March 2010 at 7.00 Pm Council Chamber, Swanspool House INDEX

Borough Council of Wellingborough Planning Committee Wednesday 10th March 2010 at 7.00 pm Council Chamber, Swanspool House

INDEX

Page No. SITE VIEWING GROUP

WP/2009/0431/FM - Palmer Court, Hatton Avenue, Wellingborough. 1 WP/2009/0447/FM - Castle Cottage and The Dell, 11 and 13 Castle Street, Wellingborough. 8 WP/2009/0500/F - Wollaston Road Fish Bar, 12 Wollaston Road, Irchester. 17 WP/2010/0009/F - The Old School Room, Bell End, Wollaston. 21 WP/2010/0035/F - Foxwood House, 128 Ecton Lane, Sywell. 28

DISTRICT

WP/2009/0479/F - The Lodge Manor Farm, 2 Taggies Yard, Orlingbury. 36 WP/2009/0480/CA - The Lodge Manor Farm, 2 Taggies Yard, Orlingbury. 45 WP/2009/0507/C - Sidegate Lane Landfill Site, Sidegate Lane, Finedon. 48 WP/2010/0006/OB - Manor Park, Bedford Road, Rushden. 51 WP/2010/0020/C - 300 Sywell Range Gun Club, Kettering Road, Sywell. 54 WP/2010/0021/OB - OP1800 SP9677 Mill Road, Woodford, Kettering. 57 WP/2010/0049/C - Rowangate Primary School, Finedon Road, Wellingborough. 65

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 9th March 2010 at 10.15 a.m.)

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0431/FM

PROPOSAL: Demolition of existing bungalow. Construction of new 3 storey building with small 4th floor to provide 11 flats. All to be part of existing scheme of sheltered housing for the elderly - changes to the design and layout of the proposed building and reduction in the number of units from 12 to 11 flats.

LOCATION: Palmer Court, Hatton Avenue, Wellingborough.

APPLICANT: Mr Brian James, Masonic Housing Association.

Councillor Warwick has requested a site visit. The proposal also requires Committee determination due to the number of objections.

PROPOSAL AND DESCRIPTION OF SITE: The application site - Palmer Court occupies a corner plot – at the junction of Hatton Avenue, Harrowden Road and Westfield Road, at the top of the High Street which leads up from the town centre. The site overlooks Broad Green, an attractive open area of grass and trees, in a triangular area bounded by these three roads and falls within the Wellingborough Town Centre Conservation Area. The site is adjoined to the north by no. 37 Broad Green – a grade II listed dwellinghouse and Hatton House.

Palmer Court is owned and run by the Masonic Housing Association. It currently provides 24 one bedroom flats for independent living for the elderly in sheltered accommodation with a communal lounge and small kitchen. There is a warden living permanently on site in a self contained 3 bedroom flat. The communal facilities and warden’s accommodation are contained within an older stone building which is three storeys in part. The flats were built in the early 1980s on three floors and are very popular with local elderly people.

The Housing Association has previously demolished the small cottage at number 32 Broad Green but the site created was not big enough to develop effectively. It now owns the bungalow at number 36 which is currently rented to a tenant. The application was originally submitted, proposing a part 3 and part 4 storey block of 12 flats. Following negotiations and a meeting with some residents, the scheme has been amended and scaled down. The amended proposal seeks to demolish the bungalow and erect a 3-storey building comprising 11 self contained flats on the 2 plots. The roof o 3 RO 2 W 5

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area consists solar panels on the front slope facing Broad Green. The curtilage of the new building will be integrated into the small existing rear garden of the existing facilities. There are no additional parking spaces proposed as part of this development. Palmer Court has a car park in front of the main entrance off Hatton Avenue.

In their submission, the applicants state that the flats will comply with Lifetime Homes, Secure by Design, the Design and Quality Standards and the Code for Sustainable Homes level 3. As the new flats will be provided in an entirely separate building there will be minimal disruption to the existing residents. The current fire escape route through the garden to the Broad Green will be maintained at all times and will still be used following completion of the development.

RELEVANT PLANNING HISTORY: WU/1968/187 Consent for redevelopment for flats. WU/1961/081 Consent for a bungalow and garage. WU/1963/121 Consent for a bungalow and garage. WP/2002/0775 Consent granted for the proposed demolition of the unoccupied dwellinghouse to make way for future residential development. WP/2003/590 Withdrawn application for the proposed erection of 6 additional 2- person flats on the site of the demolished dwellinghouse. WP/2004/389 Withdrawn application for the erection of 5 flats and conversion of 1 flat into a guest suite. WP/2004/473 Consent granted for a conservatory.

NATIONAL AND LOCAL PLANNING POLICY: Planning Policy Statement 1 – Delivering Sustainable Development Planning Policy Statement 3 – Housing Planning Policy Guidance 13 – Transport Planning Policy Statement 25 – Development and Flood Risk

East Midlands Regional Plan Policy 1 – Regional Core Objectives Policy 2 – Promoting Better Design Policy 3 – Distribution of New Development

North Northamptonshire Core Spatial Strategy Policies 6 – Infrastructure Delivery and Developer Contributions 7 - Delivering Housing 9 - Distribution and Location of Development 10 - Distribution of Housing 13 - General Sustainable Development Principles 14 – Energy Efficiency and Sustainable Construction

Supplementary Planning Guidance Notes - Building Better Places; Parking; Planning Out Crime and the recently adopted Planning Contributions Guide for Local Infrastructure which replaces the SPG on Use of Planning Obligations.

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SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways – recommend conditions and informatives. In view of the nature of the use and the limited effect of the proposal on the highway network, a financial contribution is not required.

2. NCC Education – no requirement for financial contribution.

3. Environment Agency – no objection.

4. Anglian Water – no objection.

5. Northamptonshire Police – Northamptonshire Police is unable to provide specific comment to the proposed application due to a lack of information at this time. In the interest of the security and quality life of future occupants of the development I would strongly suggest that informatives/conditions are included, which if implemented will reduce the likelihood of crime, disorder and anti-social behaviour occurring. This is in accordance with Policy 13 of the North Northamptonshire core spatial

6. Borough Design and Conservation Officer has been involved in pre-application and post application discussions and negotiations, hence no objection subject to facing materials being reserved by condition.

7. Borough Housing Strategy - there is growing need to look strategically at housing provision in Wellingborough for the 65+ age group. As the figures show a projected growth of 73% between 2008 and 2025, any increase in the sheltered housing stock in the borough is to be welcomed. The reduction in the number of units proposed for the scheme is disappointing from a strategic perspective, however the Housing Strategy team recognise that for the scheme to be successfully integrated within the community, sympathetic changes needed to be made to the original application.

8. Representations received from the Wellingborough Civic Society, Hatton Park Residents Association and 5 local residents all raising objections to the proposal on the following grounds:

- Encroachment on the freehold of the adjacent no. 37 Broad Green; - Access and road safety concerns; - Unsympathetic design which detrimental to the character and appearance of the Conservation Area and the historic streetscape; and - Amenity impact – overbearing development etc.

ASSESSMENT: Principle The principle of redeveloping a residential site to provide net additional residential accommodation in a built up area is supported by the national guidance in PPS 1 and PPS 3. Furthermore, the East Midlands Regional Plan and the Core Spatial Strategy anticipate the delivery of at least 30% of new housing on previously developed site. By definition, the application site is a previously developed site or brownfield land and therefore its redevelopment for housing is acceptable in principle, subject to there being - 4 -

no adverse impact on the neighbouring amenities and traffic situation. Reusing/redeveloping a brownfield site to provide additional residential units is seen as sustainable in that relieves pressure for housing development on greenfield sites and in the open countryside.

The Housing Strategy Team is supportive of the application. They say that there is a growing need to look strategically at housing provision in Wellingborough for the 65+ age group. As the figures show a projected growth of 73% between 2008 and 2025, any increase in the sheltered housing stock in the borough ought to be supported.

Design, Layout, Character and Appearance The site is long and narrow from the car park and communal building at the top accessed from Hatton Avenue running down to Broad Green. The existing 3 storey Palmer Court flats form a long narrow building down the rear of the pavement line of Hatton Avenue and around the corner to face Broad Green. The majority of living and bedroom windows are on these elevations. Around the corner there is a blank fence enclosing the site of the previous no 32 Broad Green and then the incongruous bungalow at number 36. After the bungalow the strong built form is again resumed with number 37 and onwards. The layout of the building is satisfactory, following the building line already established on the Broad Green frontage by the existing Palmer Court building and the adjacent no. 37. The proposed building would fill the gap and ensure continuity on the frontage.

The buildings opposite the development on Broad Green are mainly two and three storey stone-built houses with occasional shops and a driving school at ground floor as they head towards the high street, where shops become predominant. There is also a 3 storey hotel. Continuing North East along Harrowden Road are two domestic scale 3 storey stone built houses flanking either side of Hatton House – a more substantial, taller, 3 storey stone house with great presence on the street. In this area all houses front directly on to the street with no front gardens. There is another Housing Association development on the opposite corner of Hatton Avenue, fronted by the listed building, Hatton Hall. This is set in its own mature grounds and as such is set apart from the predominant street scene. The front of the building is two grand storeys high and the building behind, built in the early 1980s, is two domestic storeys with a flat roof, providing a long, rhythmical elevation up Hatton Avenue.

Old photographs submitted by the applicants indicate that here was previously a substantial 3 storey building on this site. A bungalow has been built on the site during the mid 20th century. It is of little architectural interest and is out of scale with the surrounding buildings. It does not reinforce the building line at the rear of the pavement as do the original Georgian houses and the existing Palmer Court buildings.

It is clear that there are buildings of a variety of ages and styles in the vicinity, although most are residential and of 2 and 3 storeys. Older buildings are of local stone with slate roofs and white painted timber windows. The twentieth century houses on Hatton Avenue are a mixture of red brick, white or yellow render, white windows of various materials, and both rustic and machined timber boarding. The newer buildings of the Hatton Hall development and Palmer Court are of pale brown brick with little or no ornament and upvc windows. Palmer court has a slate roof while Hatton Hall has a flat roof, apart from the historical front section which is slate. - 5 -

In view of the foregoing, it is considered that the proposed building by reason of its design and scale would sit comfortably on the site. Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, refers to the duty of the decision maker to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas. The proposed building would fill an unsightly gap on Broad Green frontage and the continuity of buildings of 3-storey scale would enhance the appearance of the streetscene. The proposed development therefore passes the statutory test. Details of facing materials are reserved by condition to ensure that they are appropriate to the locality.

Impact on Neighbours’ Amenities The proposed building’s footprint has been reduced and set in from the common boundary with no. 37 Broad Green to the north. The scale of the building has also reduced from 4 to 3 storeys. On the north elevation facing no. 37, there are several small windows shown above the ground level. Although all of these serve habitable rooms, they are not the principal light generating windows to the affected rooms. In the circumstances, they could be conditioned to be obscure glazed and remain as such in perpetuity.

Parking and Traffic There are no parking spaces in the proposed development in addition to those that exist within the site and adjacent to Hatton Avenue. It is considered, given the nature of the use, that the existing parking and servicing arrangements would suffice for the combined developments. It should be borne in mind that this is a sheltered accommodation for the elderly, which from experience generates significantly less traffic than a general needs housing development. Furthermore, the site is at the edge of the Town Centre and in close proximity to shops, facilities and services. Accessibility to public transport is therefore relatively good. It is this sort of areas where PPG 13 encourages ‘car free’ developments in order to reduce motorised journeys and consequently reduce carbon emission.

Conclusion The proposed is acceptable and satisfactory, complying with all the development plan policies and consistent with the various national policy guidance. The absence of car parking provision is not considered to be a sufficient reason to withhold consent.

RECOMMENDATION: Grant planning permission subject to the to the following conditions:

spaces, access road, footpath, hard and soft landscaping, surface treatments and boundary treatments shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development. The works shall be carried out in accordance with the approved details. 4. No windows or other openings (other than those already approved as part of this proposal) shall be formed on the flank/northern elevation of the proposed block of flats facing no. 37 Broad Green without the prior written consent of the local planning authority. 5. Before the building is hereby approved is occupied, all windows above the ground level in the northern elevation facing no. 37 Broad Green shall be obscure glazed and shall be permanently maintained as such thereafter unless otherwise agreed in writing by the local planning authority. 6. Prior to the commencement of development, a scheme detailing security arrangements during the demolition/building works should be submitted to and approved in writing by the local planning authority in consultation with the Police CPDA. 7. Prior to the commencement of development, a scheme detailing the security standards to be incorporated within all openings associated with the development shall have been submitted to and approved in writing by the local planning authority in consultation with the Police CPDA and in line with the recommendations of Secured By Design. 8. The existing vehicular crossing must be stopped up and all kerbing and highway surfaces reinstated over the frontage of the site in accordance with the specification of Northamptonshire County Council. 9. Pedestrian to vehicle visibility for the vehicular crossing at no. 37 Broad Green shall be provided and maintained above a height of 0.6m within a splay of2.4m x 2.4m into the application site. 10. No gates or doors, as at the fire exit route shall open outwards over or into the public highway.

9. In the interest of highway safety. 10. In the interest of highway safety.

INFORMATIVE/S: 1. Pursuant to Section 38(6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: East Midlands Regional Plan Policy 1 - Regional Core Objectives Policy 2 - Promoting Better Design Policy 3 - Distribution of New Development North Northamptonshire Core Spatial Strategy Policies 6 - Infrastructure Delivery and Developer Contributions 7 - Delivering Housing 9 - Distribution and Location of Development 10 - Distribution of Housing 13 - General Sustainable Development Principles 14 - Energy Efficiency and Sustainable Construction 2. The applicant/developer is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Numbers: Date Received: 121F (Elevations), and 124B (Section B-B 22.02.2010 3. No works shall commence within the existing highway without the express written permission of the Highway Authority. This Planning Permission does not give or infer such consent. However, such consent may be forthcoming subject to the completion of a suitable licence or Agreement under the Highways Act 1980. Any works within the highway shall comply with NCC specifications. 4. Except by way of an agreement under the Highways Act 1980, no art of the building may project over or onto the public highway. If it is intended to construct roof overhangs, balconies and similar features, application should be made to the Highways Regulation Team at the Northamptonshire County Council - Riverside House, Bedford Road, NN1 5NX 5. The applicant is advised to consider the utility of providing the section of feature wall and planting over the frontage of the site to Broad Green. There is a likelihood of the feature being used as a perch or clambering point and the alternative of paving the whole area back to the face of the building as footway and its dedication as highway maintainable at public expense. - 8 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 9th March 2010 at 10.45 a.m.)

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0447/FM

PROPOSAL: Proposed demolition of existing dwellings and erection of a 3-storey building comprising 11 apartments and 5 houses in association with Metropolitan Housing Trust - amended plans and details of sunlight/daylight impact have been received.

LOCATION: Castle Cottage and The Dell, 11 & 13 Castle Street, Wellingborough. NN8 1LS

APPLICANT: Ms J Brown, Castle Street Developments Limited.

Major development subject to the completion of a Section 106 Agreement and therefore requiring Committee consideration.

PROPOSAL AND DESCRIPTION OF SITE: The application site comprises 2 residential properties (Castle Cottage and The Dell). The 2 dwellings are currently vacant and the plots overgrown. The site lies on the eastern side of Castle Street and backs onto Castle Fields. It is bounded to the north by Swanspool Brook, beyond which is the All Saints Church of England Primary School. To the south is a 3-storey block of flats called Park View. The site is located in an area of uneven topography, undulating west to east towards the park.

Consent is sought to demolish the existing houses and erect a ‘T’ shaped 3-storey building comprising 11 self contained flats and adjoined to a terrace of 5 dwellinghouses. An access road is proposed on the southern boundary of the site off Castle Street and adjacent to Park View. Within the courtyard, provision is made for 12 car parking spaces and a disabled bay.

RELEVANT PLANNING HISTORY: WP/2009/0199 Withdrawn application for the demolition of the existing dwellings and the erection of 5 houses and 12 apartments.

NATIONAL AND LOCAL PLANNING POLICY: Planning Policy Statement 1 - Delivering Sustainable Development Planning Policy Statement 3 - Housing Planning Policy Guidance 13 – Transport 1 15 6 AD K RO

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Planning Policy Statement 25 – Development and Flood Risk East Midlands Regional Plan Policy 1 – Regional Core Objectives Policy 2 – Promoting Better Design Policy 3 – Distribution of New Development North Northamptonshire Core Spatial Strategy Policies 6 – Infrastructure Delivery and Developer Contributions 7 - Delivering Housing 9 - Distribution and Location of Development 10 - Distribution of Housing 13 - General Sustainable Development Principles 14 – Energy Efficiency and Sustainable Construction Supplementary Planning Guidance Notes - Building Better Places; Parking; Planning Out Crime and the recently adopted Planning Contributions Guide for Local Infrastructure which replaces the SPG on Use of Planning Obligations.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways – recommend the imposition of conditions and informatives. Have requested financial contribution towards mitigation of the effects of the development on the strategic road network.

2. NCC – Projects – financial contribution sought towards libraries, fire and rescue provisions.

3. NCC Education – the development is likely to add very few school-aged children and is a social housing development. In the circumstances, there is no requirement for a Section 106 contribution towards additional school places.

4. Environment Agency – the development should be considered in accordance with the guidance contained PPS 25.

5. Anglia Water – suggested informatives.

6. E-On Network – no objection, but advised of the existence of a network in close proximity of the site.

7. Natural England - based on the information provided, Natural England has no objection to the above proposals in relation to species especially protected by law, subject to full implementation of the recommendations in section 7.0 of the Ecological Constraints Appraisal: This should be secured through appropriately worded planning conditions.

The protection afforded these species is explained in Part IV and Annex A of ODPM Circular 06/2005 Biodiversity and Geological Conservation – Statutory Obligations and their Impact within the Planning System.

The applicants should be informed that planning permission, if granted, does not absolve them from complying with the relevant law, including obtaining and complying with the terms and conditions of any licences required as described in Part IV B of the Circular. - 10 -

We would also urge the applicant to consider enhancements for biodiversity on the site in line with paragraph 14 of PPS9: Biological & Geological Conservation and policy 29 of the East Midlands Regional Plan. Suitable options may include supplementary artificial bat roosting boxes or bricks (incorporated into the new structures) and nesting boxes for declining urban bird species such as house sparrow P. Domesticus (currently recorded on site) and swift A. apus. Natural England also welcomes the current proposals for micro-renewable energy provision within the development along with other sustainability measures.

The advice given by Natural England in this letter is made for the purpose of the present consultation only. In accordance with Section 4 of the Natural Environment and Rural Communities Act 2006, Natural England expects to be included as a consultee in relation to any additional matters to be determined by [the Consulting Body] that may arise as a result of, or are related to, the present proposal. Natural England retains its statutory discretion to modify its present advice or opinion in view of any and all such additional matters or any additional information related to this consultation that may come to our attention.

8. The Wildlife Trust – considered the broad scope and content of the ecological information to be satisfactory. Conditions should be imposed along the lines suggested in the ecology report.

9. Northamptonshire Police - Northamptonshire Police is unable to provide specific comment to the proposed application due to a lack of information at this time. In the interest of the security and quality life of future occupants of the development I would strongly suggest that the following informatives/conditions are included, which if implemented will reduce the likelihood of crime, disorder and anti-social behaviour occurring. This is in accordance with policy 13 of the North Northamptonshire core spatial strategy.

The Design and Access Statement (DAS) submitted with this application does not demonstrate crime prevention measures and as such I am not in a position to make informed comment on this application. I do however have some general comments with reference to crime prevention. Due to its location the safety and security of its residents could be compromised if crime prevention measures are not taken. PPS1 makes clear that a key objective for new developments should be that they create safe and accessible environments where crime and disorder or fear of crime does not undermine quality of life or community cohesion. Manual for Streets: 'Parking is a key function of many streets, although it is not always a requirement. A well-designed arrangement of on street parking provides convenient access to frontages and can add to the viability of a street. Conversely, poor designed parking can create safety problems and reduce the visual quality of a street' (page 18).

This area of Wellingborough has historically and periodically still does suffer from incidences of crime (burglary and vehicle crime) and anti-social behaviour. For this project to be sustainable supporting the community in to the future extra provisions for security should be considered at this stage rather than to deal with issues at a later date. These changes are being implemented to reduce crime - 11 -

and anti-social behaviour in this area and improve the resident quality of life. Many crimes could be avoided if crime prevention had been considered at the design stage. The aim of the police Crime Prevention Design service is to assist in the design process to achieve a safe and secure environment for users, staff and residents, without creating a 'fortress'.

10. Borough Housing Strategy - following the production of the North Northamptonshire Strategic Housing Market Assessment 2007, the Borough Council of Wellingborough will seek to ensure that 30% affordable housing is provided on site, split 13% social rented and 7% intermediate housing (the latter at the usefully affordable level, £82 per week for 2 bed types, suitably indexed). The size mix of the affordable housing should be predominantly 1 and 2 bedroom types (32% and 42% respectively) whilst the need for 3 and 4 bedroom properties is estimated at 9% and 17% respectively. In order to build communities that are more sustainable, homes of different tenures are both integrated and visually indistinguishable from one another are required.

In respect of the open market housing the size mix should be relatively even between 2/3/4 bed types and 5% of new market housing to be designed as wheelchair accessible.

Lifetime homes are also a key feature of the Council’s Housing Strategy and all housing should be built to this standard and the affordable homes should be built to the size standards specified in the Housing Strategy.

Any affordable accommodation being developed using Housing Corporation grant or local Authority grant will be required to be Eco Homes ‘very good’ as a minimum or Code for Sustainable Level 3 equivalent. The SMHA recommends that, in accordance with PPS3, affordable housing should normally be sought through on-site provision.

The Housing Strategy Service has been working with Metropolitan Housing Association to prepare a scheme for affordable housing for this entire site. It is envisaged the development will provide 1 fully wheelchair accessible unit as well as a further two ground floor mobility units. The remaining homes will be general needs social rented. In the first instance a number of the general needs homes will be marketed for shared ownership. A grant application to the Homes and Communities Agency has been successful.

11. 1 (one) letter of objection from a local resident - The Dell looks like it is such an old building and should be listed once its history has been established. Should be preserved and not demolished.

therefore its redevelopment for housing is acceptable in principle, subject to there being no adverse impact on the neighbouring amenities and traffic situation. Reusing/redeveloping a brownfield site to provide additional residential units is seen as sustainable in that relieves pressure for housing development on greenfield sites and in the open countryside.

Design, Layout, Character and Appearance The surrounding area is predominantly residential in character (save for the school that bounds the site to the north). The area comprises 2-storey dwellings and 3-storey blocks of flats – notably Park View that bounds the site to the south. There are other 3- storey buildings to the north of the site towards Midland Road. A 3-storey building as proposed would therefore be in keeping with the character and appearance of the area. The design of the building picks on the characteristic features of neighbouring buildings in terms of fenestration, roof profile and materials.

Impact on Neighbours’ Amenities The proposed building would be at a lower elevation relative to the neighbouring Park View block of flats. Negotiations with the developers have also resulted in a reduction in the building footprint so as to increase the separating distance between the southern elevation of the proposed building and the northern elevation of Park View. A comprehensive Daylight/Sunlight Assessment has also been submitted. This considers the orientation of the buildings relative to the sun’s movement at different times of the year and at different times during the day. The shadow diagrams indicate that the impact of the proposed development on daylight and sunlight to Park View would be minimal. The southern elevation of the proposed flats facing Park View comprises windows to non-habitable rooms and in the circumstance, it is unlikely that there would be mutual overlooking and significant loss of privacy between the existing and future occupiers. On the northern side, the proposed building would overlook the school courtyard and this is beneficial in that it offers natural surveillance at times when the school is closed.

Parking and Traffic The proposal provides for 13 off-street car parking spaces. Although this is below the required SPG standard of 1.5 spaces per dwelling, it should be borne in mind that the site is at the edge of the Town Centre. It is also within walking distance of the Train Station. Therefore accessibility to public transport is relatively good. It is this sort of areas where PPG 13 encourages sub-standard parking provision in order to reduce motorised journeys and consequently reduce carbon emission.

S106 Matters The Council’s Supplementary Planning Document – Planning Contributions Guide for Local Infrastructure has just recently been adopted by the Council. The guidance is consistent with Policy 6 of the Core Spatial Strategy and expects financial contributions from developments to fund infrastructure provision. If the Committee is minded to consent this application, this should be subject to the completion of a Section 106 Agreement that covers the following heads of terms:

- Affordable Housing contribution (if the development is being privately developed)in accordance with the provisions in the North Northamptonshire Strategic Housing Market Assessment 2007, the Borough Council of - 13 -

Wellingborough will seek to ensure that 30% affordable housing is provided on site, split 13% social rented and 7% intermediate housing (the latter at the usefully affordable level, £82 per week for 2 bed types, suitably indexed). The size mix of the affordable housing should be predominantly 1 and 2 bedroom types (32% and 42% respectively) whilst the need for 3 and 4 bedroom properties is estimated at 9% and 17% respectively. In order to build communities that are more sustainable, homes of different tenures are both integrated and visually indistinguishable from one another are required.

In respect of the open market housing the size mix should be relatively even between 2/3/4 bed types and 5% of new market housing to be designed as wheelchair accessible. Lifetime homes are also a key feature of the Council’s Housing Strategy and all housing should be built to this standard and the affordable homes should be built to the size standards specified in the Housing Strategy.

- Financial contribution towards community centre; - Towards allotments provision; - Towards playspace provision; - Towards pitchsports provision; - Towards indoor leisure; - Towards waste collection; - Towards environmental improvements; - Towards car parking in the town centre; - Towards fire and rescue provision; and - Towards strategic highway improvements/enhancement.

Although this application is made by Castle Street Developments Ltd, in all likelihood, the development would be taken over by a Registered Social Landlord to provide affordable housing. This being the case, the financial contributions may be less than stipulated in the adopted SPD due to discounts associated with affordable housing. It is also possible that some heads of terms may be deleted and dispensed with altogether. The Committee is therefore invited to also RESOLVE to delegate the Corporate Director to negotiate as appropriate the requisite heads of terms and appropriate financial contributions commensurate with the status of the end user as a Registered Social Landlord.

Conclusion The proposed is acceptable and satisfactory, complying with all the development plan policies and consistent with the various national policy guidance. Although the car parking provision is sub-standard, this in itself is not a sufficient reason to withhold consent.

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RECOMMENDATIONS: 1. RESOLVE to delegate the Corporate Director to negotiate as appropriate the requisite heads of terms and appropriate financial contributions commensurate with the status of the likely end user as a Registered Social Landlord.

2. Grant planning permission subject to the completion of a Section 106 Agreement under the 1990 Act and subject to the following conditions:

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. Representative samples (where appropriate) and details of all external facing and roofing materials (including bricks, window frames, door frames, eaves, rainwater goods and porch structures) shall be submitted to and approved in writing by the local planning authority before the development commences and the development shall be built in accordance with the approved samples and details. 3. Details of those parts of the site not covered by buildings including the parking spaces, access road, footpath, hard and soft landscaping, surface treatments and boundary treatments shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development. The works shall be carried out in accordance with the approved details. 4. No windows or other openings (other than those already approved as part of this proposal) shall be formed on the flank/southern elevation of the proposed block of flats facing Park View dwellings without the prior written consent of the local planning authority. 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any other Order revoking or re-enacting this Order), no buildings, extensions or alterations permitted by Classes A, B, C, D and E of Part 1 of Schedule 2 of the Order shall be carried out within the curtilage of the approved 5 dwellinghouses without the prior written consent of the local planning authority. 6. Natural England considers survey data of 24 months or older to be insufficient to accurately assess the current status of protected species within a site or structure. As the original survey in this case was conducted on 28 July 2008, if development does not commence prior to 28 July 2010, further protected species survey assessments should be made and an up-to-date report submitted to the authority, prior to commencement of works. 7. Prior to the commencement of development, a scheme detailing security arrangements during the demolition/building works should be submitted to and approved in writing by the local planning authority in consultation with the Police CPDA. 8. Prior to the commencement of development, a scheme detailing the security standards to be incorporated within all openings associated with the development shall have been submitted to and approved in writing by the local planning authority in consultation with the Police CPDA and in line with the recommendations of Secured By Design. 9. No further development shall take place on site until a scheme for boundary treatment has been submitted and approved in writing by the local planning authority in consultation with the Police CPDA. - 15 -

10. The car parking spaces shown on the approved drawings shall be provided before the occupation of the dwellings and shall thereafter be kept free from obstruction and shall be retained for parking purposes incidental to the enjoyment of the proposed dwellings. 11. The vehicular access to the development shall be gained by way of a shared private drive no less than 4.5m wide for a distance of 10m from the highway boundary. 12. Vehicle to vehicle visibility of 2m x 43m and pedestrian to vehicle visibility of 2m x 2m shall be provided and maintained on both sides of the point of access. The driveways shall be hard paved to prevent loose materials being carried onto the highway. 13. The maximum gradient of the drive over the first 5m shall not exceed 1 in 15 and satisfactory details in the form of longitudinal section shall be submitted and approved in writing by the local planning authority to demonstrate that this is achievable.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. To secure a satisfactorily appearance for the development in the interests of visual amenity. 3. To ensure a satisfactory treatment of the site in the interests of visual and neighbours' amenities. 4. To safeguard the amenities of the neighbouring occupiers. 5. To allow the local planning authority the opportunity to control future developments on the site, having regard to nature of the site and in the interest of safeguarding the amenities of neighbouring occupiers. 6. In the interest of safeguarding protected species. 7. Due to the proximity to the town centre and other dwellings, building materials and debris could be used as weapons or for the use in criminal damage to the adjacent buildings. Tools left on site could also be used to break in to the neighbouring properties. This is in the interest of the security and quality life of future occupants of the development in accordance with Policy 13 of the North Northamptonshire core spatial strategy. 8. In the interest of the security and quality life of future occupants of the development in accordance with Policy 13 of the North Northamptonshire core spatial strategy. 9. In the interest of the security and quality life of future occupants of the development in accordance with Policy 13 of the North Northamptonshire core spatial strategy. 10. To ensure adequate parking provision on site to prevent on-street parking in the interest of highway safety. 11. In the interest of highway safety. 12. In the interest of highway safety. 13. In the interest of highway safety.

INFORMATIVE/S 1. Pursuant to Section 38(6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan - 16 -

policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: East Midlands Regional Plan Policy 1 - Regional Core Objectives Policy 2 - Promoting Better Design Policy 3 - Distribution of New Development North Northamptonshire Core Spatial Strategy Policies 6 - Infrastructure Delivery and Developer Contributions 7 - Delivering Housing 9 - Distribution and Location of Development 10 - Distribution of Housing 13 - General Sustainable Development Principles 14 - Energy Efficiency and Sustainable Construction. 2. The applicant/developer is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Numbers: Date Received: AB 100, 101, 102, 103, 104, 202, 301A P1 & 301B P1 02/02/2010 3. No works shall commence within the existing highway without the express written permission of the Highway Authority. This Planning Permission does not give or infer such consent. However, such consent may be forthcoming subject to the completion of a suitable licence or Agreement under the Highways Act 1980. Any works within the highway shall comply with NCC specifications. 4. The Public Health Act 1875 and Town Improvement Clauses Act 1847 at S.64 Prior to occupation of the newly created premises(s), the street numbering for this development must be agreed with the Street Naming and Numbering Officer. When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk - 17 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 9th March 2010 at 11.30 a.m.)

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0500/F

PROPOSAL: Shed for storage 4.5m x 4.1m (retrospective application).

LOCATION: Wollaston Road Fish Bar, 12 Wollaston Road, Irchester, Wellingborough. NN29 7DE

APPLICANT: Rachhapal Singh, Wollaston Road Fish Bar.

The application is referred to the Planning Committee at the request of the Irchester Parish Council which has also requested a visit from the Site Viewing Group.

PROPOSAL AND DESCRIPTION OF SITE: As described.

The storage shed has been largely constructed out of corrugated plastic sheets and is attached to the rear of the fish and chip shop. The nearest adjacent building is 12a Wollaston Road that comprises of a hairdressers in the front part and a chiropodist at the rear.

RELEVANT PLANNING HISTORY: WP/1994/0163 Demolition of existing lean-to preparation room. Construction of extension comprising of new preparation room and retail unit with storage facilities – conditionally approved. WP/1997/0618 Demolish preparation room and rebuild with additional storage and toilet facilities – conditionally approved.

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: Regional Spatial Strategy 8 North Northamptonshire Core Spatial Strategy: 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 7; Sustainable Development in Rural Areas Planning Policy Statement 9; Biodiversity and Geological Conservation Planning Policy Statement 23; Planning and Pollution Control 3

WP/2009/0500/F 3 492300 492500 © Crown Copyright. All rights reserved. 5 Borough Council Of Wellingborough: Licence No.100018694. Published 22/02/2010 924 NE L LA 97 OO 265800 SCH 265800 V h t e l r a t

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Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework – Development and Implementation Principles, Sustainable Design Supplementary Planning Guidance: Planning Out Crime and Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Irchester Parish Council – raises concern because it appears that it is not being used as a storage shed. Also, there seems to be environmental issues regarding the food. The Parish Council has requested a visit from the Site Viewing Group to discuss the application.

2. Northamptonshire County Council Highway Authority – has responded with a pro forma sticker advising this Council to seek highways advice from its published standards.

3. Councillor Terry Perkins – applicant has caused considerable concern with Irchester residents, the Parish Council and Borough Councillors. Works carried out are to a very poor standard without any notification or building approval. Residents have concern about a series of events over a period of time and occurrence of unpleasant smells. Requests a Site Viewing Meeting to enable the air to be cleared to discuss what has happened on the site to give concern.

4. Borough Council of Wellingborough Health Protection Service – has visited the site and noted a number of food safety and health and safety contraventions.

5. Borough Council of Wellingborough Building Control Manager – has visited the site and opines that the structure is classed as a ‘Covered Yard’ and falls within Class VII of Schedule 2 of the Building Regulations 2000 (Exempt Building Work). The work is, therefore, not under the control of the Service.

6. Neighbours/Third Parties – concern/comment received from the occupiers of 12a and 14 Wollaston Road. The writers cite the following issues as causes for concern:

• extension not properly constructed with holes that give access to pests and vermin • extension is visually unattractive and his harmful to the appearance of the area • extension should be demolished and re-built • possibility of rainwater falling onto adjacent land due to inadequate guttering • foul smell of wet fish emanating from the building

Letter received on behalf of the freeholder of the application site which states that the works have not been carried out with the consent of the freeholder who is not willing to consent to the works and is seeking to have the works removed.

ASSESSMENT: Main Issues and Material Planning Considerations: • Effect on residential amenity • Effect on visual amenity - 19 -

• Crime and disorder • Biodiversity

Effect on amenity Policy 13 (l) of the North Northamptonshire Core Spatial Strategy states that development should not result in an unacceptable impact on the amenities of neighbouring properties or the wider area because of smell and the Council’s Environmental Protection Service has been alerted to the anxiety that has been expressed regarding this issue. The service has visited the site and has identified a number of concerns not related to the planning process and has not made any reference to having received odour complaints or objected to the proposal. At the time of Planning Officer inspection there was no smell of fish which could be detected over and above the odour of what was assumed to be hair products emanating from the adjacent premises.

The comments from the nearby businesses and neighbours regarding harm to their standard of amenity are acknowledged. However, a refusal of the application cannot be based on evidence from the Council’s own Environmental Protection Service, because it has not objected to the application with regards to smell.

With regards to how the development looks to the occupiers of the neighbouring properties, they could erect a fence up to 2m high on the boundary (without the need for planning permission) that would effectively screen the majority of the building from their view.

Effect on visual amenity The North Northamptonshire Core Spatial Strategy Policy 13 (h) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings.

It is accepted that the development is not of a high standard of design. The storage shed is, however, attached to the rear of the building and despite the set back of no. 12a in relation to the application site, the building does not have any material impact on the visual amenity of the street scene.

There are no discernible crime and disorder issues relating to this application.

Biodiversity Policy 13 (o) of the North Northamptonshire Core Spatial Strategy, inter alia, states that development should conserve and enhance biodiversity.

No biodiversity issues have been identified within the scope of the application.

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Other issues The comments made on behalf of the application site freeholder are noted, but these issues are essentially private property matters between the property owner and the lessee.

Conclusion The concerns that have been expressed regarding the application are noted, but it is considered that they should not be accorded sufficient weight to warrant refusing the application.

RECOMMENDATION: Approve.

INFORMATIVE/S: Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Regional Spatial Strategy 8 North Northamptonshire Core Spatial Strategy: 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 7; Sustainable Development in Rural Areas Planning Policy Statement 9; Biodiversity and Geological Conservation Planning Policy Statement 23; Planning and Pollution Control Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework - Development and Implementation Principles, Sustainable Design Supplementary Planning Guidance: Planning Out Crime and Parking. - 21 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 9th March 2010 at 12.00 noon)

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0009/F

PROPOSAL: Conversion of the former school room with new two storey side extension to form a new residential unit.

LOCATION: The Old School Room, Bell End, Wollaston, Wellingborough.

APPLICANT: Mr Neil Perkins.

This application is referred to the Planning Committee for determination because an objection has been lodged by Wollaston Parish Council. The Parish Council has also requested a visit from the Site Viewing Group.

PROPOSAL AND DESCRIPTION OF SITE: As described.

The application site is located in the Wollaston Conservation Area and is a stone building with a relatively steep pitched roof covered in corrugated iron. There is no vehicular access to the site. There are substantial walls on the front and rear boundaries. At the rear is another barn and adjacent to the sides are a public house and a pocket park. There is a plaque attached to the building which commemorates the fact that it was Wollaston’s first school between the years of 1840 and 1873.

In the highway infront of the barn are double yellow lines and on the opposite side of the road is a stretch of double yellows and a single broken yellow line.

RELEVANT PLANNING HISTORY: None recorded on Council’s electronic records

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: Regional Spatial Strategy 8 North Northamptonshire Core Spatial Strategy (NNCSS): 1 (Strengthening the network of Settlements) 13 (General sustainable development principles) and 14 (Energy efficiency and sustainable construction) Borough of Wellingborough Local Plan: G4 (Development within the limited development and restricted infill villages) H

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Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 3; Housing Planning Policy Statement 7; Sustainable Development in Rural Areas Planning Policy Statement 9; Biodiversity and Geological Conservation Planning Policy Statement 23; Planning and Pollution Control Planning Policy Guidance 13; Transport Planning Policy Guidance 15; Planning and the Historic Environment Planning Policy Guidance 24; Planning and Noise Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework – Development and Implementation Principles, Sustainable Design Supplementary Planning Guidance: Parking and Planning Out Crime

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Wollaston Parish Council – objects to the application for the following reasons:

• The Old School Room is a site of significantly historical merit within the conservation area that is being used as a store room. The modern brick extension to convert it into a dwelling is architecturally inappropriate and not in keeping with the surroundings.

• proposed materials are inappropriate.

• there is no vehicular access or parking for this two bedroomed dwelling and there is a severe lack of on-street parking available in this location.

The Parish Council goes on to request a site meeting and believe that some of its objections may be satisfied if the developer is able to explain the manner of the development at the site meeting with Councillors present.

2. Northamptonshire County Council Highway Authority –

“Although on street parking in the vicinity of the site of the proposal is largely controlled by existing waiting restrictions it is likely, unless some other provision can be identified, that it will be necessary for use of the highway to be made for parking purposes. It is not realistic to assess the risk that a parked vehicle on the highway will cause but it is possible to say that any additional vehicle could create a potential point of congestion and accident risk. You may consider that the application does not comply with the requirements given in Supplementary Planning Guidance – Parking and that the application should be refused under Section d) of Policy 13 of the North Northamptonshire Core Spatial Strategy.”

3. Environment Agency – no comments.

4. Health and Safety Executive – does not advise against the grant of planning permission.

5. Borough Council of Wellingborough Environmental Protection Service – no comment received.

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6. Neighbours – comments have been received from the occupier of 16 Bell End which refer to the following:

• lack of car parking provision within the scheme • summary of type of traffic using Bell End • traffic calming measures in Irchester has increased traffic in Bell End • précis of parking restrictions in Bell End and traffic difficulties when passing parked cars • all other properties in Bell End have parking within their own boundaries • hope that the well established holly tree in the courtyard of the site will be retained.

7. Borough Council of Wellingborough Design and Conservation Officer – no comment received.

ASSESSMENT: The material planning considerations are:

• Compliance with policy • Effect on the character and setting of the Wollaston Conservation Area • Effect on neighbours amenities • Crime and disorder • Biodiversity • Parking and highway safety • Amenity space

Compliance with policy Policy 1 of the North Northamptonshire Core Spatial Strategy states that in the rural areas development will take place on sites within village boundaries, subject to criteria to be set out in development plan documents.

With regards to the Borough of Wellingborough Local Plan, Wollaston is defined as a limited development village by Policy G4 and the application site is clearly located within the Wollaston Village Policy Line. Policy G4 states that development will be granted planning permission subject to more specific policies and if it does not have an adverse impact on the size, form, character and setting of the village and its environs if it is within the policy line and, upon the face of it, the principle of residential development could be acceptable. The other, more specific aspects of policy are examined below.

Effect on the character and setting of the Wollaston Conservation Area The Council is under a duty to pay special attention to the application to ensure that the development preserves and enhances the conservation area and with regards the North Northamptonshire Core Spatial Strategy, policy 13 (h) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings. Policy (i) of the NNCSS goes on to say that development should create a strong sense of place by strengthening the distinctive historic and cultural qualities and townscape of the towns and villages through its design, landscaping and use of public art. Policy (o) continues this theme and states - 24 -

that development should conserve and enhance the landscape character, historic landscape designated built environmental assets and their settings.

The requirement for designs that contribute positively to their surroundings and which are also appropriate to their context is mentioned in paragraph 34 of PPS 1 and this concept is also reflected in the guidance contained in PPS 3.

With regards to PPG15 the advice from the Government in relation to conservation areas states that the Courts have confirmed that planning decisions in such designated areas must give a high priority to the objective of preserving or enhancing the character or appearance of the area. The Courts have also held in the South Lakeland case that there is no requirement in the legislation that conservation areas should be protected from all development which does not enhance or positively preserve.

It is considered that the proposed development will have a neutral effect on the conservation area because it would be mitigated by the screening effect of the high front boundary wall and the fact that there are examples of buildings that have been constructed with both stone and brick elsewhere in the conservation area. In addition, the use of high quality bricks could be adequately controlled by a condition.

Effect on neighbours’ amenity Policy 13 (l) of the North Northamptonshire Core Spatial Strategy states that new development should not result in an unacceptable impact on the amenities of neighbouring properties or the wider area by reason of loss of light or overlooking.

It is anticipated that the conversion of the building into a dwelling will not have any significant effect on the standard of amenities that is currently enjoyed by the nearby residential occupiers.

Crime and disorder Policy 13 (b) of the North Northamptonshire Core Spatial Strategy states that development should seek to design out antisocial behaviour, crime and reduce the fear of crime by applying the principles of the Secured by Design scheme. The above policy is predated by adopted Supplementary Planning Guidance ‘Planning Out Crime’ which gives detail to the intent of spatial strategy policy.

There are no pertinent crime and disorder issues to consider.

Biodiversity Policy 13 (o) of the North Northamptonshire Core Spatial Strategy states amongst other things that development should conserve and enhance biodiversity.

No biodiversity issues have been identified within the scope of the application.

Parking and highway safety Policy 13 (d) of the North Northamptonshire Core Spatial Strategy says that new development should provide for parking, servicing and manoeuvring in accordance with adopted standards. Policy 13 (n) reinforces the requirement for development not to cause a danger to highway safety by stating that development should not have an adverse impact on the highway network and will not prejudice highway safety. - 25 -

However, as mentioned above, Policy 15 (f) states that in order to deliver sustainable residential communities higher densities will be sought particularly in the locations most accessible on foot, cycle and public transport.

Comment has been made by a nearby neighbour regarding traffic and lack of off street parking within the curtilage of the application site. The Parish Council has also expressed anxiety with the parking arrangements. This concern is appreciated, especially at certain times of the day and night e.g. when the fish and chip van visits.

The stance of the Highway Authority is clear and recommends the application should be refused because it considers that the scheme is contrary to a core spatial strategy policy and the provisions of the adopted parking SPG.

When the content of the parking SPG is examined it detail, it states that dwellings should, on average, provide for 1.5 spaces per unit. The standards for car parking are, however, expressed as maxima and a lower provision than set out in the standards may be sought particularly in locations accessible by means of transport other than the private car. The SPG explains the need for car parking standards to be applied flexibly and it sets out a number of suggested criteria to illustrate when a degree of flexibility can be used and these factors are reproduced below:

• the availability of alternative means of transport to the private car • the availability, type and proximity of public car parking • the potential for environmental harm and adverse effect on road safety, rising from parking demand being met elsewhere • the scale and type of the development being proposed • the potential for the proposed development to benefit from multipurpose trips • other relevant planning policies

It is accepted that the proposed development will generate traffic movements and demand for on street-parking spaces. However, the number of expected movements from the proposal, over and above the current use of the property as a store, is likely to be relatively insignificant when compared with the vehicular activity and parking demand associated with the nearby uses.

With respect to parking on yellow lines and footpaths; these are offences under paragraphs 213 and 218 respectively of The Highway Code and it is incumbent for the County Council as parking authority to enforce against the offenders as necessary. Details of the way in which parking enforcement is controlled in the borough of Wellingborough can be found on www.northamptonshire.gov.uk/parking where a document entitled ‘Don't Get A Ticket’ can be down-loaded. The information includes a telephone no. 0845 6800153, and an email address [email protected] to which members of the public can report their parking concerns. It is not known whether the Parish Council or concerned residents have felt sufficiency worried about unauthorised parking in the area to contact the County Council to issue fixed penalty notices.

Northamptonshire County Council Highway Authority clearly recognises there is a problem with parking in the area, but at the same time it is cognisant that it is the enforcer of the parking regulations and could take action against offending vehicles - 26 - whenever it sees fit. In addition it could change the configuration of the yellow lines to prevent parking at all times on the opposite side of the road to the application site in the interests of highway safety if it deems it necessary. Danger to highway safety brought about by a lack of off-road is, therefore, not seen as a sufficiency robust enough reason for refusal when the County Council as parking enforcement authority has it within its remit and power to ensure that hazardous conditions for vehicular and pedestrian traffic do not occur.

Despite the concern registered by a local resident and the Parish Council, and an objection being lodged by the Highway Authority, it is considered that insufficient weight should be accorded to the possible danger to highway safety that could be caused by the development proposal for the reasons set out above.

Amenity space Policy 13 (a) of the North Northamptonshire Core Spatial Strategy states that development should meet needs by including access to amenity space enabling them to be adapted to future needs and to take into account the needs of all users. Meanwhile, Policy 15 (f) states that in order to deliver sustainable residential communities, higher densities will be sought and clearly, there could be the potential for conflict between these two core spatial strategies.

The proposed unit has an amenity space that measures as 6.4m long and 4.45m at its wide point. The need for higher densities is acknowledged but it is considered that the proposed development has an inappropriately small amenity area that would not provide a comfortable and useable space which would be reasonable for a two bedroomed residential unit.

The proposal is, therefore, thought to be contrary to policy 13 (a) of the North Northamptonshire Core Spatial Strategy because the illustrated amenity space is inadequate to allow for comfortable residential occupation.

Conclusion The application site is brownfield in nature and is located within the village policy line. The scheme will not materially impact on the appearance of the conservation area. However, the issue of adequate residential amenity space has not been adequately addressed and when this is combined with the fact that the proposal does not have any off-road car parking space and has site coverage of approximately 75%, a view can be formed that the scheme is an overdevelopment of the site and is, therefore, recommended for refusal.

RECOMMENDATION: Refuse for the following reason:

The proposal is contrary to Policy 13 (a) of the North Northamptonshire Core Spatial Strategy because it is an overdevelopment of the site and does not include an adequate amount of amenity space to allow for comfortable residential occupation.

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1. The proposal is contrary to Policy 13 (a) of the North Northamptonshire Core Spatial Strategy because it is an overdevelopment of the site and does not include an adequate amount of amenity space to allow for comfortable residential occupation.

Policy 13

Development should meet the needs of residents and businesses without compromising the ability of future generations to enjoy the same quality of life that the present generation aspires to. Development should:

Meet needs a) Incorporate flexible designs for buildings and their settings, including access to amenity space, enabling them to be adapted to future needs and to take into account the needs of all users.

INFORMATIVE/S: 1. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: Site location plan and 1080/09/1 11 January 2010 2. The Public Health Act 1875 Town Improvement Clauses Act 1847 at S.64 Prior to occupation of the newly created premises(s), the street numbering for this development must be agreed with the Street Naming and Numbering Officer. When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 9th March 2010 at 1.30 p.m.)

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0035/F

PROPOSAL: Erection of a granny annexe incorporating a garden store and a 3 car garage for use by Mr and Mrs Harmon.

LOCATION: Foxwood House, 128 Ecton Lane, Sywell, Northampton. NN6 0BB

APPLICANT: Mr and Mrs Harmon.

Councillor Bass has requested a site visit.

PROPOSAL AND DESCRIPTION OF SITE: The application site lies on the western side of Ecton Lane in Sywell. The site is occupied by a recently constructed dwellinghouse that replaces a previous one. It is proposed to demolish and existing garden shed and erect an annex (for an elderly relative) and a 3-car garage within the curtilage of the existing house. The part of the site where the new building would be erected lies outside the Sywell Village Policy Line. In support of the application, the applicants have submitted the following supporting statement:

This statement provides the basis for the planning application and seeks to explain the rationale behind the proposal, which we were advised to provide by Mr Duyile (Principal Development Control Officer) in our recent telephone conversation and through exchange of emails.

The proposed annex would be occupied by an elderly relative. It is proposed to contain 1 bedroom, a kitchen diner, lounge and wet room suitable for bathing using a wheelchair. There is also a storage room to compensate for the demolition or loss of the existing garden shed, which is currently used for the storage of garden equipment and other things.

The proposed garage is intended to accommodate classic cars which we collect. We are aware of the planning issues concerning this site, but would urge the Planning Office to give favourable consideration to the application. The proposed development is within the curtilage of a dwellinghouse that sits inside the Village Policy Line. The proposed annex is for purposes incidental to the enjoyment of the dwellinghouse. The dwellinghouse was recently constructed y

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following the permission granted in 2008 (Ref: WP/2008/217) with a condition removing the right to extend and alter the property without consent. Subsequent approvals were given for a single storey extension (Ref: WP/2008/380) and room over the garage (Ref: 2008/494).

Under normal circumstances and were it not for the Village Policy Line issue, permission would be granted if the design were satisfactory. We urge the Planning Office to take account of the need of the elderly relative and consider this proposal in a favourable light. We are happy for a condition to be attached to the decision to ensure that the annex is not used as a separate dwellinghouse. The same circumstances/situation apply to many sites that we know of, which are outside village boundaries. It should be noted that the existing garden shed has roughly the same footprint as the proposed garage and this limits the impact on the openness of the area.

The proposed buildings have been designed to be sympathetic to the form, character and appearance of the main building and matching facing materials would be used in their construction.

We hope that you will take these into account when coming to a decision on this application.

Thank you Mr and Mrs Harmon

RELEVANT PLANNING HISTORY: WP/2008/217 Proposed demolition the existing dwelling and erection of a new dwelling and garage – approved with conditions. WP/2008/380 & WP/2008/0494 Approvals for amendments to the above.

NATIONAL AND LOCAL PLANNING POLICY: Planning Policy Statement 1 (PPS 1) – Delivering Sustainable Development Planning Policy Statement 7 (PPS 7) – Sustainable Development in Rural Areas North Northamptonshire Core Spatial Strategy Policy 13 – General Sustainable Development Principles Wellingborough Local Plan Policy G6 – The Open Countryside

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Sywell Parish Council - if the buildings are an annex and they can be built outside the building line under planning regulations Sywell Parish Council will not oppose it. If the application is approved Sywell Parish Council request that there be a condition that the buildings should never be sold as separate properties and that there should be no future development of those buildings.

2. The occupiers of no. 131 Ecton Lane (on the opposite side of the road) have objected to the application. The grounds of objection are set out in the attached letter.

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ASSESSMENT: In all the decision making framework documents comprising national guidance and the various development plans, there is a general presumption against inappropriate developments in the open countryside. It is acknowledged that the part of the site where the proposed extension would be built lies in the open countryside. However, Policy G6 of the Local Plan allows developments in the countryside in exceptional circumstances.

The policy states that development in the open countryside will not be granted permission unless, amongst other matters: It cannot be accommodated other than in the open countryside; and it involves no more than a limited number of buildings or structures which are small scale. The proposed development satisfies these criteria. If permission is granted, a condition is recommended to ensure that the facing materials used in the construction are exactly the same as those of the existing dwellinghouse.

In response to the Sywell Parish Council’s representation, an informative to the effect that a sub-division of the plot into 2 separate entities is also advised. It should be borne in mind that this is a development within the cartilage of an existing dwellinghouse that has had its permitted development rights removed by condition. If it is used as a separate dwelling independent of the existing house without authorisation, then this constitutes a breach under the Planning Acts, and which will be liable to an enforcement action.

The proposal raises no amenity issues as it is at a significant distance from the neighbouring houses.

RECOMMENDATION: Grant planning permission subject to the following conditions:

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. The facing materials and roofing materials (including windows and doors) of the approved building shall match those of the existing dwellinghouse in type, colour and dimensions and in the case of brickwork, bond, coursing and pointing.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. To secure a satisfactorily appearance for the development in the interest of visual amenity.

(General Sustainable Development Principles) of the adopted North Northamptonshire Core Spatial Strategy. 2. The applicant is advised that the approved building is for purposes incidental to the enjoyment of the dwellinghouse. It shall not be used as separate unit of residential accommodation independent of the existing dwellinghouse without the written approval of the local planning authority. 3. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Numbers: Date Received: 10-105-01 rev and 02 rev 29 January 2010

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0479/F

PROPOSAL: Demolition of redundant agricultural barn and erection of 2 dwellings. Amended plan - reduction in building's footprints.

LOCATION: The Lodge, Manor Farm, 2 Taggies Yard, Orlingbury, Kettering. NN14 1QH

APPLICANT: Seagrave Developments Limited.

NOTE: At last month’s meeting, the Committee RESOLVED that further consideration of the applications be deferred to enable the officers to negotiate with the applicant to achieve an acceptable scheme.

Following negotiations, the applicant has now submitted a revised layout that shows a reduction in the footprints of the 2 dwellings. The buildings have been set in from the side and rear and it is now estimated that the distances between the proposed dwellings and the existing at Greenwoods range between 20 metres to 26 metres. This is considered sufficient to prevent undesirable mutual overlooking and loss of privacy. As mentioned in the original report, the boundary treatments between the 2 sets of properties would be retained and enhanced to further safeguard the amenities of the existing and future occupiers.

The submitted revised plan also highlights the extent of the existing barn which projects significantly beyond the rear building lines of the proposed dwellings. In the circumstances, a development of 2 dwellings with smaller footprint and scale relative to the existing barn would be more beneficial in terms of amenity impact.

Replies to reconsultation: Three (3) letters were received following reconsultation, raising objections on the same grounds as those already summarised in the original report. In addition, a further concern is raised that there is no indication on the plan of where the floor level sits relative to the existing plot to determine the height of the buildings.

Response: y

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Condition 7 is recommended precisely to ensure that the proposed houses are built on slab levels which are acceptable and do not make the houses unnecessarily higher and therefore detrimental to neighbouring amenities.

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O R I G I N A L R E P O R T

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 9th February 2010 at 12.00 noon)

Planning Committee 10/02/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0479/F

PROPOSAL: Demolition of redundant agricultural barn and erection of 2 dwellings. Amended Plan - Reduction in building's footprints

LOCATION: The Lodge, Manor Farm, 2 Taggies Yard, Orlingbury, Kettering.

APPLICANT: Seagrave Developments Limited.

Orlingbury Parish Council have requested a site visit.

PROPOSAL AND DESCRIPTION OF SITE: The application site lies within the village boundaries of Orlingbury and Orlingbury Conservation Area as defined in the Wellingborough Local Plan. It presently consists of an agricultural barn and is bounded to the north by another barn. The site backs onto residential properties at Greenwoods, but the uneven topography of the area implies that it is at a lower elevation than the adjacent properties.

The immediate area and the farm complex comprises several recently constructed dwellings at Norlinton Close at no. 49 (Ref: 2008/0497) and at no. 43. A modern low rise housing development to the south-east of the site has been completed in recent years. Buildings in the immediate area are constructed using different architectural elements such as facing brickwork, natural and reconstructed stone under natural slate and concrete interlocking and plain tiled gable-ended duo-pitched roof structures.

This is a full application, seeking consent to demolish the existing barn on the site and erect 2 dwellinghouses, with associated parking provision. Vehicular access to the proposed development cannot be obtained from Taggies Yard, but from Norlinton Grove, as an extension to the existing cul-de-sac access. This it is understood is due to restrictions in the deeds title/covenant that prevents access from Taggies Yard.

RELEVANT PLANNING HISTORY: Purpose built agricultural barn which is part of a farm complex.

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NATIONAL AND LOCAL PLANNING POLICY: Planning Policy Statement 1 - Delivering Sustainable Development Planning Policy Statement 3 - Housing Planning Policy Statement 7 - Sustainable Development in Rural Areas Planning Policy Guidance 13 - Transport East Midlands Regional Plan Policy 1 – Regional Core Objectives Policy 2 – Promoting Better Design Policy 3 – Distribution of New Development Wellingborough Local Plan Policy G4 - Villages North Northamptonshire Core Spatial Strategy Policies 7 - Delivering Housing 9 - Distribution and Location of Development 10 - Distribution of Housing 13 - General Sustainable Development Principles Supplementary Planning Guidance Notes - Building Better Places; Parking; and Planning Out Crime.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways – the proposal is additional to the previous applications in the immediate vicinity, but there is some confusion as to the eventual number of dwellings likely to be served from Norlinton Close by way of a shared private drive. The County Council recommends that no more than 5 dwellings should be served from a private shared drive. The private shared drive takes access from a prospective adoptable highway and must have a width of 4.5m for the first 10m from the prospectively adoptable highway boundary. To prevent loose material being carried onto the prospective public highway, the communal part of the drive must be hard paved. To ensure that its future adoption is not prejudiced, the applicant must gain the approval of the owner of the prospectively adoptable highway and construct the vehicular access into the shared private drive to appropriate standards. The applicant should be advised to discuss refuse collection aspects of the proposal with the appropriate officer of the Borough Council of Wellingborough.

2. Orlingbury Parish Council - after studying the development plans for the construction of two new dwellings with extended access via Norlinton Close and considering concerns raised at a public meeting of the Parish Council 7th Jan 2010, the Parish Council wish to raise the following issues:

- The project would appear to conform to planning conditions with respect to design, scale and building materials. The Parish Council would seek assurances that the project conforms to the strict requirements of the conservation area and does not contravene the rights of neighbouring dwellings to space, light and privacy.

- The prospective developer expresses a view that the barn to be demolished is redundant. Concerns were raised at the public meeting that the barn is in use. If this is the case, the proposals would appear to be mistaken and challenge planning regulation G11. - 40 -

- Successive extensions to the Norlinton Close development have raised Parish Council Concerns relating to the inadequate and hazardous vehicle access via Harrowden Road to the Close, to the narrowness of roads and to parking difficulties. With each further development, the dangers of larger numbers of domestic and commercial vehicles using this cul-de-sac present further hazards and inconvenience to residents. The Parish Council advises that further development will lead to severe congestion and increased danger from additional traffic.

- It is reported that the area has been subject to flooding in the past. Given this history, the existing infrastructure particularly, sewage and drainage arrangements are likely to be overstretched leading to increased problems of drainage.

- In view of the far reaching implications of this project and the complexities of issues raised, we wish to request that a site visit take place. Members of the Public would wish to be present.

3. Borough Environmental Protection Manager – request for an Environmental Risk Assessment, given the past agricultural use of the site.

4. Borough Design and Conservation Officer – has requested that all facing materials be reserved by condition to enable future consideration/assessment.

5. Four (4) letters of objection from neighbours on the following grounds:

- The term ‘redundant’ is misleading, barn is still in use contrary to what was given in the submission that barn is redundant; - Loss of sunshine to nearby stone barn and dwellings and therefore siting of the dwellings should be reconsidered; - Parking and traffic problems, construction traffic should be from Taggies Yard if permission is granted; - Neighbours were not consulted prior to the submission of the application; - Potential loss of hedgerow which provides nests for birds; - Detrimental impact on the Conservation Area; - Loss of agricultural heritage - precedent for redevelopment of other farm buildings; - Loss of outlook; and - Noise/light pollution.

ASSESSMENT: The development plan comprises the Borough of Wellingborough Local Plan 1999 (Including Local Plan Alteration adopted in 2004); and North Northamptonshire Core Spatial Strategy. Policy 13 of North Northamptonshire Core Spatial Strategy sets out acceptability criteria for development proposals and indicates that developments should (a) meet needs (b) raise standards and (c) protect assets, whilst Policy G4 has a presumption in favour of developments in villages (within village policy boundaries) which do not adversely affect the character and setting of the villages. PPS 3 and PPS7 are in favour of the efficient and effective use of land, subject to other - 41 -

considerations, while PPS 15 seeks to preserve or enhance the character and appearance of the Orlingbury Conservation Area.

Principle of Development The site is within the Village Policy Line and is therefore suitable for development in principle, subject to compliance with the relevant provisions of the development plan pertaining to development in Villages, particularly G4. The principle is already established by the newly completed dwellings adjacent to the application site. The policy is pro-development so long as it does not affect the setting of the village, nor detrimental to the character or appearance of the Conservation Area. The position is reinforced in PPS3 and 7 which seek the efficient and effective utilisation of land.

Character and Appearance of the Conservation Area The site lies within the Orlingbury Conservation Area, therefore the design of the new dwellings assumes a high profile. The proposed development reflects the general style and appearance of the adjoining recently constructed dwellings and others in Norlinton Close. Its height and scale would relate to the adjoining dwellings. The proposed development sits comfortably within the site and is similar to the configuration, site coverage and plot ratio of the recently approved developments. In the circumstances, the development does not create visual incongruity within the CA and is not an overdevelopment. It provides physical and functional continuity which would enhance the character and appearance of the CA. It represents a natural extension to Norlinton Close.

In terms of detailed appearance, it is recommended that all facing materials are reserved by condition, to ensure that satisfactory materials appropriate to the setting are used in construction. Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, refers to the duty of the decision maker to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas. The proposed building would replace a dilapidated and unsightly building, which has no architectural merits whatsoever. The proposed new development of appropriate scale and appearance would enhance the appearance of the area and therefore passes the statutory test.

Neighbours’ Amenities and living conditions of future occupiers. The existing shrubs and trees at the eastern boundary of the site adjacent to the properties at Greenwoods would be retained in order to safeguard the amenities of the future and existing occupiers. The proposed dwellings are sufficiently distanced from the neighbouring properties and given that the proposed houses would sit at a lower elevation than the neighbouring dwellings, overall, the impact on neighbours would be minimal. It is a fact that the predominant use within this farm complex is now residential. The replacement of an agricultural use with residential also has amenity implications in that residential use is more compatible unlike the agricultural use with its attendant amenity problems such as movements of tractors, heavy machinery and large vehicles.

Highway Implications The Highway Authority have no objection in principle, subject to standard conditions relating to the design of the access road. It is considered that residential traffic - 42 -

generation compares more favourably to agricultural use. The proposed parking provision complies with adopted standards.

Conclusion The proposal would accord with the development plan in terms of efficient and effective utilisation of land and would not adversely affect the character or appearance of the Conservation Area. It would not have adverse impact on amenities of neighbouring properties and highway safety. The proposal is therefore recommended for approval.

RECOMMENDATION: Grant planning permission subject to the following conditions:

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. Representative samples (where appropriate) and details of all external facing and roofing materials (including bricks, window frames, door frames, eaves, rainwater goods and porch structures) shall be submitted to and approved in writing by the local planning authority before the development commences and the development shall be built in accordance with the approved samples and details. 3. Details of those parts of the site not covered by buildings including the parking spaces, access road, footpath, hard and soft landscaping, surface treatments and boundary treatments shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development. The works shall be carried out in accordance with the approved details. 4. No windows or other openings (other than those already approved as part of this proposal) shall be formed on the flank elevations of the proposed dwellings without the prior written consent of the local planning authority. 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any other Order revoking or re-enacting this Order), no buildings, extensions or alterations permitted by Classes A, B, C, D & E of Part 1 of Schedule 2 of the Order shall be carried out within the curtilage of the approved 2 dwellinghouses without the prior written consent of the local planning authority. 6. Before development is commenced an Environmental Risk Assessment (ERA) to assess the potential for contamination of the site (particularly the presence of elevated level of naturally occurring arsenic in the soil) shall be submitted to the local planning authority. Should the ERA reveal that the site is subject to contamination a scheme for its remediation shall be submitted to the local planning authority and approved in writing. The approved remediation scheme shall be implemented and completed to the satisfaction of the local planning authority before the dwellings are first occupied. 7. Before development is commenced the finished floor levels of the approved dwellings in relation to the adjacent properties shall be submitted to the local planning authority and approved in writing. The development shall be built in accordance with the approved details unless otherwise agreed in writing by the local planning authority. 8. The shared private drive shall have a width of 4.5m for at least 10m from the future public highway boundary and to prevent loose materials being carried onto - 43 -

the prospective adoptable public highway, the first 5m of the shared drive shall be hard paved.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. To secure a satisfactorily appearance for the development in the interests of visual amenity and to preserve/enhance the appearance of the Conservation Area. 3. To ensure a satisfactory treatment of the site in the interests of visual and neighbours' amenities. 4. To safeguard the amenities of the neighbouring occupiers. 5. To allow the local planning authority the opportunity to control future developments on the site, having regard to nature of the site and in the interest of safeguarding the amenities of neighbouring occupiers. 6. In the interest of health and safety of the occupiers of the development. 7. To safeguard the amenities of the neighbouring occupiers. 8. In the interest of highway safety.

INFORMATIVE/S 1. Pursuant to Section 38(6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: East Midlands Regional Plan Policy 1 - Regional Core Objectives Policy 2 - Promoting Better Design Policy 3 - Distribution of New Development Wellingborough Local Plan Policy G4 - Villages North Northamptonshire Core Spatial Strategy Policies 7 - Delivering Housing 9 - Distribution and Location of Development 10 - Distribution of Housing 13 - General Sustainable Development Principles. 2. The applicant/developer is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: 09-199-01 & 09-199-02 2 December 2009 3. The applicant/developer is advised that it is necessary to gain the approval of the owner of the prospective adoptable highway to ensure that its future adoption is not prejudiced and to construct the vehicular access into the shared private drive to appropriate standards. The applicant/developer is also advised to discuss refuse collection aspects of the proposal with the appropriate officer of the Borough Council of Wellingborough. 4. The Public Health Act 1875 Town Improvement Clauses Act 1847 at S.64 Prior to occupation of the newly created premises(s), the street numbering for this development must be agreed with the Street Naming and Numbering Officer. - 44 -

When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0480/CA

PROPOSAL: Demolition of redundant agricultural barn.

LOCATION: The Lodge, Manor Farm, 2 Taggies Yard, Orlingbury, Kettering. NN14 1QH

APPLICANT: Seagrave Developments Limited.

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O R I G I N A L R E P O R T

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 9th February 2010 at 12.00 noon)

Planning Committee 10/02/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0480/CA

PROPOSAL: Demolition of redundant agricultural barn.

LOCATION: The Lodge, Manor Farm, 2 Taggies Yard, Orlingbury, Kettering.

APPLICANT: Seagrave Developments Limited

Site Viewing.

PROPOSAL AND DESCRIPTION OF SITE: As above.

RELEVANT PLANNING HISTORY: Nil.

NATIONAL AND LOCAL PLANNING POLICY: CSS Policy 13 PPG15.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: Wellingborough Civic Society – no objections.

ASSESSMENT: Note: concurrent application reference WP/2009/0479/F, the previous item on this report, refers.

The barn does not make a positive contribution to the character or appearance of the conservation area. Given that it is not only functionally redundant but also of limited aesthetic value, therefore, there is no objection in principle to its demolition.

PPG15, the Government guidance on conservation areas, stipulates that demolition in Conservation Areas should not be agreed to by local planning authorities in the absence of an acceptable form of redevelopment. In the present case, whilst the general form and appearance of the new dwelling-houses is acceptable, certain details - 47 - such as plastic windows, rainwater goods, fascias and soffits are inconsistent with the local vernacular and therefore unacceptable. An appropriate Condition has been attached to WP/2009/0479/F to require the relevant details to be agreed in writing with the local planning authority prior to the commencement of development. Conservation Area Consent may therefore be granted on this basis.

RECOMMENDATION: Grant Conservation Area consent.

1. The works to which this consent relates must be begun not later than the expiration of five years from the date of this consent.

Reason: 1. In order to comply with Section 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

INFORMATIVE: The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: 09-199-02 02.12.2009

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0507/C

PROPOSAL: Variation of condition 8 of planning permission WP/95/238/C to extend the life of the power generation plant until 30 June 2031.

LOCATION: Sidegate Lane Landfill Site, Sidegate Lane, Finedon, Wellingborough.

APPLICANT: Mr Mark Jones, Energy Developments (UK) Limited.

This application is referred to the Planning Committee for comment because it is a County Council application.

PROPOSAL AND DESCRIPTION OF SITE: The proposal is to extend the operational life of the power generation plant until 30 June 2031. This is in effect to extend the life by 21 years. The power generation plant actively collects landfill gas (which includes proportions of the greenhouse gas, methane) from the surrounding waste site and combusts it to produce electricity, a proportion of which is feed into the national electricity grid. The Environment Agency licence the facility to control emissions and the active process of capturing the gas. The subsequent combustion of the gas provides for an effective and sustainable method for the disposal of gases such as the methane.

Sidegate Lane Landfill site lies to the north east of Wellingborough to the east of Sidegate Lane. The generation plant is situated approximately 100m to the east of Carol Spring Farm and in an open countryside setting with the settlements of Finedon, Irthlingborough and Wellingborough being approximately 1000m distance from it.

RELEVANT PLANNING HISTORY: WU/1964/0192 Approved - refuse tip. WU/1965/0160 Approved - mess room. WU/1965/0203 Approved - garage, messroom, WC and store. WP/1995/0238 Approved - Installation of power generation equipment utilising landfill gas side gate lane landfill site. WP/1996/0257 Approved - construction of garage for purpose of servicing and repairing refuse collection vehicles and site maintenance vehicles and area for washing vehicles. D

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WP/1999/0015 Approved - installation of two buildings to serve as offices for the management of waste management operations on the site. WP/1999/0111 Approved - inert materials recycling facility. WP/2002/0736 Agreed - green waste composting facility. WP/2004/0806 County Matter - extension in the lift of the site. Variation of condition 21 (end date) of planning permission BW/92/246C for the continuation of infilling and associated operations until 31st July 2017. WP/2007/0008 Agreed - change of condition 18 of planning permission WP/01/481/C to allow the extraction of clay and overlying materials and subsequent reinstatement to cease no later than 31 July 2017. WP/2008/0001 Approved - installation of a two storey portacabin office and relocation of lorry parking area.

NATIONAL AND LOCAL PLANNING POLICY: National and Regional Policy As this application is being determined by the County Council then compliance with national and regional policies rests with the County Council. Planning Policy Statement 10 – Planning for Sustainable Waste Management. Planning Policy Statement 22 – Renewable Energy. East Midlands Regional Plan (March 2009, RSS8) – Policies 38, 39 and 40. East Midlands Regional Energy Strategy (March 2004) – Policies ENG1 and ENG11. East Midlands Regional Environment Strategy (August 2002) – Policies ENV16.

Local Policy The relevant local planning policies with which this consultation response report concerns itself with are detailed below. Wellingborough Local Plan (including Alteration 2004) 1999 - policies: G6 – Development in the open countryside. North Northamptonshire Core Spatial Strategy 2008 – policies: Policy 14 – Energy Efficiency and Sustainable Construction.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: Wellingborough Borough Council is a consultee only on this matter and therefore no consultations have been carried out on this application by the Borough. No representations were received at the time of writing this report.

ASSESSMENT: The material planning considerations are: • Compliance with policy • Effect on neighbours amenities • Effect on visual amenity and character of the area • Crime and disorder • Biodiversity • Traffic

Compliance with policy It is considered that the proposal which is for the extension in life to the existing power generation plant, which provides for the sustainable collection and treatment of landfill gas, is in accord with local plan policy. - 50 -

Effect on neighbours’ amenities The location of the proposed works is thought to be sufficiently far enough away from the nearest residential occupiers so as not to detrimentally influence their amenities.

Effect on visual amenity and character of the area The intended development will not have any material effect on the standard of visual amenity or character of the area.

Crime and disorder There are no pertinent crime and disorder issues to consider.

Biodiversity No biodiversity issues have been identified within the scope of the consultation.

Traffic No discernable increase in traffic volumes are perceived by this proposal.

Conclusion The scheme is seen as a continued investment in landfill gas management technologies to help address the UK Government’s commitment to reduce greenhouse gas emissions.

RECOMMENDATION: The Borough Council of Wellingborough raises no objection to the proposal.

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0006/OB

PROPOSAL: Construction of leisure centre comprising: 6 court sports hall, 25m swimming pool, leisure pool, multipurpose dance studios and meeting rooms, health and fitness suite, entrance atrium with café, with associated car parking and landscaping.

LOCATION: Manor Park, Bedford Road, Rushden.

APPLICANT: Mr Mark Lovell, East Northamptonshire Council.

The proposal is an East Northamptonshire Council matter and the application is referred to the Planning Committee as a consultee.

PROPOSAL AND DESCRIPTION OF SITE: As described above.

The application site is located to the south of Rushden town centre and is approximately 10 ha in area. It is bounded by Bedford Road to the west, the A6 to the east and the junction of the two roads to the south. The site is bounded by a residential area to the north. The northern part of the site was formally a refuse tip and has gradually been reclaimed since the late 1960s through tree planting and environmental improvements. The southern part of the site is in use as a rugby playing field (Higham Ferrers and Rushden Rugby Club) with clubhouse facilities.

The development is described as a combined wet and dry leisure centre facility comprising: - 6 court sports hall - 6 lane, 25 m swimming pool - Leisure Pool - Multi Purpose dance studios and meeting rooms - Health and fitness suite - Entrance atrium with café.

The building will be accompanied by associated car parking and landscaping.

Need for development The existing wet and dry leisure facilities in Rushden, namely the Pemberton Centre (dry facilities) and Splash Pool (wet facilities), are split over two sites. The Splash Pool WP/2010/0006/OB

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For planning purposes only

Drawing status: Job No: Drawing No: Rev: Rev Date Revision Notes Drawn by Checked Rev Date Revision Notes Drawn by Checked

21.12.09 ISSUED FOR PLANNING PLANNING 2615 AL(9)100

Job Title: © Drawing & Design Copyright of: Manor Park Leisure Centre

Drawing Title: Site Location Plan

Date: Scale: Drawn By: Checked By:

10.12.09 1:1250 NW SMc - 52 - in the town centre is nearing the end of its economic life, and therefore has to be re- provided in the near future. ENC’s strategy is to provide comprehensively planned wet and dry leisure facilities as part of a single development, so providing much enhanced linked facilities for the benefits of residents. ENC’s proposals have been informed by the ‘Leisure and Cultural Needs Assessment (Feb 2009)’, undertaken by PMP Consultants.

RELEVANT PLANNING HISTORY: None as this site lies outside the administrative boundary of Wellingborough Borough Council

NATIONAL AND LOCAL PLANNING POLICY: National and Regional Policy As this application is being determined by the East Northamptonshire Council (ENC) then compliance with national and regional policies rests with ENC. Policies that should be considered in ENC’s judgement are opined to include the following (non-exhaustive): Planning Policy Statement 1 (PPS1) – Delivering Sustainable Development (2005) Planning Policy Statement: Planning and Climate (Supplement to PPS 1) – (2007) Planning Policy Statement 4 (PPS4) – Sustainable Economic Growth (2009) Planning Policy Statement 6 (PPS6) – Planning for Town Centres (2005) Planning Policy Statement 9 (PPS9) – Biodiversity and Geological Conservation (2005) Planning Policy Guidance 13 (PPG13) – Transport (2001) Planning Policy Guidance 16 (PPG16) – Archaeology and Planning (1990) Planning Policy Guidance 17 (PPG17) – Planning for Open Space, Sport and Recreation (2006) Planning Policy Statement 22 (PPS22) – Renewable Energy (2004) Planning Policy Statement 23 (PPS23) – Planning and Pollution Control (2004) Planning Policy Guidance 24 (PPS24) – Planning and Noise (1994) Planning Policy Statement 25 (PPS25) – Development and Flood Risk (2004) East Midlands Regional Plan – Regional Spatial Strategy (2009) Circular 02/2000 Contaminated Land East Northants Sustainable Design SPD (2009)

Local Policy The relevant local planning policies with which this consultation response report concerns itself with are detailed below. North Northamptonshire Core Spatial Strategy (CSS) 2008: Policy 6: Infrastructure delivery and developer contributions; Policy 9: Distribution and Location of Development; Policy 13: General Sustainable Development Principles; Policy 14: Energy Efficiency and Sustainable Construction.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: Wellingborough Borough Council is a consultee only on this matter and therefore no consultations, other than with this Council’s Planning Policy service, have been carried out on this application by the Borough.

- 53 -

Wellingborough Council Planning Policy Service – suggest reference to PPS 4 and the need for a sequential test be considered.

No other representations were received at the time of writing this report.

ASSESSMENT: The material planning considerations are: (i) Compliance with policy; (ii) Other material planning matters.

Compliance with (local) policy The CSS Policies 6, 9, 13 and 14 are considered to be appropriate for this proposed type of development and the determining planning authority should have regard to them. Whilst the development is outside this Council’s jurisdiction, detailed consideration of how the development complies with these policies is hindered by the limitation of performing comprehensive consultation. However, the submitted details are considered to comply with the general principles of the policies.

Whilst it is not clear from the application details forwarded to this Council, provision of an informed opinion on the impact this proposal may have on existing recreational/leisure/sports facilities located in the borough of Wellingborough is considered to be perplexing. However, it is opined that an impact assessment should be undertaken and subsequently considered by ENC to satisfy themselves and this Authority that facilities in Wellingborough will not be detrimentally harmed.

Other material planning matters Other material planning matters that ENC should endeavour to explore during their consultation exercise with the relevant consultees prior to determining this application are considered to be:

• Effect on neighbours amenities • Effect on visual amenity and character of the area • Crime and disorder • Biodiversity • Traffic, Access and Highway Safety

Conclusion Subject to adequate and appropriate use of planning conditions and obligations to mitigate any perceived issues outlined under the section Other material planning matters above, there are considered to be no substantive reasons to object to the grant of planning permission for the development as proposed.

RECOMMENDATION: No objection but, East Northamptonshire Council should satisfy themselves that, if it is pertinent to the proposed development, then the sequential test elements of PPS4 should be applied. East Northamptonshire Council are also advised to consider potential impact this proposal may have on similar facilities within the administrative area of Wellingborough Council.

- 54 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0020/C

PROPOSAL: Creation of undulating area on existing shooting ground through the importation of inert material and the temporary siting of a mobile crusher and screen to separate soils and recycled secondary aggregates to use in the construction of the mounding and already permitted go-kart track.

LOCATION: Sywell Range Gun Club, 300 Kettering Road, Sywell, Northampton.

APPLICANT: Mr Ben Muttock.

The application is a County Matter and Wellingborough Borough Council is a consultee.

PROPOSAL AND DESCRIPTION OF SITE: As above.

ASSESSMENT: The application is for an extension to the existing shooting ground and the temporary siting of a mobile crusher and screen to separate soils and recycled aggregates.

If permitted the development will provide an area of undulating ground which simulates a rough shoot. The variation in levels will allow for traps to be hidden and randomly placed thus increasing the skill level required to successfully shoot the clays. Coupled with that the mounds will mean a number of different parties may shoot at similar times in the area but be protected by the mounds from any stray shots in order to create a safer shooting environment. It will also enable the shooting ground to offer more interesting and varied targets and therefore hold major sporting championships and attract more corporate clients.

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The soils will be used in the construction of the mounding. The crusher and screen will be used initially to sort the stock piled material towards the north of the site.

Amount The amount of development proposed in relation to the extension to the shooting ground is 1.58 hectares.

This proposal allows for a similar amount of material to be used in the construction of the mounding as that already permitted by the Wellingborough permission for the shooting range. There is one larger central mound with five mounds around the edges. There will be level areas between the mounds to allow access. There are also existing tracks on the wider site to gain access to the development in the short term whilst under construction and long term when the development is completed and open to the public.

The proposal has lower finished levels that the mounding around the edge of the applicant’s land. This will mean the development will not be seen from any public vantage points and within the site will assimilate into the larger boundary mounds.

Layout The principal access routes are already in place onto the site and as such will remain as existing so as to cause minimum disruption to other users on the site.

The layout will provide an alternative, more varied and safer shooting area than already provided. The mounding will not only contribute to more testing and diverse drives, it will help create a safer shooting environment by not having open and exposed areas.

The site is within a 15 minute drive time of Northampton and is well located on the A43, Northampton to Kettering road.

In terms of crime prevention, as this is an entirely private site we do not consider this as an issue. Of course the applicant is keen to not allow any anti social behaviour. Due to the dangers associated with the permitted use he will not allow any behaviour that may cause any harm.

The wider site has only one access from the A43 which is kept locked out of hours and when open staff are on site.

The location of the crusher and screen will be adjacent to the existing stockpile. Material once sorted will then be moved to the mounding or kept adjacent to the stockpile if it is base material for the go-kart track.

Scale The scale of the mounds range from approximately 35 metres to 110 metres in width and length. The heights of the mounds reach approximately 9 metres above the existing ground level. This sizes will allow a similar amount of material to be used in their construction as already permitted in the Wellingborough range consent. The mounds are also designed to allow fairly consistent gradients throughout.

- 56 -

Landscaping Landscaping has been discussed at length with the County Council and in the pre- application meeting it was suggested that this could be dealt with by condition. In any event a scheme is likely to incorporate mainly grassed areas with intermittent tree planting.

The landscaping scheme will include a maintenance proposal for the long term management of the planting. It is likely to provide for the replacement of dead and diseased trees and for the use of tree guards and spot spraying.

Appearance The appearance of the existing area is already large mounds surrounding the shooting ground. The proposal will similarly provide mounding and as stated above due to them being lower than the existing boundary mounds will assimilate into the immediate area.

Initially before the landscaping grows the mounds will be stark but will mellow in time as the planting grows.

There is no lighting proposed with this application.

Access Direct access to the wider site is from the A43, Northampton to Kettering Road. Although the speed limit along this part of the road is 60 mph there is still good visibility in each direction.

The site already benefits from a good number of off road parking spaces and more than adequate turning areas.

A level pathway approach from the parking spaces will ensure easy access for all people including those with disabilities.

Between the mounds will be hard tracks allowing access, mainly on foot around the site. The material for the finish off this can be dealt with by condition but it is intended that the base material be generated from inert material brought onto site.

RECOMMENDATION: That no objections are raised.

- 57 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0021/OB

PROPOSAL: Outline: Residential development of fifty dwellings and associated access roads, open space and landscaping (all matters reserved except access).

LOCATION: OP1800 SP9677 Mill Road, Woodford, Kettering.

APPLICANT: William Davis Limited and HBH Developments.

Application is related to site in neighbouring Borough and Wellingborough Borough Council is a consultee.

PROPOSAL AND DESCRIPTION OF SITE: As above.

ASSESSMENT: 1. The Site and Location 1.1 Woodford is a relatively large village with a population of 1,448 (2008 estimate), and it is situated on the west side of the valley of the River Nene. The nearest town is Thrapston, a small market town which lies about 4 km to the north-east. The larger town of Kettering lies about 12 km to the west. The A14 trunk road lies just to the north of Woodford.

1.2 Woodford benefits from a good range of local facilities, including a primary school, post office, shops, public houses, medical centre, village hall and outdoor sports facilities (see Appendix A). It is also served by public transport in the form of a two hourly daytime bus service to Thrapston, Raunds and Kettering.

1.3 The site has an area of about 2.3 hectares (gross) and is located on the southwest edge of the village (see Appendix A). It lies immediately to the south of a recently completed housing development of 50 dwellings, off Mill Road, built by William Davis Ltd. That site was allocated for residential development in the 1996 Local Plan (Policy WO1 refers), which envisaged that the current site would come forward for development in the future. This is confirmed by paragraph 4.3 of the Woodford Strategy Statement within the adopted Local Plan which states that “Land to the south of the site has potential for development in the longer term and the layout of the site will need to have regard to this”. Accordingly the WP/2010/0021/OB - 58 -

layout of the Mill Road development was designed so as to allow for future access to the land to the south, which is the subject of this planning application.

1.4 The site is currently used as arable farmland. It adjoins existing residential development to the north and east, playing fields to the south and farmland to the west. The site boundaries are defined by hedgerows, the most significant being that to the western boundary. The land slopes uniformly upwards from north to south.

1.5 The site is well related to the existing settlement form and there is an existing public footpath adjacent to the southern boundary of the site which provides convenient pedestrian access to the centre of the village. as reflected in the report of the Inspector who held the Local Plan Inquiry and who stated that: “OS1800 would represent a logical extension to site WO1-B and its development would take place within the framework of strongly expressed field boundaries which limit any adverse visual impact upon the landscape. Views from the south and west are limited by intervening topography and the remoteness of public viewpoints”. The situation remains the same.

2. The Proposed Development 2.1 The application seeks outline planning permission for 50 dwellings, including affordable housing. All detailed matters except for access are reserved for subsequent approval. An indicative site layout is submitted with the application and shows a net development area of 1.63 hectares, with a structural landscaping belt adjacent to the western boundary and open space adjacent to the southern boundary with the playing fields. The density of the proposed development is 30 dwellings per hectare (net).

2.2 The proposed dwellings are predominantly two storeys in height, in keeping with the surrounding development, and comprise detached, semi-detached and terraced houses. The development is served by a single point of access from Paddock Road, and the access road is designed in the form of a loop, in order to provide satisfactory emergency access. The design rationale for the scheme is explained in the Design and Access Statement.

2.3 The indicative dwelling mix proposed is set out below. - 21 x 2 bedroom - 21 x 3 bedroom - 8 x 4 bedroom

2.4 Prior to the submission of the planning application, there was pre-application correspondence with officers at East Northamptonshire Council regarding the principle of the development, site specific factors to which regard should be had in preparing an indicative layout and the planning obligations that would be applicable. In addition, Woodford Parish Council has been contacted to explain that William Davis Ltd intended to apply for outline planning permission, and to offer to attend a meeting to discuss any aspect of the proposed development, including the ability of local facilities and services to support the increased population arising. A response has been received from the Parish Council stating that it saw no merit in such a meeting at this point in time (December 2009) . - 59 -

3. Planning Policy Context 3.1 The starting point for assessing development proposals is the Development Plan. Section 38(6) of the Planning and Compulsory Purchase Act 2004 states: “If regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts, the determination must be made in accordance with the plan unless material considerations indicate otherwise.” Central Government advice is a material consideration.

3.2 The development plan, for the purposes of this application comprises:

• East Midlands Regional Plan (to 2026) including the revised Milton Keynes and South Midlands Sub Regional Strategy (MKSM SRS) published in March 2009; • North Northamptonshire Core Spatial Strategy (adopted June 2008) (NNCSS) • Saved policies in the East Northamptonshire District Local Plan 1988 - 2006 (adopted November 1996)

3.3 Under the new development plan system introduced by the Planning and Compulsory Purchase Act 2004 the existing adopted development plans were saved in their entirety until September 2007. Since the end of September 2007, only policies which the local planning authority has elected to ‘save’, as ratified by the Secretary of State, continue to apply, until superseded by development plan documents prepared under the new system. The new planning policy framework will comprise the following:

• East Midlands Regional Plan • North Northamptonshire Core Spatial Strategy; and • Rural North, Oundle and Thrapston Plan

3.4 The only plan within this set of development plan documents which is not yet adopted is the Rural North, Oundle and Thrapston Plan (RNOTP). This Plan was submitted to the Secretary of State in January 2008 and has been subject to Examination. The Inspector’s Report was published in July 2009 and he found the Plan to be sound subject to certain changes being made, as set out in his recommendations. The RNOTP has not however been adopted by the Council, as a result of a resolution by the Planning Policy Committee on 27th July 2009 not to do so. The matter was further considered at the Planning Policy Committee on 29th October 2009, when it was resolved to request the Secretary of State to approve the plan subject to certain modifications, none of which are applicable to Woodford. At present, the RNOTP therefore has the status of an emerging Plan and does not form part of the statutory development plan.

3.5 The Planning System: General Principles (ODPM 2005) contains guidance on the determination of planning applications. In relation to the development plan, it clarifies that this should be the starting point where other material considerations exist (paragraph 10). The scope of what other material considerations can encompass is examined, and in particular it confirms that the Government’s statements of planning policy are material considerations which must be taken - 60 -

into account (paragraphs 11-16). In addition, it explains that refusal of planning permission on grounds of prematurity will only be justified in exceptional cases, and that the weight to be attached to emerging development plan documents depends on their progress towards adoption (paragraphs 17-19).

The Development Plan East Midlands Regional Plan (March 2009) 3.6 The East Midlands Regional Plan (RSS) was published by the Secretary of State on March 12th 2009, and covers the period from 2001 - 2026. It replaces the version of the RSS published in March 2005 with the exception of Part A of the Milton Keynes and South Midlands Sub-Regional Strategy (MKSM SRS), which remains extant and includes the whole of Northamptonshire. At Section 4.1, the new RSS also includes a revised Part B of the MKSM SRS which is considered below.

3.7 Policy 3 (Distribution of New Development) sets out a hierarchy of settlements to guide the location of new development, and includes a requirement that the development of other settlements (below the Sub-Regional Centres) and the rural areas should be provided for. The Plan seeks the promotion of sustainable rural communities, and identifies strategies for doing so, including an appropriate range of housing (particularly affordable housing). The Plan also explains that it will be necessary to seek ways of maintaining the vitality of rural communities and meeting local community and business needs. The proposed development will contribute to the sustainability of Woodford as a community by providing a range of housing in terms of dwelling size and tenure mix and will support existing services and facilities.

3.8 Policy 11 (Development in the Southern Sub-Area) included various spatial priorities, one of which is that the quality of villages should not be degraded by inappropriate growth. The proposed development would not conflict with this objective as it is appropriate in scale relative to the size of Woodford and relates well to the form and character of the village.

Milton Keynes & South Midlands Sub-Regional Strategy (MKSM SRS) 3.9 The original MKSM SRS covers parts of three regions, including the whole of Northamptonshire in the East Midlands. Although the SRS was published as a complete document, those parts which apply to Northamptonshire have been incorporated into and revised as part of the recently published RSS and therefore have development plan status.

3.10 The SRS, as originally approved, provided sub-regional guidance on the scale and location of development amongst the districts within the Growth Area up to 2021 and therefore formed the basis of the adopted North Northamptonshire Core Spatial Strategy’s (NNCSS) policies. The SRS within Section 4.1 of the approved Regional Plan provides a single figure for North Northamptonshire for the period 2021 – 2026. This will be distributed between the constituent authorities in the review of the NNCSS which has now commenced.

3.11 MKSM SRS Policy Northamptonshire 1: The Spatial Framework sets out the settlement hierarchy, in a comparable manner to that within Policy 3 of the RSS - 61 -

and described in paragraph 4.7 above. It continues by identifying the smaller towns and Rural Service Centres within the county, together with the district housing requirement for the period 2001 – 2021.

North Northamptonshire Core Spatial Strategy 3.12 Policy 1: Strengthening the Network of Settlements stipulates that development in the “rural north east” part of North Northamptonshire will be mainly directed to a rural service spine, comprising the three Rural Service Centres, and the Local Service Centre of Kings Cliffe. It goes on to state that in the remaining rural area, development will take place on sites within village boundaries, and that development adjoining village boundaries will only be justified in exceptional circumstances in order to meet local needs. Furthermore, development will be focussed on those villages that perform a sustainable local service centre role.

3.13 Policy 6: Infrastructure Delivery and Developer Contributions provides, inter alia, for contributions towards the provision of local and strategic infrastructure, required by the development. These contributions will be based on a Supplementary Planning Document which has not yet been produced.

3.14 Policy 7: Delivering Housing provides for annual housing provision rates for each district within the North Northamptonshire area to enable the monitoring and maintenance of a deliverable five-year supply of housing sites for North Northamptonshire as a whole. Within East Northamptonshire District, there is a requirement for 9,400 dwellings to be built between 2001 and 2021, at specified annual average housing provision rates over 5 year periods as follows: 2001-06 (565), 2006-11 (428), 2011-16 (500) and 2016-21 (387). The five-year housing land supply issue is addressed in paragraphs 4.41 – 4.45 below, where the significant under supply in East Northamptonshire, has been highlighted.

3.15 Policy 10: Distribution of Housing expands upon the approach adopted for the distribution of housing within North Northamptonshire. It requires that Development Plan Documents “make provision for the amounts of housing development (net new dwellings) in the named settlements” set out in Table 5. For East Northamptonshire, the indicative requirement for the rural area, after deducting the figures for named settlements from the district total is 1,460 dwellings.

3.16 Policy 13: General Sustainable Development Principles states that development should meet the needs of residents and businesses without compromising the ability of future generations to enjoy the same quality of life that the present generation aspires to. A checklist of the key issues which need to be considered in delivering the quality of development sought by the Core Strategy is provided in Policy 13 and has been taken into consideration in the formulation of this planning application. This is expanded upon in the accompanying Design and Access Statement.

3.17 Policy 14: Energy Efficiency and Sustainable Construction states that development should meet the highest viable standards of resource and energy efficiency and reduction in carbon emissions. More onerous targets are set for - 62 -

large developments in excess of 200 dwellings. William Davis Ltd will seek to comply with the requirements set out in the policy.

3.18 Policy 15: Sustainable Housing Provision contains an indicative affordable housing target of 40% for East Northamptonshire. This however needs to be considered in the context of current economic conditions and also the findings of the Inspector who held the Examination into the Rural North, Oundle and Thrapston Plan. Having considered a viability assessment undertaken in accordance with the requirement of PPS 3 (Paragraph 29), the Inspector concluded that it failed to justify a policy to require a minimum 20% proportion of affordable housing. In order to make the Plan sound he recommended that Policy 20 be reworded as follows:

“On all development sites of 15 dwellings and over and on sites of between 10 and 14 dwellings outside of Oundle and Thrapston, based on local housing need an element of affordable housing will be sought of up to 40% of the total number of dwellings proposed, although the finally agreed proportion will depend upon specific site viability. Public subsidy will be sought in order to maintain affordable housing provision at or near the 40% target for individual sites wherever possible. Affordable units should comprise 75% social rented and 25% intermediate housing, unless an alternative tenure split is agreed with the Council in response to local needs”.

3.19 In the above context, it is quite clear that there is not the requisite justification for the application of the target of 40% within the district as a whole. This is not to say that William Davis Ltd will not provide an element of affordable housing as part of its development, but that the amount and type of such housing has yet to be determined. It is considered more appropriate for this matter to be negotiated at the reserved matters stage and William Davis Ltd will engage in detailed discussions with the Council’s Housing Strategy Manager at the time. It is therefore proposed that this matter be covered by a planning condition, based upon the current model condition used by the Planning Inspectorate.

East Northamptonshire District Local Plan 3.20 Although a number of the East Northamptonshire Local Plan policies were initially saved, with the adoption of the NNCSS, some of these saved policies were replaced by policies in the Core Strategy. The remaining saved policies which are considered to be of relevance to the proposed development are:

• GEN3 Planning Obligations; the parent policy for the SPD on Developer Contributions (June 2006) • H4 Variety of dwelling types and styles; required on schemes for more than 10 dwellings • RL3 Recreational open-space provision by developers; threshold criteria which is expanded upon in the SPD on Developer Contributions (June 2006) • RL4 Children’s play areas; threshold criteria which is expanded upon in the SPD on Developer Contributions (June 2006)

3.21 The site is not subject to any specific allocation or designation on the Local Plan Proposals Map, although the land to the north was allocated for housing (and - 63 -

has since been developed for 50 dwellings. However, it is worthy of particular note that the Woodford Strategy Statement contained in the Local Plan refers to the land to the south (i.e. the application site) as having ‘potential for development in the longer term’ (see paragraph 2.3). In addition, the Local Plan Inspector in endorsing this assessment commented in paragraph 12.24 of his report that:

“OS1800 would represent a logical extension to site WO1-B and its development would take place within the framework of strongly expressed field boundaries which limit any adverse visual impact upon the landscape. Views from the south and west are limited by intervening topography and the remoteness of public viewpoints”.

Emerging Development Plan Documents Rural North Oundle and Thrapston Plan 3.22 The Rural North Oundle and Thrapston Plan (RNOTP) is an Area Plan relating to the northern part of the district. Initial public consultation on Issues and Options took place in 2004, and the Preferred Options document was published for public consultation in January 2006.

3.23 The RNOTP was submitted to the Secretary of State in January 2008 and was subject to Examination in October 2008 and April/May 2009. William Davis Ltd made representations to the effect that the Plan did not make sufficient provision for development in the rural areas of the District and that accordingly further allocations should be made in appropriate sustainable settlements. In the representations, Woodford was identified as an appropriate location for some additional development and the site in question was proposed as a housing allocation. In support of this argument are the fact that Woodford is classified as a ‘limited development village’ (the top tier of the rural settlement hierarchy) in the adopted Local Plan, and the reference in the Local Plan to the site having longer term development potential with a requirement that access to it be safeguarded.

3.24 In the Submitted RNOTP, Woodford is categorised as a ‘Category A’ Network Village, the next category below the local service centres of Nassington and Warmington. One of the key criteria in determining which villages performed a local service centre role was whether they served a wider rural hinterland, and not simply their size and the level of services and facilities they offered. Hence although there were other villages which were larger than Nassington and Warmington and had additional services, including Woodford, Brigstock and Easton on the Hill, the latter were not included as local service centres due to their proximity to larger urban areas; Thrapston in the case of Woodford.

3.25 The Submitted RNOTP includes an Inset Map for Woodford which shows the site as outside but adjoining the settlement boundary, but not subject to any other designation.

3.26 In response to a request from the Inspector, in January 2009 the Council produced further evidence to justify its approach to the categorisation of the Network villages within the proposed rural settlement hierarchy (ENC Settlement - 64 -

Hierarchy Paper). In Appendix 1, there is a sustainability matrix which is used to rank villages. This shows that Woodford is the largest village in the Plan area and also the joint second most sustainable village, with several of what can be termed the most important services and facilities (see Appendix B).

3.27 The Inspector’s Report of the RNOTP Examination was published in July 2009. His overall conclusion was that the Plan would be sound, provided it was changed in the ways specified in his recommendations. None of the recommended key changes directly affect Woodford. In his conclusions however, the Inspector made the following comments, which are relevant to the current application:

• No additional settlements should be classified as smaller service centres; • The Category A and B settlements (as proposed to be amended by the Council) have been correctly identified; and • In the rural areas, there is a significant shortfall (215 dwellings or 23%) against the requirements of the Core Strategy; however this is effectively a residual figure to make up the overall provision and not a target to be met or a minimum. He went on to state that ‘If the rural element was to be ring fenced, then significant additional allocations would have to be made by extensions to villages’. He did not recommend this course of action however, as he considered it would not accord with the spatial strategy or its objectives (IR paragraphs 3.39 -3.40).

Other Material Planning Considerations 3.28 Having considered the proposed development in the context of the relevant policies in existing and emerging development plans, account has been taken of other material considerations, as required by paragraph 68 of PPS3. These are:

• National Planning Policy Statements and Guidance • Housing Land Supply and Availability Issues and Statistics • Developer Contributions SPD • Sustainable Design SPD

RECOMMENDATION: That no objection be raised.

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 10/03/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0049/C

PROPOSAL: Single storey extension to existing swimming pool, to provide changing rooms/showers.

LOCATION: Rowangate Primary School, Finedon Road, Wellingborough. NN8 4EB

APPLICANT: Rowangate Primary School.

This application is referred to the Planning Committee for comment because it is a County Council application.

PROPOSAL AND DESCRIPTION OF SITE: Rowan Gate Primary School is located to the south of Finedon Road in the north- eastern area of Wellingborough. The proposed ground floor extension is to be sited on the north-eastern elevation and at the most northerly point along this existing elevation of the main school building.

The proposed ground floor extension is applied for internal alterations and to enlarge the changing room and showering facilities for the existing swimming pool. The extension is 63 metres squared and incorporates amendments to the external access and egress arrangements. External materials will comprise use of those similar to the existing building and comprise of; main facing red brick, polyester powder coated windows/doors (double glazed and colour matched to existing aluminium units), fascias and soffits. A new 18° pitched roof matching the existing pitch and style and line of existing pool roof. To match the pitch the new hipped roof will be slightly higher than the existing roof, and the existing roof will be extended to run into the new.

RELEVANT PLANNING HISTORY: WU/1951/0032/B Alterations to Highfield Nursery School. WP/2006/0080 Erection of outdoor covered play area - approved 07/03/2006. WP/2009/0202/C Ground floor pitched roof extension - approved.

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ASSESSMENT: The material planning considerations are:

• Compliance with policy • Effect on neighbours amenities • Effect on visual amenity and character of the area • Crime and disorder • Biodiversity • Traffic

Compliance with policy It is considered that the proposal which utilises previously developed land and enhances the onsite provision of educational services is in accord with local plan policy.

Effect on neighbours’ amenities The proposed ground floor extension will protrude beyond the existing building line on the eastern side of the school premises by approximately 5.5m. However, a separation distance of approximately 4.5m will be maintained between the proposal’s side elevation and the existing boundary treatment. The residential properties immediately to the east of the extension will remain to have their amenities protected by virtue that the extension is limited to ground floor only and its flank will only encroach towards the residential properties by approximately 5.5m for approximately 10% of the entire length of the flank of the principal school building. There also exists an approximately 2m high boundary treatment, which impedes direct visual observation on the horizontal plane, between the application site and the contiguous dwellinghouses.

Nevertheless, caution should be afforded to the potential risk that, unless the glazing of windows and doors in the external wall of the proposed extension are of an obscured type, children utilising the changing/shower rooms may have their human liberties severely harmed by on-lookers from the second storey windows of the neighbouring dwellinghouses.

Effect on visual amenity and character of the area The intended development will not have any material effect on the standard of visual amenity or character of the area.

Crime and disorder There are no pertinent crime and disorder issues to consider.

Biodiversity No biodiversity issues have been identified within the scope of the consultation.

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Traffic Traffic to and from the site will continue to use the existing highway network routes currently utilised by existing vehicles associated with educational activities at this site. No discernable increase in traffic volumes are perceived by this proposal.

Conclusion The scheme is seen as a welcome investment in education facilities for the Borough.

RECOMMENDATION: The Borough Council of Wellingborough raises no objection to the proposal, providing that all glazing in the external walls of the proposed extension is of an obscure type to protect children from potential direct observation.

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10th March 2010

PLANNING COMMITTEE

The following applications dealt with under the terms of the Deputy Chief Executive’s delegated powers.

Application No. Location of Proposal Decision Applicant’s Name Description of Proposal

WP/2008/0050/OEIA Bee Bee Developments Land to East (Phase 1) of AC Eastfield Road, Wellingborough. (Phase 1) mixed use, predominantly residential scheme, interspersed with small scale, retail, cafés, bars, employment and live/work studios, crèche and green classroom which will create a vibrant mixed use sustainable community. In accordance with the provisions in the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, an environmental impact assessment has been submitted with the application.

WP/2009/0013/FM Mr Jordan West Former John Lea School Site, AC George Wimpey East Off Doddington Road, Midlands Wellingborough. Substitution of house and apartment types on plots 135- 141 (comprising a 3-storey apartment block and two 3- storey houses) with seven 2- storey dwellings); and 254- 261 (comprising a 3-storey apartment block and 3 dwellinghouses) with 4 pairs of 2-storey semi-detached dwellinghouses (Chester and Douglas house types).

WP/2009/0419/LB Mr Robert East 82 High Street, Ecton. APPROVED Stones Replace two upstairs windows (Application for Listed Building Consent). - 69 -

Application No. Location of Proposal Decision Applicant’s Name Description of Proposal

WP/2009/0455/LB The Trustees of the Ecton Barn B, South Lodge Farm, AC Estate 100 Wellingborough Road, Ecton. Demolition of Barn B. Construction of new office building with first floor storage area.

WP/2009/0456/F The Trustees of the Ecton Barn B, South Lodge Farm, AC Estate 100 Wellingborough Road, Ecton. Demolition of Barn B. Construction of new office building with first floor storage area.

WP/2009/0472/F Finedon Conservative Club Finedon Conservative Club, AC 50 High Street, Finedon. Provision of new ladies toilet and disabled toilet.

WP/2009/0477/F Diocese of Peterborough Mears Ashby Endowed AC Primary School, 30 North Street, Mears Ashby. To provide a new remote teaching facility/classroom.

WP/2009/0481/FCOU Mr Michael Ferris Land at Hardwater Crossing, REFUSED Hardwater Road, Wollaston. Excavation to form two private fishing ponds for personal use, unconnected to the agricultural use.

WP/2009/0482/F Mr John Swetman 7 Chequers Lane, Grendon. AC Small rear double storey extension and alterations.

WP/2009/0485/F Aldi Stores Limited 26 - 30 Aldi Foodstore APPROVED Limited, Ideal Retail Court, Victoria Road, Wellingborough. Addition of white painted render to existing brickwork panels and aluminium overcladding to bargeboards/fascias.

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Application No. Location of Proposal Decision Applicant’s Name Description of Proposal

WP/2009/0492/F Mr Chetan Parekh 50 Queensway, REFUSED Wellingborough. Conversion of existing detached house into two semi-detached houses. This includes a two storey extension to the existing dwelling.

WP/2009/0494/RVC Derwent Living Land between Eskdale Close APPROVED and Hardwick Road, Eskdale Close, Wellingborough. Application to remove condition 11 of planning permission WP/2007/0584/RM and condition 9 of planning permission WP/2007/0527/F which require the applicant to protect a footpath that runs across the site during construction. The footpath does not exist.

WP/2009/0497/CA Executors of Miss M Frost 23 High Street, AC (Deceased) Great Doddington. Re-build stone wall frontage to form new accesses. (Application for Conservation Area Consent) - re- submission following the refusal of WP/2009/0387/CA.

WP/2009/0498/F Executors of Miss M Frost 23 High Street, AC (Deceased) Great Doddington. Re-build stone wall frontage to form new accesses and construct two detached houses and associated works (re-submission following the refusal of WP/2009/0370/F).

WP/2009/0501/F Mr Stephen Higgs 182 Station Road, AC Earls Barton. Proposed rear/side 2 storey extension to provide family room and bedroom and replacement of flat roof with pitched roof.

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Application No. Location of Proposal Decision Applicant’s Name Description of Proposal

WP/2009/0503/F Mr Alan Russell 5 Cromer Road, Finedon. AC Single storey extension to side and front of dwelling.

WP/2009/0504/FCOU Ms Nicci Vella 56 Shop and 60 Newcomen APPROVED Road, Wellingborough. Change of use from A1/A2 to D1 (Family Centre). Joining two separate units by re- opening existing doorway.

WP/2009/0506/F Mr Paul O'Brien 19 Second Avenue, AC Wellingborough. Two storey side extension.

WP/2009/0511/F Mrs Elaine Allen 24 London Road, AC Little Irchester. First floor extension.

WP/2009/0517/F Mr Stuart Hale 44 Woodlands Road, AC Irchester. Single storey side extension to provide downstairs bedroom, shower, WC and dining room. Reposition fence to rear boundary line and pitched roof to existing flat roofed porch - amended plans.

WP/2009/0518/F Mr and Mrs Weatherill 94 Cedar Way, AC Wellingborough. Erection of porch on the front elevation.

WP/2009/0520/F Mr David Richardson 6 Kilby Close, AC Wellingborough. Proposed single storey side extension forming family room and shower room, plus bay window to rear.

WP/2009/0521/F Mrs Suzanne Sanders 19 White Delves, AC Wellingborough. External alterations to the dwelling, extension to the lounge involving demolition of the conservatory; increase the ridge height of part of the dwelling to create a first floor bedroom/study. - 72 -

Application No. Location of Proposal Decision Applicant’s Name Description of Proposal

WP/2009/0522/F Mr Fred Swailes 53 Wilby Road, Mears Ashby. REFUSED Conversion of outbuilding with extension to form dwelling together with associated land.

BACKGROUND PAPERS

The background papers for the planning and building applications contained in this report form part of the relevant files appertaining to individual applications as referenced.

Borough Council of Wellingborough, Built Environment, Croyland Abbey, Tithe Barn Road, Wellingborough.

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PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 22/02/2010

Application No. Name & Address Description FP/2009/1131/ A Mark Edwards Single storey rear extension 27 Ash Close incorporating new lowered pitch APPROVED Irchester garage roof. Northants

FP/2009/1188/ Richard Walmsley Single storey extension above the 53 Churchill Road existing garage. APPROVED C Earls Barton Northants

FP/2009/1459/ Mr and Mrs Brett-Pitt Two storey side and rear extension. 7 Gretton Court APPROVED Wellingborough Northants

PS/2009/1486/ Kettering Borough Council New school hall, including kitchen, Municipal Offices toilets, stores, multi-use hall and APPROVED C Bowling Green Road small teaching group room and Kettering associated external works. Northants

FP/2009/1561/ Mr and Mrs K B Sharma Two storey extension to rear of 4 Hornby Road property, incorporating APPROVED Earls Barton utility/cloakroom/kitchen and Northants bedroom. - 74 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 22/02/2010

Application No. Name & Address Description PS/2009/1600/ Kettering Borough Council New single storey building on the Municipal Offices existing school site to proved APPROVED C Bowling Green Road teaching space for 14-19 year olds Kettering with special educational needs. Northants

FP/2009/1601/ Mr J Simpson Conversion of existing roof space to 26 Vicarage Farm Road bedroom with en-suite. APPROVED C Wellingborough Northants

BN/2010/0165/ Robert Chirgwin Installation of ground floor shower 73 Stanwell Way room and plumbing for sink and ACCEPTED Wellingborough washing M/C in outside shed. Northants

DI/2010/0171/ Game Construction Disabled bathroom upstairs. PO Box 3b ACCEPTED Kettering Northants

BN/2010/0173/ Marc O'Brian Installation of beam, after arch/wall 5 Ryeburn Way removal (to open out kitchen and ACCEPTED Wellingborough breakfast room) Northants - 75 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 22/02/2010

Application No. Name & Address Description FP/2010/0174/ Mr G Betts First floor extension. 2 The Orchard APPROVED C Church Lane Bozeat Northants

WI/2010/0183/ Redwell Junior School To remove old windows in school Barnwell Road hall and replace with new PVC ACCEPTED Wellingborough Double Glazed windows with Northants automatic openers.

BN/2010/0184/ Mr V R Stewart & J R Stewart Extensions to form bathroom, 33 Dowthorpe Hill breakfast room and conservatory. ACCEPTED Earls Barton Northants

BN/2010/0186/ Mr Percival Removal of brickwork to fit new 32 Winstanley Road porthouse window. ACCEPTED Wellingborough Northants

FP/2010/0187/ Mr and Mrs A Russell Single storey extension to side and 5 Cromer Road front of house. APPROVED C Finedon Northants - 76 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 22/02/2010

Application No. Name & Address Description FP/2010/0201/ Mr and Mr J Asbery Proposed extension and 23 Debdale Road alterations. APPROVED Wellingborough Northants

DI/2010/0204/ Game Construction Disabled ground floor bathroom. PO Box 36 ACCEPTED Kettering Northants

BN/2010/0207/ Neil Gould Garage conversion. 26 Townley Way ACCEPTED Earls Barton Northants

BN/2010/0209/ Mr T Blunt Removal of dividing wall insert RSJ. 32 Western Way Formation of GF cloakroom. ACCEPTED Wellingborough Northants

DI/2010/0212/ Mr Hine Disabled adaption, wet room. 7 Sweetacre Close ACCEPTED Grendon Northants - 77 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 22/02/2010

Application No. Name & Address Description DI/2010/0214/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 bathroom to create shower room. ACCEPTED Brunel Close Wellingborough Northants

DI/2010/0215/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 bathroom to create shower room. ACCEPTED Brunel Close Wellingborough Northants

DI/2010/0216/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 bathroom to create shower room. ACCEPTED Brunel Close Wellingborough Northants

DI/2010/0217/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 bathroom to create shower room. ACCEPTED Brunel Close Wellingborough Northants

DI/2010/0218/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 bathroom to create shower room. ACCEPTED Brunel Close Wellingborough Northants

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PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 22/02/2010

Application No. Name & Address Description DI/2010/0219/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 bathroom to create shower room. ACCEPTED Brunel Close Wellingborough Northants

DI/2010/0220/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 bathroom to create shower room. ACCEPTED Brunel Close Wellingborough Northants

DI/2010/0228/ Mrs Sinclair Bathroom conversion into a level 38 Gordon Road access shower room. ACCEPTED Wellingborough Northants

DI/2010/0229/ Mr A Shergold Single storey bedroom/shower 58 Weavers Road extension. ACCEPTED Wellingborough Northants

DI/2010/0230/ Mr Barrie Level access shower room. C/o Care and Repair ACCEPTED 33 Spencer Close Earls Barton Northants - 79 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 22/02/2010

Application No. Name & Address Description DI/2010/0233/ Mrs F Charles Shower room adaptations. 264 Kilnway ACCEPTED Wellingborough Northants

BN/2010/0236/ Mrs Olivia Skipper Installation of three velux roof 1 York Road windows. ACCEPTED Wollaston Northants

DI/2010/0247/ Mr K Marsh Re-configuration of the shower 1 Fullwell Road room. ACCEPTED Bozeat Northants