses on would enable a finer grain of these sites. Development on the athletics development to be introduced which would track site may be permitted if: facilitate access to the district centre from housing to the north. a) It is to provide a new athletics track facility; or The development sites schedule identifies sites on the southern side of Gambrel b) If an alternative site for the athletics Road known to be development track, in an appropriate location is opportunities and indicates that some identified as part of any development residential development would be proposal. appropriate in this sustainable location. The area behind the retail warehouse units POLICY SDC6: BUSINESS AREAS on the south side of Weedon Road between Ross Road and Tweed Road is an Planning permission will be granted for industrial area. Whilst the business units in business, general industry and storage this area are generally outdated and and distribution use within the existing would benefit from redevelopment, the business areas as shown on the area will benefit from improved proposals map. accessibility from the construction of the SDLR linking Sixfields with the Harvey Gambrel Road is a successful and popular Reeves Road area. This improves the business area. Over time, as sites have quality of this area for business use. come forward for redevelopment, traditional manufacturing units have been replaced with good quality modern business facilities. The area and the local economy would benefit from this trend continuing. However, in the context of the establishment of a new district shopping centre focussed on the Weedon Road, and in recognition of the need to ensure the centre is supported by local residents within walking distance of the centre, some sites in Gambrel Road may be appropriate for residential development in the longer term following the review of this Area Action Plan. Residential development

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PROPOSALS MAP - SIXFIELDS

Key

Scale 1: 12500

100 125 350 375 500

Figure 9.1: Sixfields Proposals Map

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SITE NO SITE NAME USE ALLOCATION JUSTIFICATION/REASONING DS1 Corner Weedon Mixed use Opportunity for community/office use appropriate for a District Centre (such Road/Tollgate Way Community/office as health/education). Such a use would benefit from public transport services along Weedon Road and would generate significant levels of footfall and provide trade for the new retail facilities provided within the District Centre.

DS2 Site between Tollgate Way Mixed use A retail/commercial frontage to Weedon Road should be provided. Such a and Weedon Road Retail and housing frontage is suitable for a range of small to medium sized convenience retail/commercial units with flats above. The land behind this frontage could provide a limited amount of complementary larger commercial units which would benefit from the existing shared public parking. Subject to employment policies set out in the Core Strategy, there may be scope for the introduction of some housing development into along Gambrel Road.

DS3 Land to the north of Mixed use The replacement of the pedestrian underpass with at-grade crossings on Weedon Road, west of Retail and housing Weedon Road presents the opportunity for retail frontage and enclosure to Upton Way Weedon Road. This site could form part of comprehensive redevelopment or remodelling of the Sainsbury’s site. Residential accommodation should be provided on upper floors.

DS4 Land to the south of Mixed use This site presents an opportunity for retail unit(s) fronting Weedon Road to Weedon Road, gateway Retail and housing mark the entrance/end of the district centre. There is an opportunity to utilise from the east the level changes across the site to provide parking. Housing development is considered the most appropriate use on the Walter Tull Way frontage. This housing should be of a relatively high density to take advantage of the amenities provided by the district centre and the good levels of public transport accessibility along the Weedon Road.

DS5 Land to the south of Mixed use Infill development. May be an opportunity for smaller convenience retail Weedon Road and north of Retail and housing floorspace typical of a District Centre. Walter Tull Way

DS6 Corner site at the junction of Mixed use Important corner building with a key role in making the transition between the Weedon Road and Tollgate Retail and housing retail frontage of Weedon Road and residential/leisure environment Way (south) immediately to the south along Walter Tull Way.

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SITE NO SITE NAME USE ALLOCATION JUSTIFICATION/REASONING DS7 Corner site at the junction of Mixed use A long-term development opportunity. Retain the cinema although Weedon Road and Upton Retail, leisure and housing redevelopment should present an active edge and provide enclosure to Way Weedon Road. There is an opportunity for housing and leisure related development fronting onto Walter Tull Way.

DS8 Land to the north of Walter Housing Good, long views to the south. The site benefits from good public transport Tull Way links to Northampton and services within the new District Centre.

DS9 Land to the south of Walter Housing Good, long views to the south. The site benefits from good public transport Tull Way links to Northampton and services within the new District Centre.

DS10 Land to the south east of Community/leisure An opportunity for district scale community/sports/leisure uses accessed via Walter Tull Way the new SDLR with southerly aspect towards Storton’s Pits. The new link road will provide good quality access to this site thereby creating this development opportunity. Community/sports/leisure uses are considered appropriate because of the relationship the site has to both the Pits to the south-east and the athletics track and Sixfields Stadium to the south-west. New built development should provide a strong active frontage to the new road, taking advantage of the good southerly aspect. However, given the area’s open setting, the majority of the site should be used for open formal or informal recreation associated with any new built development.

DS11 Land to the west of Storton’s Housing These sites present an opportunity for a mixed housing development. Located Pits Nature Reserve adjacent to Storton’s Pits and Duston Mill Meadow Local Nature Reserves, the site benefits from good access to the Nene Valley and good views to the south and east. Development proposals should provide family housing.

DS12 Land to the west of Storton’s Health This site benefits from outline planning permission for a health centre. Such a Pits Nature Reserve, facility will be a valuable community resource for the area and will enhance adjacent to Upton Way the range of services provided by the district centre.

DS13 Corner site, Gambrel Road Mixed use There may be an opportunity for the integration of some housing in this area Employment and housing as sites become available. Good public transport links and access to employment opportunities and retail/community facilities.

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SITE NO SITE NAME USE ALLOCATION JUSTIFICATION/REASONING DS14 Existing Stadium car park Hotel/conference facility Complementary facilities to those provided at Sixfields Stadium should be sited in this area.

DS15 Area to the south east of Employment This area will benefit greatly from the improved accessibility provided by the Sixfields District Centre construction of the SDLR. This site, on low ground and located some distance away from the heart of the district centre, is well suited to business uses. This large area presents a significant opportunity for a range of modern business uses which would benefit vastly improved vehicular accessibility and a good southerly aspect towards Storton’s Pits. Development should present an active frontage to the new road with parking areas located to behind this road frontage.

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2d 2d

FRANKLINS 2c 2a 1b GARDENS 2b 1a 4a 4b 3 1b 4b 5a 4b

6 5b

SIXFIELDS STADIUM 5c

STORTON’S PITS Key

Retail Retail with housing above 7 Housing Leisure Office/community Hotel/conference

Produced from the 2004 Ordnance Survey 1:1250 mapping with the permission of the Controller of Her Majesty's Stationery Office. © Crown Car parking Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. License number: 100019655.

Figure 10.1: Sixfields District Centre Development Framework

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Introduction Traffic and transport related dedicated pedestrian phasing. The improvements to Weedon Road replacement of roundabouts with traffic Area Action Plans are intended to focus controlled junctions also afford pedestrians the delivery of area based regeneration 1a Public transport interchange with a greater deal of safety and priority initiatives. PPS12 states that "in areas of Weedon Road is the main artery to when moving around the area. change, area action plans should identify Northampton town centre from the west. It the distribution of uses and their inter- provides a direct vehicular link to the Land north of Weedon Road relationships, including specific site motorway network. Public transport allocations, and set the timetable for the accessibility is central to the sustainable 2a Corner of Weedon Road and implementation of the proposals. Further growth and development of Sixfields Gambrel Road guidance, such as the layout of uses within District Centre. The services and facilities It is considered that this site should mark these allocations and design requirements provided in the centre should be fully the beginning of the district centre. This etc, may be provided in the relevant area accessible to all sectors of the community. site is considered suitable for an office, action plan or in one or more A new public transport interchange on community, place of worship or health use supplementary planning documents in the Weedon Road should provide good which would benefit from the good public form of a master plan." quality bus links to the centre from a transport links offered along Weedon variety of locations and should provide the Road. This section seeks to set out a development opportunity for interchange between these framework through which a new district routes. Bus stops should be conveniently 2b Weedon Road frontage centre for Sixfields might be delivered. located on Weedon Road itself and The stakeholder consultation has revealed This development framework represents priority should be given to bus movements that several sites benefiting from a the Council's preferred option for how the on the carriageway. Weedon Road frontage on the north side draft policies and proposals for the of Weedon Road have development Sixfields area might be implemented. In 1b Junction improvements potential. The development of these sites, accordance with the policies and proposals In recognition of the future role of Sixfields the placement of buildings on them and set out in the previous chapter, it seeks to as a district centre at the heart of a new their relationship with Weedon Road will establish a distribution of uses considered community in west Northampton, play a fundamental role in the to be appropriate for the establishment of replacement of the existing roundabout establishment of a successful district centre a new district centre. Following an with signal controlled junctions is for Sixfields. The development framework explanation of the rationale underpinning supported. This would release some land shows commercial buildings with flats the proposals for Weedon Road, advice on for development and enable stronger above presenting an active commercial the timetable and phasing is given. corner buildings be developed to more frontage to Weedon Road. The accesses easily provide enclosure and structure to to these units and the flats above them the retail heart of the centre. would be gained direct from a generous, tree lined pavement along Weedon Road 1c Improvements for pedestrians itself. The flats and units may vary in size The pedestrian underpass should be but which would include some smaller units replaced with at-grade crossings with capable of accommodating the range of

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retail, services and community uses side are also closest to the proposed environment. typically found in district centres. district centre and the services, facilities and public transport connections it Land south of Weedon Road 2c Improvements to Sixfields Retail provides. New development, including park residential development if appropriate in 4a Land on the corner of Weedon In order to meet current retailer the longer term, should provide an active Road and Tweed Road requirements, it is considered that a limited frontage to Gambrel Road. It is considered that this parcel of land amount of additional retail floor space, would be suitable for a medium to large with units similar in size to the existing Sainsbury's Site retail use. The land to the rear falls away centre, could be accommodated behind a and there may therefore be scope to new commercial frontage to Weedon 3 Highways land south of utilise this level change to accommodate Road. Service access could be gained via Sainsbury's car park some parking. The presentation of an the eastern end of Gambrel Road. Breaks The pedestrian underpass is unfriendly and active frontage to Weedon Road is in the commercial frontage to Weedon firmly places priority on the car at the essential, and care would need to be Road would provide good quality expense of the pedestrian experience and taken on the treatment of the Tweed Road pedestrian access to the retail park. pedestrian safety. In addition, the frontage, to ensure this route, which, subject underpass is extremely land hungry in to the satisfactory treatment of significant 2d Industrial uses on Gambrel Road order to navigate the level changes level changes, has the scope to provide a Successful district centres have a rich required to grant adequate access under direct route between Weedon Road and supply of residents living in or very near the Weedon Road. If the underpass were the planned SDLR route. the centre. At present, very few residents removed and replaced with at-grade live in the immediate environment in and crossing, this would release a significant The site is considered as an appropriate around Sixfields. In order for the centre to parcel of highways land for development. location for an anchor store to balance a succeed, it is considered that new large (and potentially expanded) residential development should be It is acknowledged that Sainsbury's has an Sainsbury’s store. In addition, the change developed within and very close to the aspiration to increase its existing floor in levels makes it particularly appropriate commercial heart of the centre. The area on this site. This land may provide for a single, large format store, industrial uses along Gambrel Road are an opportunity for Sainsbury's to meet this incorporating parking as part of the generally successful and vacancies are low. objective in a phased way thereby development rather than requiring However, in the long term, as opportunities enabling the store to remain trading separate surface parking. arise for redevelopment, it is considered during construction. It is important that any appropriate that new residential such development presents an active edge development be introduced, with the and enclosure to Weedon Road. The area southern side of Gambrel Road considered of Gambrel Road in the vicinity of the the most appropriate location as this is the petrol filling station does not benefit from area that will be subject to the most any development frontage and this is a significant changes. Sites on the southern significant weakness in the urban

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4b Weedon Road frontage around Walter Tull Way 5c Hotel/conference facility the leisure/cinema uses Through the Joint Initiative, a significant The existing leisure use (cinema), currently 5a Upper end of Walter Tull Way amount of public parking for the stadium is accessed from Weedon Road, is an This area represents a significant, being provided on the Harvey Reeves important and valuable facility to the immediately deliverable development Road site. In order to make better use of area. However, currently it presents its opportunity. The lack of existing the land taken by the existing surface car back to Weedon Road. By building residential areas to support the park in front of the stadium, it is around the perimeter of this block, there is establishment of a district centre at considered that a hotel and conference scope to accommodate this bulky facility Sixfields is one of the area's most facility would complement the services and within a reconstituted urban block, thereby significant drawbacks. The land at the facilities provided by the stadium. In avoiding exposing its blank edges to the upper end of Walter Tull Way is therefore addition, such a development should public realm. Surface public parking considered to present a wonderful provide some frontage and enclosure to areas, important to the success of a district opportunity for high quality residential both the southern end of Walter Tull Way centre, can also be accommodated within development, benefiting from the wide and SDLR route. this structure. Over time, there may be range of services and facilities that will be scope for the building to respond provided in the district centre, the good Land east of athletics track positively to the development of a district public transport links to Northampton town centre in Sixfields and ultimately centre, Northampton railway station and 6 Land east of athletics track reorientate its entrance to address the surrounding area, and the good The development of the SDLR route linking Weedon Road. southerly aspect and views across the Sixfields Harvey Reeves Road will provide Nene Valley. much improved access sites to the north, Either side of the leisure centre (cinema), including the existing industrial uses in the as land comes forward for redevelopment, 5b Land on western side of Walter Tyne Road/Tweed Road area. Access will the focus should be, like the land opposite, Tull Way also be provided to the land to the far for commercial uses with flats above to A comprehensive range of restaurants are east of the athletics track. It is considered provide an active frontage and enclosure currently sited in this parcel of land, that this site may provide a medium to to Weedon Road. Entrance to these opposite the Sixfields Stadium. These long term development opportunity for a buildings, which would typically be buildings do not typically present a sports and leisure centre to complement approximately four-five storeys high, positive edge to Walter Tull Way and it is the athletics track and the other leisure should be gained direct from Weedon considered that, as opportunities arise, related uses in the area. It is considered Road. redevelopment should seek to address this. that leisure uses, focussed on the Sixfields It is also considered that, over the long Stadium itself, represent one of the area's Similarly, the cinema is an extremely term and subject to satisfactory ground unique assets. Of primary importance in valuable asset for the Sixfields area. As conditions, this area would be suitable for the development of this site is the redevelopment opportunities arise, the the incorporation of residential uses in relationship new development would have creation and enclosure of Weedon Road is order to further support the commercial to the Nene Valley. New development of paramount importance. heart of the district centre on Weedon must therefore make a positive contribution Road. to the river valley and the setting of Storton's Pits Nature Reserve.

SIXFIELDS AREA ACTION PLAN DRAFT AREA ACTION PLAN MAY 2005 63 northampton 10. DEVELOPMENT FRAMEWORK SIXFIELDS Land at Duston Mill the majority of medium-stay car parking will be situated to the rear of the retail 7 Land at Duston Mill frontages on Weedon Road. These areas Storton's Pits provides a wonderful context of parking will be accessed via a new link for new development. Whilst some to the north of Walter Tull Way. This distance from the district centre and parking will be shared between all retail located outside its suggested boundary, it and leisure uses, and it is therefore not is considered that, subject to the views of expected that individual developments will the Environment Agency, the land at Duston provide separate dedicated parking Mill is appropriate for residential areas development and community facilities. A positive edge to the nature reserve would have to be presented, but the arrangement of the development should maximise the good views that could be enjoyed. There is scope to improve the standard of visitor facilities at Storton's pits. Such improvements should be provided through the development of these sites through the allocation of S106 monies arising from new planning permissions.

Outline planning permission has been granted for a new Northampton PCT integrated health facility on the northern area of the land at Duston Mill, in closest proximity to Storton’s Pits. The inclusion of community uses within a the district centre will broaden the range of uses within the district centre and act as a valuable community facility.

Car parking

In addition to the on-road car parking discussed on page 63, it is anticipated that

Figure 10.2: Aerial view of Sixfields Proposals Map

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WEEDON ROAD RATIONALE

Figure 10.4 illustrates a potential configuration for Weedon Road and figure 10.5 provides a perspective sectional view of how a remodelled Weedon Road could look.

The following numbered features relate to the numbers on figure 12.4.

1 The Weedon Road widening is required by the development of Upton Produced from the 2004 Ordnance Survey 1:1250 mapping with the permission of the Controller of Her Majesty's Stationery Office. © Crown phase 1. Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. License number: 100019655.

Figure 10.3: This area of Weedon Road is examined below 2 This area is the break in commercial/retail frontage providing potential access to the existing leisure development. This area has the potential to be a pleasant space, providing relief from the traffic of Weedon Road.

3 The changes in levels across the site could be accommodated through a stepped pavement. The widest part of the pavement can therefore be higher than the carriageway thus creating a more pleasant pedestrian environment. Ramped access to the pedestrian crossings would be provided.

4 The existing alignment of Weedon Road enables the provision of wide, generous, tree lined pavements. These will be important for the success of the centre as the volumes of traffic on Weedon Road will be very significant. Figure 10.4: Weedon Road potential traffic management measures on Weedon Road

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5 The change in levels between the 7 New commercial development with flats It is important to note that the County pavement and the carriageway above accessed directly from Weedon Council have commissioned Halcrow to provides the opportunity for a Road would provide an active ground undertake design work in relation to dedicated cycle lane. floor to the heart of the district centre. dualling of the Weedon Road between Upton Way (A45) and Duston Road. As 6 Flexible and available parking will be 8 It is considered that between the two well as carriageway widening, the study important to the success of the centre. entrances to Gambrel Road, an at- will consider junction improvements and On-street parking will help to calm grade pedestrian crossing should be could potentially involve realignment of traffic passing through the centre and provided. A central reservation is the existing carriageway. provide the opportunity to retailers likely to be required to facilitate this and services providers to benefit from crossing. The carriageways should passing trade. narrow at this point.

Figure 10.5: Perspective view of Weedon Road proposals

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INTRODUCTION These initiatives, projects, programmes and the provision and incorporation of new landowners will all play a key role in the residential development in and A key feature of Area Action Plans is their implementation of a new district centre at immediately adjacent to the new district focus on implementation. This section seeks Sixfields. centre. It is considered that Sixfields has to review the context for and provide the potential to provide a significant guidance and advice on the West Northamptonshire Urban number of homes that can both contribute implementation of a new district centre at Development Corporation to the current and planned housing growth Sixfields. in the area and in turn help support the Government has established the West vitality and viability of the new district IMPLEMENTATION CONTEXT Northamptonshire Urban Development centre. Corporation (UDC) following consultation Having set out a series of policies and with local partners to drive forward However, much of the land in the area is proposals for the designation and regeneration, improved infrastructure, contaminated and is not currently suitable establishment of a new district centre at investment and sustainable growth. The for residential development. Whilst Sixfields, the development framework UDC has the potential to play a central commercial uses do not require the same seeks to set out the Council's preferred and critical role in the implementation and levels of remediation as residential uses, it option for how these draft policies and establishment of a new district centre at is considered a priority that residential proposals might be implemented. A Sixfields. uses are located within and around the number of current initiatives, projects and district centre. Where residential programmes are relevant to the The UDC has been established to provide development proves uneconomic because implementation and development of a local delivery support and strategic of onerous remediation costs, the UDC may district centre at Sixfields. In particular, leadership for regeneration and growth in have a role in levering in gap funding these include the recent establishment of West Northamptonshire. The housing accordingly. It is considered that such an the West Northamptonshire Urban growth underway and envisaged in the approach would assist the Council and its Development Corporation, the English South West District forms a significant part Partnerships supported Joint Initiative of this growth. The establishment of a new which is seeking to bring vacant and district centre at Sixfields is required in underused land back into productive use in order to meet the retail and community the Sixfields area and the progress being needs of new residents in the made by Northamptonshire County Council Northampton's south west district and on their Local Transport Plan. therefore is also directly linked with this growth. In addition, a number of key landowners in the area are known to have development The AAP, though its development principles, aspirations for land in Sixfields in the policies, proposals and indicative knowledge of the prospect of the preferred development framework, has designation of a district centre at Sixfields. sought to demonstrate the importance of Sixfields Action Planning Day

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partners in meeting the requirements of LTPs to contribute towards meeting national recognised as an area of significant traffic the MKSM sub-regional strategy. targets in the four key priority areas of: congestion. It will be important for the highway authority and its LTP to ensure Northamptonshire Local Transport Plan - Congestion; that future traffic management measures - Accessibility; undertaken on Weedon Road are Northamptonshire County Council as - Safety; and consistent with the creation of a successful highway authority has to produce a Local - Environment. district centre at Sixfields where greater Transport Plan (LTP) every 5 years. The priority needs to be given to pedestrian first LTP was published in July 2000 and The initial draft of the second LTP movements across the Weedon Road and covers the period 2001/02 - 2005/06. recognises the challenges set by the improved public transport links to The County Council are now working on a designation of Northampton as part of the Northampton and the surrounding area. new LTP, to be published in July 2005, Milton Keynes and South Midlands growth which will cover the period 2006/07 - area in seeking to address the housing The Northampton Brownfield Joint 2010/11. An initial draft for consultation problems of the wider south-east of Initiative was presented to the County's Environment England. In order to meet these and Transport Scrutiny Committee and challenges, the LTP must take account of The Joint Initiative will play a major role in Cabinet in March 2005. national and regional transport policy, the establishment of a district centre at including the advice contained in the Sixfields. Much detailed work continues to The LTP sets out the county council's Regional Transport Strategy which sits be done on bringing underused parcels of transport policies, objectives and vision for within Regional Planning Guidance (RSS8) land in the area back into productive use. the long-term, with detailed proposals of for the East Midlands where there is a what they intend to do over the five years much greater focus on reducing traffic Work is already underway on the of the plan. In addition the LTP is a growth and promoting sustainable modes construction of the SDLR which is required funding document, in response to which the of transport. to free up land in Sixfields for Department for Transport allocates money to help the County Council implement the The March 2005 draft LTP, in seeking to Local Transport Plan based on their needs, deal with congestion west of Northampton, the quality of the County's plan and their indicates that major road improvements for performance to date. There is a parallel the A45 will be considered. In order to bidding process for funding major local tackle congestion, the draft LTP states that transport schemes (over £5 million). the County will deliver freer flowing roads and associated economic and quality of The County Council has considerable life benefits. It is considered that there is freedom through the LTP to find local a potential policy tension here as the solutions to local problems. But Sixfields/Upton area is the focus for a government expects to get good value significant number of new homes and the from the funding it provides and expects Weedon Road in this location is already Sixfields area

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development. In terms of the establishment privately owned. English Partnerships, due of a commercial heart for the district to their central role in progressing the Joint centre, land parcels benefiting from a Initiative, own most of the undeveloped Weedon Road frontage will be critical. land in the Sixfields area which lies to the However, much of the land within the Joint south of Weedon Road. The existing retail Initiative lies to the south of Weedon Road uses of Sainsbury's and the Sixfields Retail and it is considered that this land, Park and all adjacent land are in private particularly along Walter Tull Way, would ownership. In addition, the swathe of land be most suited to residential development on the western side of Walter Tull Way is in order to help provide the footfall and occupied by a series of restaurants and patronage to support the range of services take-aways is in private ownership and is and facilities provided by the district subject to a number of leases. Sixfields centre. It is acknowledged that this land is stadium and athletics track are in the contaminated and will require remediation leasehold control of Northampton Town work in order to ensure the land is suitable Football Club on a long lease from for residential development. Residential Northampton Borough Council. uses in close proximity to the focus of the district centre are considered vital for the Following consultation with key landowners successful establishment of a sustainable in the area during the preparation of this centre and resources should be directed to draft AAP it is clear that these landowners achieve this objective. have significant development aspirations for their respective landholdings. These Outline planning permission has recently aspirations have been reviewed in the been granted for Northampton PCT to consideration of issues and options. Whilst develop a new integrated health centre on the Council's preferred option for a district a site south-west of the Sixfields Stadium. centre at Sixfields cannot meet all these Whilst located a little distance from the aspirations, it is clear that these private preferred focus of the district centre on landowners and developers will play a Weedon Road, this facility will provide significant role in the implementation and vital health related services on a district establishment of the new centre. scale to this part of Northampton. The controls contained in the development Land ownership principles, policies and proposals and the guidance contained in the development There is a mixed pattern of land framework provide a framework through ownership across the area with the which development proposals will be majority of land in commercial use being judged.

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PHASING OF DEVELOPMENT

INTRODUCTION

Area Action Plans should set the timetable for the implementation of proposals. The development framework set out above is a comprehensive framework making many assumptions about land availability. It is not possible to predict with any certainty the order in which land will come forward for redevelopment in the Sixfields area. However, it is possible to set out a broad approach to the phasing of development, based on an understanding of current land availability, the known aspirations of landowners in the area and, in the longer term, the more general aspirations for an improved district centre environment at Sixfields.

Short term opportunities: 2006 - 2011

Land currently in the ownership of English Partnerships represents the most immediate Key development opportunity. Residential uses are considered to be the most appropriate Retail for much of this more immediately Retail with housing above available land. In addition, the highways Housing improvements to Weedon Road are likely Leisure to be implemented. Retail uses on Office/community available land on the south-western side of Weedon Road will help anchor the initial Hotel/conference establishment of the district centre. Car parking

Figure 11.1: Short term opportunities

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Medium term opportunities: 2011 - 2016

Land on the northern side of the Weedon Road is central to the sustainable establishment of a district centre at Sixfields. This land, currently in a variety of ownerships, is anticipated to come forward in the medium term. This phase of development will deliver the majority of retail uses necessary for the establishment of the district centre. This phase of development can also deliver a significant number of homes, both above new commercial development fronting Weedon Road, and behind the focus of the centre, on Gambrel Road.

Key

Retail Retail with housing above Housing Leisure Office/community Hotel/conference

Car parking

Figure 11.2: Medium term opportunities

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Long term opportunities: 2016-2021

Land currently occupied by a variety of commercial premises accessed from Walter Tull Way and subject to a variety of leases is unlikely to come forward in the foreseeable future. However, as the district centre becomes more established, opportunities for intensification of these sites and the incorporation of residential uses within them are likely to arise.

This phase of development can also deliver further residential development on Gambrel Road.

Key

Retail Retail with housing above Housing Leisure Office/community Hotel/conference

Car parking

Figure 11.3: Long term opportunities

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QUANTUM AND DENSITY OF development. Estimates suggest that to DEVELOPMENT 2021 up to a maximum of approximately 750 residential units may be Retail accommodated across the Sixfields AAP area. Densities would generally increase The development strategy set out above on sites closer to Weedon Road. seeks to provide a quantum of retailing within that set out in Policy SDC2. The In particular, it is considered that there is majority of retailing floorspace is sited to an immediate opportunity for high density create an active retail frontage to residential development along the east- Weedon Road providing a range of large, west axis of Walter Tull Way to the south medium and smaller units to meet the full of Weedon Road. In the longer term, it range of district centre retailing may be possible to introduce residential requirements. At this level of detail, it is uses along Gambrel Road to the north of not possible to geographically Weedon Road as sites become available differentiate between convenience and and subject to relevant employment policy. comparison floorspace. The total gross Some of the more suitable sites on the retail floorspace requirement set out under southern side of Gambrel Road have been Policy SDC2 is 11,700sqm up to 2009. identified for residential development in The development framework provides the development sites schedule, however, it approximately 14,000sqm retail is recognised that Gambrel Road is floorspace gross although this is over a currently a successful business area. Lower period up to 2021 and therefore well density housing more suitable for family beyond 2009. housing is considered most appropriate on the land at Duston Mill adjacent to the new Housing health facility.

It is considered that the Sixfields area presents a significant opportunity for residential development. In the context of an improving retail offer, new community facilities in the form of the Northampton PCT integrated health centre and improving public transport facilities, it is considered that the Sixfields area constitutes a sustainable location for relatively high density residential

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INTRODUCTION sentations will be invited over a six-week period. An independent examination of The Draft Sixfields Area Action Plan has the draft Area Action Plan will be been prepared within the guidelines of undertaken by an Inspector on behalf of PPS12 Local Development Frameworks, the Secretary of State to review the within the Pre-Production stage. 'soundness' of the document.

Informal consultation has been undertaken An Inspector's Report will published with the local community and key following the examination that outlines rec- stakeholders and full details of this process ommendations for changes to the Area is outlined within the accompanying Action Plan. The recommendations will be consultation document. binding and once incorporated, the Area Action Plan can be adopted and Future stages of statutory consultation are incorporated into the Local Development set out in PPS12 and are discussed in this Framework. chapter.

FORMAL CONSULTATION PROCESS

Following the publication of the Draft Sixfields Area Action Plan, a six week consultation period will take place in accordance with Northampton Borough Council's Statement of Community Involvement. The document will be available on the Northampton Borough Council website and for inspection at the council offices and local people will be invited to comment on the draft.

Once the consultation on preferred options has taken place the revised draft Area Action Plan will be prepared for submission to the Secretary of State, for independent examination. A public notice will be published notifying that the Council intends to submit the draft Area Action Plan to the Secretary of State and repre-

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