North Northamptonshire Area Planning Committee (Wellingborough)

Democratic Services Swanspool House Wellingborough Northamptonshire NN8 1BP

Meeting: North Northamptonshire Area Planning Committee (Wellingborough)

Date: Wednesday 21 April 2021

Time: 7:00 pm

Venue: Virtual meeting via Zoom

To members of the North Northamptonshire Area Planning Committee (Wellingborough)

Councillors Bell (Chairman), Councillor Morrall (Vice Chairman), Aslam, Graves, Griffiths, G Lawman, Maguire, Scarborough, Skittrall, Stevenson and Ward.

The meeting will be available for the public to view live at the ‘Democratic Services North Northants’ YouTube channel:- https://www.youtube.com/channel/UCcH_JAaHaMtgHDeMQEVXi2g/videos

This agenda has been published by Democratic Services. Contact: [email protected]

Agenda

Item Subject Officer Page No Presenting Report

01 Apologies for non-attendance - 02 Members’ Declarations of Interests - Items requiring a decision 03 Applications for planning permission, listed building Principal consent, building regulation approval and appeal Planning 1-37 information.* Manager

Exempt Items 04 None Notified Urgent Items 05 To consider any items of business that the Chairman considers to be urgent pursuant to the LGA 1972

06 Close of Meeting

Rob Bridge, Chief Executive, North Northamptonshire Council

Proper Officer 13 April 2021

*The reports on this agenda include summaries of representations that have been received in response to consultation under the Planning Acts and in accordance with the provisions in the Town and Country Planning (Development Management Procedure) Order 2015. Full transcripts and copies of the disclosable representations can be obtained at www.wellingborough.gov.uk/viewplanningapplications

Virtual Meetings

During the current Covid-19 pandemic, meetings of the North Northamptonshire Council will be conducted via Zoom as virtual meetings. Those meetings which are normally accessible to the public will be live-streamed on YouTube at - https://www.youtube.com/channel/UCcH_JAaHaMtgHDeMQEVXi2g/videos Where there is a need for the Council to discuss exempt or confidential business, the press and public will be excluded from those parts of the meeting only and will be unable to view proceedings. Public Participation The Council has approved procedures for you to request to address meetings of the Council.

ITEM NARRATIVE DEADLINE Members of Members of the Public may make statements at meetings in relation to the Public reports on the agenda. A request to address the committee must be 5:00 pm Agenda received by 5:00 pm on the day before the meeting. The member of the Tuesday 20 Statements Public has a maximum of 3 minutes to address the committee. April 2021

We ask that the script be provided, again by 5pm on the day before the meeting. If there are any IT issues on the night and the member of the Public is unable to virtually attend the meeting, the Chairman would read out the script.

If addressing the committee as a representative for a planning application, we allow one of each of the following to address the committee – one agent, one only of each specialist consultant deemed necessary and the applicant.

Once registered to speak details will be provided on how to join the virtual meeting.

Other Other Members whose ward is affected may make statements at Members meetings in relation to reports on the agenda. 5:00 pm Agenda Tuesday 20 Statements A request to address the committee must be received by 5:00 pm on April 2021 the day before the meeting.

We ask that the script be provided, again by 5pm on the day before the meeting. If there are any IT issues on the night and the Member is unable to virtually attend the meeting, the Chairman would read out the script.

The Member has a maximum of 5 minutes to address the committee.

Please contact Fiona Hubbard, Senior Democratic Services Officer, on 01933 231 519 or [email protected], for more information.

Members’ Declarations of Interest Members are reminded of their duty to ensure they abide by the approved Member Code of Conduct whilst undertaking their role as a Councillor. Where a matter arises at a meeting which relates to a Disclosable Pecuniary Interest, you must declare the interest, not participate in any discussion or vote on the matter and must not remain in the room unless granted a dispensation.

Where a matter arises at a meeting which relates to other Registerable Interests, you must declare the interest. You may speak on the matter only if members of the public are also allowed to speak at the meeting but must not take part in any vote on the matter unless you have been granted a dispensation. Where a matter arises at a meeting which relates to your own financial interest (and is not a Disclosable Pecuniary Interest) or relates to a financial interest of a relative, friend or close associate, you must disclose the interest and not vote on the matter unless granted a dispensation. You may speak on the matter only if members of the public are also allowed to speak at the meeting. Members are reminded that they should continue to adhere to the Council’s approved rules and protocols during the conduct of meetings. These are contained in the Council’s approved Constitution. If Members have any queries as to whether a Declaration of Interest should be made please contact the Monitoring Officer at – [email protected] Press & Media Enquiries Any press or media enquiries should be directed through the Council’s Communications Team to [email protected] Public Enquiries Public enquiries regarding the Council’s meetings can be made to [email protected]

Agenda item 3

North Northamptonshire Area Planning Committee (Wellingborough) Wednesday 21 April 2021 at 7.00 pm Council Chamber, Swanspool House

INDEX Application Location Page No.

WP/20/00812/FUL 49 - 51 Gordon Road Wellingborough 2

NW/21/00134/FUL 32 New Street Earls Barton Northampton 14

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North Northamptonshire Area Planning Committee (Wellingborough)

21 April 2021

Report of the Executive Director Place and Economy

Extension of time (if applicable):

Case Officer Ms Susan Garbutt WP/20/00812/FUL

Date received Date valid Overall Expiry Ward 2 December 2020 15 December 2020 9 February 2021 Victoria

Applicant Mr Shihab Uddin

Location 49 - 51 Gordon Road Wellingborough Northamptonshire NN8 1EP

Proposal Change of use from storage and distribution to shop with butchery (Use class E) - Additional information

PLANNING HISTORY WP/20/00812/FUL Determination pending. Change of use from storage and distribution to shop with butchery (Use class E) - Additional information WU/1966/0138 Approved 10.08.1966 Bottle storage and production area WU/0066/0002 Refused 06.04.1966 Warehouse WP/1996/0458 Approved with conditions 27.11.1996 Change of use from warehouse to showroom for display and sales of prestige motor vehicles

Reason(s) for committee consideration

- the application has attracted 4 or more written objections from households local to the application site

THE SITE AND SURROUNDINGS The site is a corner plot, on the junction of Gordon Road and Grant Road. The site includes a single storey flat roof brick commercial building. The building has a main entrance from Gordon Road, and a secondary side entrance from Grant Road. The site has vehicular access from Gordon Road and a dropped kerb that serves the large loading bay door. Gordon Road at this point is a one-way street (north-west only).

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ICT Services © Crown Copyright and database right 2021. Scale: Ordnance Survey 100063687. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A4 ± GetMapping PLC 1999 WP/20/00812/FUL 49-51 Gordon Road, Wellingborough

The site is located within a residential area of terraced dwellings with no off-road parking. There is however a small grocery store opposite the site at 47 Gordon Road. The building is adjacent to a two-storey dwelling to the south and a three-storey block of flats to the north.

BACKGROUND AND THE APPLICATION PROPOSAL The application seeks planning permission for a change of use of the site from storage and distribution, to shop with butchery (use class E(a)). The last known previous use of the site was as 'Sofa Wise' which sold second-hand furniture.

Further details of the proposal were requested and received. The proposed opening hours are 09:00 to 18:00 Monday to Sunday (inclusive). Deliveries will be once a week and loaded via the side door on Grant Road. The butchery will be for the site only, not for delivery elsewhere. The shop will retail fresh and frozen meats, canned foods, fruits, vegetables, dry groceries and soft drinks. Local employees will walk to work or be collected. The customer entrance will be the small door adjacent to the large loading doors on Gordon Road. The shop will supply both the public and restaurants. The large roller shutter loading doors will be closed during opening hours. CCTV will be fitted to cover the inside and outside of the unit. Waste will be stored in large bins provided by Veolia, locked and kept outside. The submitted plan shows the internal layout of the shop.

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: National Planning Policy Framework (NPPF) 2019 Planning Practice Guidance National Design Guide 2019

North Northamptonshire Joint Core Strategy (NNJCS) Policy 1 (Presumption in Favour of Sustainable Development); Policy 6 (Development on Brownfield Land) Policy 8 (North Northamptonshire Place Shaping Principles); Policy 11 (The network of urban and rural centres) Policy 12 (town centre and town centre uses)

Plan for the Borough of Wellingborough - Part 2 of the local plan (PBW) Policy R2 (Neighbourhood Shops) Town Inset Map

Supplementary Planning Documents/Guidance: Sustainable Design Planning Out Crime in Northamptonshire Northamptonshire Parking Standards Air Quality

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Highways Authority - (December 2020) No objection is raised to the application on highway safety or capacity grounds. The proposal makes no provision for off street parking accommodation. Unless otherwise agreed, parking accommodation should be provided in accordance with the Northamptonshire Parking Standards and satisfy Policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

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(February 2021) Subject to Members satisfying themselves that the parking and servicing arrangements made to serve the development will provide sufficiently safe and convenient accommodation to comply with Policy 8 b) (i) and (ii) of the North Northamptonshire Joint Core Strategy the local highway authority does not intend to raise an objection to the application on highway safety or capacity grounds.

2. Northamptonshire Police - this area of Wellingborough has historically and periodically still does suffer from incidences of robbery, burglary, theft from Motor vehicles, and theft of motor vehicles, criminal damage and issues of anti-social behaviour. Due to the location of the site, designing out crime should be high on the list of sustainable priorities. Northamptonshire Police is unable to provide specific comment to the proposed application due to a lack of information at this time. Please approach the applicant for information regarding security and crime prevention.

(February 2021) Further information required regarding the CCTV and security.

3. Environmental Health - (January 2021) - no objections in principle to the change of use. However, consideration will need to be given to the noise impact of any external plant or equipment on adjacent residential properties, and the design/location of any mechanical ventilation system to prevent nuisance to adjacent residential properties and the applicant should submit proposals for approval detailing the proposed location for the hygienic and secure storage of waste prior to collection for disposal and recycling.

Recommend that the applicant seeks advice from the Environmental Health team regarding the internal design of the premises to ensure that it meets the appropriate food hygiene and safety at work requirements.

The applicant should be encouraged to provide a suitable location and infrastructure for the charging of any electric vehicles used in connection with the business.

(February 2021) - no comments on the additional information. The points in our initial response have not been addressed; noise impact on adjacent properties from any external plant or equipment and the design and location of the discharge point of any mechanical ventilation system, to prevent a nuisance to the adjacent residential properties.

(March 2021) - it is in the main going to be a retail supermarket with a butchery counter specialising in halal butchery and the retail sale of ethnic grocery products. Additionally, there is to be a wholesale element too either for bulk collection or for bulk delivery. As with any retail business without the cooking of food there is no need for mechanical ventilation to be provided. From my inspection there appears to be sufficient cold storage for raw meat products. The butchery apart from detail finish snagging works to the floor and walls is considered satisfactory too. Sanitary and sufficient hand wash facilities have been provided along with a cleaning sink. As a matter of health and safety the council's environmental health officer has requested sufficient hand-rails to the slope leading to the mezzanine level and all guard rails and balustrading around the front of the mezzanine level to be adequately protected to prevent accidents at height from occurring. Practical measures are required to prevent the ingress of rodents and insect pests. The roller shutter door open throughout

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opening hours is not satisfactory. The side door next to the roller shutter door would be a sufficient entrance. The storage of butchery waste provided if it is stored in a proper lidded and pest proof waste container poses little problem. In warmer weather it is practical to store the raw meat waste container in the walk-in chiller prior to collection by a licenced waste collection company.

4. Neighbour comments: 5 neighbour objections from Gordon Road and from Councillor Emerson (Ward Councillor) have been received on the grounds of:

- Opening hours 9-6pm 7 day a week. Sofa wise was 9-4 Mon-Fri. Impact on volume of traffic. - Where will deliveries be made and where will they park - Deliveries will disturb residents and lorries block light to homes, and obstruct the road - Busy road and parking problems already - Concerned over cleanliness of butchery and disposal of meat products - Concern regarding noise from fridges - Concern over waste storage and collection - Concern over spillages onto the roads - Odour from the butchery use - Building has always been for storage, do not agree with butchers use - Parking concern now development planned at 40 Gordon Rd and Grant Rd (parking survey result was 7.2) - Already problems with deliveries to this area - Not possible to park 2 cars on the site - 5 employees means 5 cars - Will increase crime in area - Concern about noise in the evening if open - Concern that weekend opening will cause parking problems - Cannot guarantee employees will walk to work and not drive - Question is there space on Grant Road for deliveries. - The building requires plumbing for handwashing, cleaning etc. for food hygiene - Fire safety measures required before the shop opens - Traffic increase will increase air pollution - Applicant not responded to Environmental Health concerns - Concerns over expansion of the business in future and longer opening hours - The business is registered as a cash and carry not a shop - Concern that the business is already trading/receiving deliveries

ASSESSMENT: The proposal raises the following main issues:

- Conformity with the development plan and material considerations - Design, layout and the effect on the character and appearance of the surrounding area - Effect/Impact on highway safety in relation to the proposed access arrangement and parking provision - Effect/impact on the living conditions of the neighbouring occupiers and the future occupiers of the development - Effect of noise - Effect on air quality

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- Crime and disorder

Conformity with the development plan and material considerations Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that "If regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts, the determination must be made in accordance with the development plan unless material considerations indicate otherwise."

Policy 1 of the JCS is clear that when considering development proposals, the local planning authority will take a positive approach that reflects the presumption in favour of sustainable development as set out within the revised NPPF.

In addition to the specific NPPF requirements set out above, paragraph 128 states that 'applicants will be expected to work closely with those affected by their proposals to evolve designs that take account of the views of the community. Applications that can demonstrate early, proactive and effective engagement with the community should be looked on more favourably'.

The site is located within Wellingborough town, within the defined extent of the town, defined by the Town Inset Map in the PBW. Policy 11 (1) (a) of the JCS supports growth within Wellingborough; as a designated growth town. Policy 6 of the JCS supports the re-use of existing buildings within the urban areas. The proposed use is a town centre use sited outside the town centre, but as it is only 180 square metres it does not require a sequential or impact test (required over 2,500 square metres gross floorspace by paragraph 89 of the NPPF). Policy R2 of the PBW states that small scale retail development to serve day to day needs of local neighbourhoods will normally be permitted.

The site is an existing commercial unit and the change of use to class E(a) (commercial, business and service, for the display or retail sale of goods, other than hot food, principally to visiting members of the public) is acceptable in principle, subject to all other relevant Development Plan policies being met, and material considerations. A condition is recommended to restrict the use to class E(a) only, as other commercial and business uses within class E (such as a day nursery, or medical service) could have different visual, amenity and transport implications that have not been assessed by this application.

Design, layout and the effect on the character and appearance of the surrounding area JCS at policy 8 (d) (i) and (ii) states that development should create distinctive local character by responding to the site's immediate and wider context and local character to create new streets, spaces and buildings which draw on the best of that local character without stifling innovation and respond to the local topography and the overall form, character and landscape setting.

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landscape setting, while not discouraging appropriate innovation and change; establish or maintain a strong sense of place, using the arrangements of streets, space, building types and materials to create attractive, welcoming and distinctive places to live, work and visit.

The National Design Guide, illustrates how well-designed places that are beautiful, enduring and successful can be achieved in practice. It forms part of the Government's collection of planning practice guidance and should be read alongside the separate planning practice guidance on design process and tools.

The applicant has confirmed that no external changes to the building are proposed.

The secure bins are proposed to be stored outside the unit. This can be secured by condition. The bin storage will not be attractive within the street scene, and it will be prominent due to the corner location of the site. However, the building is an existing commercial unit on a constrained site, and there is nowhere else the bin storage could be located for collection.

The location of the bin storage for collection will be prominent, but full details can be secured by condition to ensure minimal impact on the street scene and character of the local area. With the condition, the proposal will meet JCS policy 8 (d) (i) and (ii).

Effect/Impact on highway safety in relation to the proposed access arrangement and parking provision JCS policy 8 (b) (i) states development should prioritise the needs of pedestrians, cyclists and public transport users and resist developments that would prejudice highway safety.

JCS policy 8 (b) (ii) states development should ensure a satisfactory means of access and provision for parking, servicing and manoeuvring in accordance with adopted standards.

The NPPF requires the development has safe and suitable access to the site can be achieved for all users, that development should be refused on highway grounds if there would be an unacceptable impact on highway safety (paragraphs 108-9). Paragraph 110 (c) supports developments that create places that are safe, secure and attractive, minimise the scope for conflicts between pedestrians, cyclists and vehicles and respond to local character and design standards.

Public comments have raised several highways concerns. The concerns are regarding where deliveries will park, deliveries blocking the roads, the worsening of existing parking congestion, employee parking and parking at weekends.

Vehicular and Pedestrian Access The site has an existing vehicular access from Gordon Road and pedestrian accesses from Gordon Road and Grant Road. The proposed customer entrance will be the small door on Gordon Road, the large loading doors on Gordon Road will be shut during opening hours for environmental health reasons (see below). Deliveries to the unit will be to the side door on Grant Road. This will ensure that deliveries and customers are separated, in the interests of safety, and that delivery vehicles do not park on or block Gordon Road (a one way street). This can be secured by condition.

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The most recent planning permission on the site (WP/1996/0458) was a personal permission. Since that use ended, there is no lawful development certificate to clarify the existing lawful use of the site. The most recent use of the site was as Sofawise Furniture Recycling) and would fall within use class B8. Business rates records show that Sofawise Furniture Recycling occupied the site from April 2004 to July 2020. The traffic movements, rates of deliveries, opening hours, customer movements etc to this previous use are not known. This is the fallback position to the current application and is a material consideration.

The highways authority has raised no objection on highway safety or capacity grounds, subject to Members satisfying themselves that the parking and servicing arrangements made to serve the development will provide sufficiently safe and convenient accommodation, to comply with policy 8 (b) (ii) of the JCS.

Parking The Northamptonshire Parking Standards require an A1 use to have 1 space per 20 square metres of floorspace, and 1 cycle space per 200 square metres for staff and the same for customers, and 1 motorcycle space. The applicant has stated that parking space is available to customers at the entrance. However, the red line of the site does not include the hard surface area to the west of the building. Therefore, no on-site parking is proposed.

The standards require 9 parking spaces for an A1 use (now E(a) use) unit of 180 square metres. As stated above, the site is an existing commercial unit. For a B8 use with retail, the Northamptonshire Parking Standards require 1 space per 120 square metres, and 1 space per 25 square metres if there is a retail area. The retail area of the former use is not known. But, to enable a rough comparison, if half the B8 unit were for retail, 5 spaces would be required.

The highways authority makes no objection as the unit is an existing commercial unit, with existing highways impacts. It is noted that there are existing shops in the vicinity, and none have dedicated parking or delivery facilities. The highways authority considers that the proposed use will likely not cause worse difficulties than the existing use.

Overall, the proposal does not meet the required parking provision. The existing use is a fallback position. The site does not have a lawful development certificate for the previous Sofawise Furniture Recycling use, but on the balance of probabilities the site is considered to have a B8 use. This is a material consideration that weighs in favour of the proposal. The highway authority does not object on highway safety or capacity grounds. On balance, it is considered that although the development does not meet the local parking standards, with the recommended conditions the development will not prejudice highway safety and will provide a satisfactory means of access and parking and servicing provision and therefore accords with JCS policy 8 (b) (i) and (ii).

Effect/impact on the living conditions of the neighbouring occupiers and the future occupiers of the development The JCS at policy 8 (e) (i) states that development should protect amenity by not resulting in an unacceptable impact upon the amenities of future occupiers, neighbouring properties or the wider area, by reason of noise, vibration, smell, light or other pollution, loss of light or overlooking.

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At paragraph 127 of the revised NPPF the government requires new development to provide 'a high standard of amenity for all existing and future users'.

Neighbours to the site have raised concerns regarding odour from the butchery use and its waste, noise from fridges and disturbance from deliveries including noise and loss of light. Noise is discussed later in this report.

The proposed opening hours are 09:00 to 18:00 seven days a week. The site is adjacent to residential uses on Gordon Road and Grant Road. The applicant has confirmed there will be no external plant or equipment, or a mechanical ventilation system. A condition can secure this to ensure no amenity impact on neighbours.

Delivery vans would visit the site, but they would be parked on a temporary basis and any loss of light to neighbours' windows would be temporary and therefore acceptable. Deliveries will be to the Grant Road side door, not to Gordon Road. This can be secured by condition.

The site is adjacent to a three-storey block of flats on Grant Road. The side elevation has a single round window at second floor level facing the site. The approved plans of the flats development (WP/2008/0156 and WP/2004/0416) show the stairs are located adjacent to the site, with bedrooms at first and second floor only (flats 7 and 11), but these are adjacent the rear boundary of the application site. In addition, first floor flat 14 has a living room and bedroom that face the application site and the second-floor roof terrace of flat 11 also faces the site.

Number 53 Gordon Road is adjacent to the site and has front windows adjacent to the Gordon Road entrance. At the site visit no side windows adjacent to the site were visible.

The Environmental Health officer requested further details of the location for the hygienic and secure storage of waste prior to collection for disposal and re-cycling. The applicant has stated that the Veolia waste bins will be stored securely on site. Full details of the bin storage can be secured by condition.

The Environmental Health officer raised concerns regarding the proposed use of the large roller shutter door as the main shop entrance, as this would allow the ingress of rodents and insect pests. The applicant has agreed that the small pedestrian door on Gordon Road will be the main shop entrance and the roller shutter doors will not be open within opening hours. This can be secured by condition.

In summary, subject to opening hours being secured by condition, details of bin storage, no external plant/mechanical ventilation, and the use of the small Gordon Road entrance and the closure of the large roller door on Gordon Road, the amenity impact on neighbours would be acceptable and accord with JCS policy 8 (e) (i) and advice contained within paragraph 127 of the NPPF.

Effect of noise To ensure quality of life and safer and healthier communities the JCS at policy 8 (e) (ii) states that new development should be prevented from contributing to or being adversely affected by unacceptable levels of noise.

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Chapter 15 of the revised NPPF gives advice on how local planning authorities should prevent new development from being adversely affected by unacceptable levels of noise pollution. The NPPF further advises that decisions should aim to avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development.

The PPG offers detailed advice on Noise which was updated on 24 December 2014.

Neighbours to the site have raised concerns regarding noise from fridges and disturbance from deliveries, and weekend opening.

The council's environmental protection officer advised the applicant that consideration will need to be given to the noise impact of any external plant or equipment on adjacent residential properties. The applicant has confirmed that no external plant or mechanical ventilation is proposed.

The development would comply with JCS policy 8 (e) (i) and (ii) and advice contained within paragraph 180 of the NPPF.

Effect on air quality To ensure quality of life and safer and healthier communities the JCS at policy 8 (e) (i) requires development not to have an unacceptable impact on amenities by reason of pollution, whilst 8 (e) (ii) goes further by stating that both new and existing development should be prevented from contributing to or being adversely affected by unacceptable levels of air pollution.

Chapter 15 of the revised NPPF offers broad advice on how local planning authorities should prevent both existing and new development from being adversely affected by unacceptable levels of air pollution.

The PPG at paragraph 001 of the air quality section dated 6 March 2014 states that 'It is important that the potential impact of new development on air quality is taken into account in planning where the national assessment indicates that relevant limits have been exceeded or are near the limit'. The guidance goes on to explain the implications for local authorities if national objectives are not met which this will include measures in pursuit of the objectives which could have implications for planning. The PPG at paragraph 009 demonstrates how considerations about air quality fit into the development management process.

The East Midlands region is looking to minimise the cumulative impact on local air quality that ongoing development has rather than looking at significance.

As the proposed development includes the provision for vehicle parking. A key theme of the revised NPPF is that developments should enable future occupiers to make "green" vehicle choices and paragraph 110 (e) "incorporate facilities for charging plug-in and other ultra-low emission vehicles". Policy 15 (c) of the JCS seeks for the design of development to give priority to sustainable means of transport including measures to contribute towards meeting the modal shift targets in the Northamptonshire Transportation Plan.

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An informative should be added to any permission seeking any gas fired boilers to meet a minimum standard of 40 mgNOx/Kwh. As the site does not contain any off-road parking, a condition to secure electric vehicle charging points within the development is not applicable. The proposal would meet JCS policy 15 (c) and 8 (e) (i) and (ii) and advice contained within paragraph 110 (e) the NPPF.

Crime and disorder Section 17 of the Crime and Disorder Act 1998 details the need for the council to do all that it reasonably can to prevent, crime and disorder in its area.

The JCS at policy 8 (e) (iv) sets out the policy requirement for new development to seek to design out crime and disorder and reduce the fear of crime.

The adopted designing out crime supplementary planning guidance gives detailed advice this issue.

The revised NPPF at paragraph 127 (f) state that decisions should aim to ensure that developments create safe, inclusive and accessible environments which promote health and wellbeing with a high standard of amenity for existing and future users and where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion and resilience.

The applicant has advised that the development will include 8 channel CCTV to cover both the outside and inside of the shop. In addition, locks are provided to all doors and the existing shutter is electric and can only be opened from inside and can be turned off.

The Police have raised further queries regarding how the CCTV is to be monitored, the location of the cameras, whether cameras are infrared, how will the applicant be made aware of a break in when after the shop is closed and what security is there for staff. Full details of securing measure can be secured by condition, to ensure the proposed development complies with policy 8 (e) (iv) of the JCS.

CONCLUSION The proposed use of the site is acceptable in principle. The development does not meet the local highways parking standards for this use, but on balance, the highways impact of the proposal is considered by the local highway authority to be acceptable. The existing B8 use of the site is a material consideration that is given significant weight. The amenity impact of the use on the neighbours in Grant Road and Gordon Road can be made acceptable by conditions. Therefore, the proposed development complies with the Development Plan and the existing use of the site is a material consideration in favour of the application.

RECOMMENDATION The application is recommended for approval, subject to conditions.

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CONDITIONS/REASONS

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission.

Reason: To prevent the accumulation of planning permissions; to enable the local planning authority to review the suitability of the development in the light of altered circumstances; and to conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development shall also be carried out in accordance with the following approved plans unless otherwise required by conditions attached to this permission. Location Plan TQRQM20337150603672 (received 2/12/20) Site Plan TQRQM20337150709734 (received 2/12/20) Proposed Internal Layout (received 9/3/21)

Reason: To define the permission and to conform with the requirements of The Town and Country Planning (General Development Procedure) (Amendment No. 3) (England) Order 2009.

3. Prior to the first use of the business hereby approved, a Security Scheme shall be implemented in accordance with details to be firstly submitted to an approved in writing by the local planning authority.

Reason: To design out anti-social behaviour and crime and reduce the fear of crime in accordance with policy 8 (e) (iv) of the North Northamptonshire Joint Core Strategy and the Planning Out Crime in Northamptonshire Supplementary Planning Guidance.

4. Prior to the first use of the business hereby approved, suitably located waste bins shall be provided outside the building and within the site and retained for use by the business in accordance with details to be firstly submitted to and approved in writing by the local planning authority.

Reason: In order that proper arrangements are made for the disposal of waste, and to ensure the creation of a satisfactory environment free from intrusive levels of odour/flies/vermin/litter in accordance with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy and advice contained within paragraph 127 of the National Planning Policy Framework.

5. The use hereby permitted shall be open to customers during the following times only:- Monday-Friday: 09:00 to 18:00 Saturday: 09:00 to 18:00 Sunday, Bank Holiday and Public Holidays: 09:00 to 18:00

Reason: To prevent harm being caused to the amenity of the area and to safeguard the residential amenity of nearby occupiers in accordance with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

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6. No deliveries (loading/unloading) shall be made to the site outside the hours of 08.00 to 18.00 Monday to Friday or 08.00 to 12.30 on Saturdays or at any time on Sundays, Bank and Public Holidays.

Reason: To safeguard the residential amenity of nearby occupiers in accordance with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

7. The customer access to the business hereby approved shall be via the pedestrian door on the Gordon Road elevation only. The roller door on the Gordon Road elevation shall be closed during opening hours.

Reason: To protect the amenities of the occupiers of adjoining and surrounding properties and to ensure a satisfactory environment within the building in accordance with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy and advice contained within paragraph 127 of the National Planning Policy Framework.

8. All deliveries to site shall be made to the door on Grant Road only.

Reason: To ensure the development will not prejudice highway safety and to provide a satisfactory means of servicing provision in accordance with policy 8 (b) (i) and (ii) of the North Northamptonshire Joint Core Strategy.

9. The premises shall be used only for the purpose of the display or retail sale of goods, other than hot food (use class E(a)) and for no other purpose whatsoever, including any other purpose in Class E of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) or in any provision equivalent to that class in any statutory instrument revoking, amending or re-enacting that order.

Reason: To protect the amenities of nearby residents and to ensure highways safety and a satisfactory means of access and provision for parking, servicing and manoeuvring in accordance with policy 8 b) (i) and (ii) and e) (i) and (ii) of the North Northamptonshire Joint Core Strategy.

10. No external plant and/or machinery shall be used on the premises.

Reason: To ensure the creation of a satisfactory environment free from intrusive levels of noise and safeguard the residential amenity of nearby occupiers in accordance with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

INFORMATIVE/S

1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) Order 2015 and pursuant to paragraph 38 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in the framework.

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North Northamptonshire Area Planning Committee (Wellingborough)

21 April 2021

Report of the Executive Director Place and Economy

Extension of time (if applicable): 23 April 2021

Case Officer Debbie Kirk NW/21/00134/FUL

Date received Date valid Overall Expiry Ward Parish 10 February 2021 10 February 2021 7 April 2021 Earls Barton Earls Barton

Applicant Mr D Mallard

Agent Toby Pateman

Location 32 New Street Earls Barton Northampton Northamptonshire NN6 0NN

Proposal Proposed 2 no. new dwellings with integral garages within curtilage of: 32 New street, Earls Barton served off a shared private driveway with hardstanding for parking, boundary treatments and landscaping - re- submission

PLANNING HISTORY WP/20/00843/FUL Application withdrawn/undetermined 01.02.2021 Proposed 3 no. new dwellings within curtilage of: 32 New street, Earls Barton NW/21/00134/FUL Determination pending. Proposed 2 no. new dwellings with integral garages within curtilage of: 32 New street, Earls Barton served off a shared private driveway with hardstanding for parking, boundary treatments and landscaping - re-submission WR/1960/0006 Approved 10.02.1960 Bungalow and garage WR/1959/0126 Approved with conditions 28.10.1959 4 Bungalows and garages

Reason for committee consideration(s) -

- the application has attracted 4 or more written objections from households local to the application site

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THE SITE AND SURROUNDINGS The application site lies at the end of New Street adjacent to a turning head and currently contains a detached three-bedroom bungalow set in a large landscaped garden. The site slopes from north to south. The application site is surrounded by residential development. To the north lies number 27 New Street which contains a detached dormer bungalow. Directly to the rear of number 27 New Street lies number 25 New Street a chalet bungalow with an integral garage and vehicular access from New Street which was permitted on 7 January 2004 under planning permission reference WP/2003/0602/FUL. To the west lies number 30 New Street a detached dormer bungalow. To the east lies 14 Cordon Crescent a detached two storey dwelling house and an area of public open space. To the south lies a mix of detached and semi- detached two storey dwellings houses in Milbury.

The site does not lie within a conservation area or adjacent to any listed buildings. There are no tree preservation orders on any of the trees in the rear garden.

APPLICATION PROPOSAL AND BACKGROUND This amended application seeks full planning permission for 2 new dwellings with integral garages within the curtilage of 32 New Street, Earls Barton served off a shared private driveway with hardstanding for parking, boundary treatments and landscaping. Plot 2 would consist of a 3-bedroom dwelling. Plot 3 would consist of a four-bedroom dwelling.

An amended site plan was received 15 March 2021.

A full planning application reference WP/20/00843/FUL was withdrawn on 1 February 2021 for 3 no. new dwellings within curtilage of number 32 New street, Earls Barton.

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE National Planning Policy Framework (NPPF) (19 February 2019) Planning Practice Guidance (PPG) National Design Guide (PPG) (September 2019)

North Northamptonshire Joint Core Strategy - Part 1 of the local plan (JCS) Policies: Policy 1 (Presumption in Favour of Sustainable Development); Policy 2 (Historic Environment); Policy 3 (Landscape Character); Policy 8 (North Northamptonshire Place Shaping Principles); Policy 11 (The Network of Urban and Rural Areas); Policy 28 (Housing Requirements); Policy 29 (Distribution of New Homes); Policy 30 (Housing Mix and Tenure).

Plan for the Borough of Wellingborough - Part 2 of the local plan (PBW) Policies SS1 (villages) H1 (urban housing allocations)

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Neighbourhood plans: Earls Barton Neighbourhood Plan: Policies: EB.GD1 (Infill Sites); EB. D1 (design, layout, building techniques)

Supplementary planning documents/guidance: Sustainable Design Biodiversity Upper Nene Valley Special Protection Area Trees on Development Sites Planning Out Crime in Northamptonshire Parking Air Quality

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED 1. Northamptonshire Highways - subject to compliance with the requirements set out in the highway section of this report of the local highway authority no objection is raised to the application on highway safety or capacity grounds.

2. Environmental protection officer (noise and air quality) - no objections to the proposal in principle. There are unlikely to be any significant adverse impacts with regard to noise or air quality.

It is recommended that the new dwellings should be provided with the infrastructure to facilitate the charging of electric vehicles and that they should be fitted with low NOx boilers, if gas central heating is to be installed, so as to minimise polluting emissions to the air.

3. Environmental protection officer (contamination) - no objections to make on this application for land contamination. Recommends a condition is imposed in the event that any unexpected contamination is discovered during the works.

4. Northamptonshire archaeological officer - recommends the proposed development has the potential to result in effects to sub-surface archaeological remains. Such effects do not, however represent, over-riding constraints on the development provided that adequate provision is made for the investigation and recording of any remains that are affected. It is recommended that a condition is imposed for an archaeological programme of works in accordance with advice contained within paragraph 199 of the NPPF.

5. Earls Barton Parish Council - object to this application on the grounds of overdevelopment, not in-keeping with the neighbouring properties, highways/access issues and concerns and the fact that it is not supported by the policies of the Earls Barton Neighbourhood Plan.

6. Neighbours - letters of objection have been received from the occupiers of 14 households who reside in the vicinity of the application in New Street, Milbury, Cordon Crescent and Harrowick Lane and raise the following points:

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- already suffer from traffic and parking problems a further two dwellings would compound the problems already experienced by residents in New Street; - the proposed dwellings are squeezed in and have small gardens; - the height and proximity to the boundary and potential for loss of light and privacy to neighbouring dwellings; - levels; - potential for additional run off and flooding; - effect on wildlife; - overdevelopment of site; - out of keeping with the streetscape which is mainly characterised by bungalows; - effect on single width road 3.87 metres wide; - effect of construction traffic -The letter published from MAC dated 19/02/21 - refers to a response dated 6 January 2021 whereas this application was not submitted until 10 February 2021. NCC Highways had already replied to the planning application dated 17 February. It refers to the roadway being widened but a revised plan submitted 15 March 2021 shows the roadway remaining unaltered. If Highways recommend the roadway should be a minimum of 4.1 metres wide then 3.8-3.9 metres is not acceptable. - When a vehicle parked in the road only a bicycle could pass without mounting the verge opposite. - dangerous to allow another 12 vehicles to pass on the roadway past the end of existing driveways.

ASSESSMENT AND REASONED JUSTIFICATION The proposal raises the following main issues:

- conformity with the development plan and material considerations; - design, layout and the effect on the character and appearance of the surrounding area; - effect on archaeology; - effect on flood risk and surface water drainage; - effect on foul sewage; - effect on noise: - noise on air quality; - effect on biodiversity; - effect on the Upper Nene Valley Special Protections Area; - compliance with national space standard and national accessibility standards; - effect/impact on the living conditions of the neighbouring occupiers and the future occupiers of the development; - effect/impact on highway safety in relation to the proposed access arrangement and parking provision; - contamination; - crime and disorder; - conditions

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The application form at question five indicates that no pre-application advice or assistance has been sought from the council. The NPPF from paragraph 41 extols the virtues of applicants engaging in pre application discussion with the council to resolve any issues that may arise to help applicants avoid any unnecessary delays and costs.

The JCS settlement hierarchy consists of four tiers; Growth Towns, Market Towns, Villages and Open Countryside. Wellingborough is identified as a Growth Town and is the focus for the majority of growth. The rest of the settlements, including Earls Barton, fall under the 'villages' category. Villages are defined as being able to accommodate some small-scale infill development to meet its own need or a level of growth has been identified in the JCS or a Neighbourhood Plan.

This proposal is for the erection of 2 two storey dwellings within the village of Earls Barton. The site is within the village boundary as defined in para 6.1 of the EBNP.

Policy 11 (2) (b) of the JCS permits small scale infill developments which are situated on sustainable sites where this would not materially harm the character of the settlement and residential amenity. Policy EB.GD1 of the EBNP also supports infill developments in the village that are of a scale, mass and density that are in keeping with local character and where there would be no unacceptable loss of local amenity and no unacceptable impacts on traffic or congestion.

Policy 28 and 29 of the JCS set housing targets for Earls Barton of 250 over the plan period. The EBNP makes provision for this number through allocations and there has been a substantial level of development in Earls Barton already over the plan period. The council can currently demonstrate a five-year housing land supply and as such all policies are up to date and the development plan remains the starting point for decision making.

The parish council have raised objections in relation to the principle of development.

The site is located within the settlement boundary of the village of Earls Barton as defined by the policies map and policy SS1 of the PBW both policy 11 (2) (b) of the JCS and policy EB.GD1 of the EBNP support infill development; as such the principle of residential development consisting of two dwellings in this location would be acceptable subject to the material considerations outlined below.

Design, layout and the effect on the character and appearance of the surrounding area JCS at policy 8 (d) (i) and (ii) describes the principles that proposed development must take into account with regards to its effect on the character and appearance of an area.

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Policy EB. D1 of the EBNP also states that development should be designed and laid out in a way that is in keeping with local character, and that protects, conserves and where possible enhances the natural and historic environment. Ensuring that development is responding to local character and context is also a key criterion of policy 8 of the JCS.

The government at paragraph 127 (a) - (d) of the revised NPPF attach great importance to the design of built development. It goes on to advise that planning decisions should ensure that development will function well and add quality of the overall area; not just for the short term but over the life time of a development; are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; are sympathetic to local character and history, including the built environment and landscape setting, while not discouraging appropriate innovation and change; establish or maintain a strong sense of place, using the arrangements of streets, space, building types and materials to create attractive, welcoming and distinctive places to live, work and visit.

The street scape in this part of New Street is characterised by a mix of detached bungalows and detached chalet style dwellings with first floor accommodation in the roofs. Several of the existing dwellings have converted the roofscape into habitable accommodation and added front and rear dormers. A chalet style dwelling like what is being proposed has been constructed in part of the former garden of number 27 New Street. The street scape consists of a mix of dwellings constructed in the 1960's and infill development constructed in the early part of the twenty first century.

Number 32 New Street consists of a detached three bed bungalow constructed in the 1960's with a rear conservatory set in a very substantial plot. The northern, eastern, western and southern boundaries are defined by 2.5 - 3-metre-high hedgerows which would be retained as part of the development proposals and extended along the southern boundary. The garden contains shrubs and trees which would predominantly be found in domestic gardens. Six trees are proposed to be removed as part of these proposals. None of these trees have a high amenity value and are not visible features in the streetscape.

Plot 2 would be set in from the western boundary with number 30 New Street by 2.2 metres and plot 3 would be set in from the eastern boundary by approximately 2.8 metres. The proposed dwellings would be set between 11 - 11.8 metres from the boundary with dwellings in Milbury. A back to back spacing and separation distance of 24 metres would be retained between the dwellings. The proposed dwellings would both be detached and a chalet style design with bedrooms/bathrooms in the roof space and pitched roof dormers on the front and rear elevations of the roof. Plot 2 would measure 8 metres to the ridge and 3.6 metres to the eaves. Plot 3 would measure 8.7 metres to the ridge and 4 metres to the eaves.

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The siting, form and character of the proposed dwellings would respond to the local topography and landscape setting of the settlement. The proposed layout is not considered by the case officer to constitute overdevelopment of the site. The proposed dwellings would not be visible in the streetscape in New Street and would only be visible from the rear of dwellings which back onto the application site. The ground floor of the dwellings will be predominantly screened by the existing hedgerows and 1.8- metre-high close boarded fencing, only the roofs of the dwellings would be visible from neighbouring dwelling houses.

The existing boundary treatment would be retained and enhanced. A close boarded fence would need to be erected between plots 2 and 3 and around the rear garden of the host dwelling. As no details of these boundary treatments have been provided a condition should be imposed requiring details of boundary treatments to be provided.

The walls to the proposed dwellings would be constructed on brick, no details of the type of tiles to be hung on the roof have been provided or of the type of windows, fascia's, lintels, drainage pipes and guttering. A condition should be imposed requiring samples of all external materials to be used.

No details of the surfacing of the proposed driveways or rear patio areas serving the proposed dwellings have been provided. Block paviours would be the preferred dressing for the proposed driveways to serve the host dwelling and the proposed dwellings. A condition should be imposed requiring details of the surfacing of the driveways and patios to be provided.

Both the parish council and neighbours have raised objections in relation to the effects on the design, layout and effect on the character and appearance of the area.

Subject to the imposition of conditions in relation to samples of external materials to be used, details/samples of external surface for the driveways and rear patios and boundary treatments for the proposed and host dwelling the proposed development would comply with policy 8 (d) (i) and (ii) of the JCS, policy EB. D1 of the EBNP in relation to the design and layout being in keeping with local character and advice contained within paragraph 127 (a) - (d) of the NPPF.

Sustainability Policy 9 of the JCS is clear that development should incorporate measures to ensure high standards of resource and energy efficiency and reduction in carbon emissions. All residential development should incorporate measures to limit use to no more than 110 litres/person/day and external water use of no more than 5 litres/person/day or alternative national standard applying to areas of water stress. To ensure compliance with this policy, a planning condition is recommended.

Effect on archaeology JCS policy 2 (d) requires that where proposals would result in the unavoidable and justifiable loss of archaeological remains, provision should be made for recording and the production of a suitable archive and report.

With regards the revised NPPF, section 16 sets out government advice on conserving and enhancing the historic environment and in particular paragraph 189 advises that, where appropriate, when determining an application which could affect a heritage asset

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with archaeological interest the council should, where appropriate, require developers to submit a field evaluation.

The application site lies to the southeast of the historic core of the village of Earls Barton. This area, part of the hamlet of Dowthorpe End, was agricultural land until residential expansion in the late 19th Century led to the establishment of what is now New Road. Residential development around New Road was sporadic until 1964 when the road was extended southward to its present 'T' form and the present building stock (including No. 32) constructed. Prior to this phase of expansion, the application site was part of a strip of allotment gardens associated with the 19th Century housing. During the residential development phase of 1964 Iron Age and Roman pottery was found in numerous pits and ditches across the area.

Archaeological works in advance of development off Doddington Road to the north-west of the application boundary revealed further sub-surface archaeological remains relating to a possible Late Iron Age Settlement and/or Field System (HER Ref. 7723).

The available evidence, therefore, indicates the potential for sub-surface archaeological remains of later prehistoric date to survive within the application site.

Northamptonshire archaeological officer recommends that the proposed development has the potential to result in effects to sub-surface archaeological remains. Such effects do not, however represent, over-riding constraints on the development provided that adequate provision is made for the investigation and recording of any remains that are affected. In order to secure this Northamptonshire archaeological officer recommends the imposition of a condition for an archaeological programme of works as advised within paragraph 199 of the NPPF.

No parish council or neighbour objections have been received in relation to the effects on archaeology.

Subject to the imposition of a condition for an archaeological programme of works the proposed development would comply with policy 2 (d) of the JCS and advice contained within paragraph 199 of the NPPF in relation to archaeology.

Effect on flood risk and drainage The JCS at policy 5 sets out a raft of sub policies aimed at preventing or reducing flood risk.

The revised NPPF at chapter 14 sets out government views on how the planning system should take into account the risks caused by flooding. The planning practice guidance under the chapter titled 'flood risk and climate change' gives detailed advice on how planning can take account of the risks associated with flooding in the application process.

The application site is located within flood zone 1.

The NCC flood risk mapping indicates that in relation to risk of flooding from surface water this is an area that has a low chance of flooding between 1 in 1000 (0.1%) or 1 in 100 (0.1%).

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The application form states that the development is not in an area at risk of flooding or within 20 metres of a watercourse. Any surface water created by the proposed development would be disposed of through soakaways.

Neighbour objections have been received in relation to flooding from surface water.

The proposed development would comply with policy 5 of the JCS.

Effect on foul sewage JCS Policy 10 (b) requires new development to minimise increases in the demand for additional/expanded water infrastructure. Whilst policy 10 (c) states that planning permission will only be granted if it can be demonstrated that there will be sufficient infrastructure capacity provided within an agreed timescale to support and meet all the requirements which arise from the proposed development. Policy 10 (d) continues by saying that the council and developers should work with infrastructure providers to identify viable solutions to deliver infrastructure where appropriate by phasing conditions, the use of interim measures and the provision of co-located facilities.

The NPPF at paragraph eight and elsewhere identifies the provision of infrastructure as part of the economic role as one of the three dimensions of sustainable development.

The PPG under the chapter entitled 'water supply, wastewater and water quality' at paragraph 20 provides advice on the particular considerations that apply in areas with inadequate wastewater infrastructure. The PPG explains that if there are concerns regarding the capacity of wastewater infrastructure, applicants will be asked to provide information as to how wastewater will be dealt with. The PPG goes on to provide advice on a number of scenarios regarding the preference to connect to the public sewerage system and the acceptable alternatives.

The application form states that sewerage created by the proposed dwellings would be disposed of through the existing mains sewer. Arrangements to connect into the existing main sewers would be made by the developer through an agreement with Anglian Water under their regulations.

The proposed development is considered to comply with policy 10 (b), (c) and (d) of the JCS.

Effect on noise To ensure quality of life and safer and healthier communities the JCS at policy 8 (e) (ii) states that new development should be prevented from contributing to or being adversely affected by unacceptable levels of noise.

The PPG offers detailed advice on Noise which was updated on 24 December 2014.

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The council's environmental protection officer (noise and air quality) has no objections to the proposal in principle and considers that there are unlikely to be any significant adverse impacts with regards to noise.

The council's environmental protection service has powers to deal with any unacceptable noise caused by building works as necessary under the provisions of the Environmental Protection Act 1990 and it has published a leaflet entitled 'considerate contractor advice note'.

A condition should be imposed requiring a construction environmental construction management plan to be submitted and approved by the local planning authority prior to any construction works commencing on site. Once construction works are completed the proposed development is unlikely to result in unacceptable noise disturbance to occupiers of neighbouring residential properties.

Neighbour objections have been received in relation to the effects of construction noise.

Subject to the imposition of a condition in relation to an environmental construction management plan the proposed development would comply with policy 8 (e) (ii) of the JCS.

Effect on air quality The JCS at policy 8 amongst other things, requires development not to result in an unacceptable impact on neighbours by reason of pollution.

To ensure quality of life and safer and healthier communities the JCS at policy 8 (e) (i) requires development not to have an unacceptable impact on amenities by reason of pollution, whilst 8 (e) (ii) goes further by stating that both new and existing development should be prevented from contributing to or being adversely affected by unacceptable levels of air pollution.

The East Midlands region is looking to minimise the cumulative impact on local air quality that ongoing development has rather than looking at significance.

The proposed development includes the provision for vehicle parking. A key theme of the revised NPPF is that developments should enable future occupiers to make "green" vehicle choices and paragraph 110 (e) "incorporate facilities for charging plug-in and other ultra-low emission vehicles". Policy 15 (c) of the JCS seeks for the design of

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development to give priority to sustainable means of transport including measures to contribute towards meeting the modal shift targets in the Northamptonshire Transportation Plan.

The council's environmental protection officer (noise and air quality) has no objections to the proposal in principle. There are unlikely to be any significant adverse impacts with regards to air quality. It is recommended that the new dwellings should be provided with the infrastructure to facilitate the charging of electric vehicles and that they should be fitted with low NOx boilers, if gas central heating is to be installed, to minimise polluting emissions to the air.

Subject to an Informative being added to any permission seeking any gas fired boilers to meet a minimum standard of 40 mgNOx/Kwh and to prepare for the increased demand for electric vehicles in future years a condition being imposed requiring details of infrastructure for electric vehicle charging points to be installed within the development the proposed scheme would comply with policies 8 (e) (ii) and 15 (c) of the JCS, advise contained within the air quality SPD and paragraph 110 (e) of the NPPF.

Effect on biodiversity Paragraph 40 of the Natural Environment and Rural Communities Act, under the heading of 'duty to conserve biodiversity' states "every public authority must, in exercising its functions, have regard, so far as is consistent with the proper exercise of those functions, to the purpose of conserving biodiversity."

The JCS at policy 4 - biodiversity and geodiversity, sets out policy requirements for the protection and where possible, a net gain in biodiversity.

The revised NPPF at chapter 15 'conserving and enhancing the natural environment' sets out government views on minimising the impacts on biodiversity, providing net gains where possible and contributing to halt the overall decline in biodiversity.

The application is considered to have a neutral impact on biodiversity although there are enhancements to be secured through details of new nesting opportunities for birds and bats either integral to or mounted to the buildings or mounted on suitable trees.

The proposed development would comply with policy 4 of JCS.

Effect on the Upper Nene Valley Special Protection Area The Upper Nene Valley Gravel Pits Special Protection Area (SPA)/Ramsar site is legally protected by the Conservation of Habitats and Species Regulations 2010 (the 'Habitats Regulations').

Policy 4 of the JCS on biodiversity and geodiversity states that developments likely to have an adverse effect either alone or in-combination on the Upper Nene Valley Gravel Pits Special Protection Area must satisfy the requirements of the Habitat Regulations and avoid or mitigate any impacts identified.

The Upper Nene Valley Gravel Pits Supplementary Planning Document (SPD) has been produced to help local planning authorities, developers and others ensure that development has no adverse effect on the SPA, in accordance with the legal

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requirements of the Habitats Regulations. The SPD has been developed with Natural England and the RSPB. A Mitigation Strategy adopted as an addendum to the SPA SPD provides further guidance for development within the 3km zone of the SPA and details a specific financial contribution for each new dwelling towards Strategic Access Management and Monitoring (SAMM) to avoid and mitigate impact.

Since these policies were adopted there has been a ruling made by the Court of Justice of the European Union (the CJEU) on the interpretation of the Habitats Directive in the case of People Over Wind and Sweetman vs Coillte Teoranta (ref: C 323/17). This requires development relying on mitigation in relation to the Habitats Regulations to no longer be considered at the screening stage but taken forward and considered at the appropriate assessment stage to inform a decision as whether no adverse effect on site integrity can be ascertained.

A Habitat Regulations Assessment to identify the likely effects of the proposed development on the SPA has been undertaken. It is considered that a planning decision on the merits of the proposed development can be taken as the applicant has made an SPA mitigation payment of £599.90 (£299.95 x 2, 1 April 2021) made under section 111 of the Local Government Act 1972 and the development meets the criteria set out in the SPA SPD for this approach to be taken.

The proposed development would comply with Policy 4 of the JCS and with the requirements of the SPA SPD. The contribution provided will be used for measures to reduce the impacts of the proposed development and allows a conclusion of no adverse effect on the integrity on the Upper Nene Valley Gravel Pits Special Protection Area and Ramsar Site.

Housing mix Policy 30 (a) (ii) of the JCS seeks to ensure there would not be an overconcentration of a single type of housing where this would adversely affect the character or infrastructure of the area.

New Street is characterised by a mix of detached bungalows and detached chalet style dwellings with accommodation in the roof. Several bungalows have had dormer extensions to create accommodation in the roof at first floor.

The proposed development is for one three bed dwelling and one four bed dwelling chalet style dwelling and would not result in an overconcentration of a single type of housing or adversely affect the character and infrastructure in the area.

The proposed development would comply with policy 30 (a) (ii) of the JCS.

National Space Standards The JCS at Policy 30 (b) requires the internal floor areas of new dwellings to meet the National Space Standards as a minimum.

The proposed development achieves the minimum gross internal floor areas for 3 and 4-bedroom dwellings and includes built in storage which meets the minimum standard. The width and internal floor areas of single and double bedrooms would meet the minimum standards set out in the technical space standards.

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The proposed development complies with policy 30 (b) of the JCS.

National Accessibility Standards Policy 30 (c) seeks new dwellings to meet category 2 of the National Accessibility Standards as a minimum.

All units should achieve category 2 of the National Accessibility Standards as a minimum. A condition should be imposed to ensure that category 2 of the NAS can be achieved.

Effect/impact on the living conditions of the neighbouring occupiers and the future occupiers of the development The JCS at policy 8 (e) (i) details policy relating to the protection of amenity of neighbouring occupiers.

Policy EB.GD1 of the EBNP also supports infill developments in the village that are of a scale, mass and density that are in keeping with local character and where there would be no unacceptable loss of local amenity and no unacceptable impacts on traffic or congestion.

At paragraph 127 of the revised NPPF the government requires new development to provide 'a high standard of amenity for all existing and future users.

The proposed development is not considered to result in any unacceptable loss of privacy or light to either the host dwelling or neighbouring dwellings in Cordon Crescent or Milbury. Although the site does slope from the north to south the finished floor levels of the proposed dwellings at 83.40 above ordnance datum (AOD) are not considered to have an unacceptable or overbearing effect on the dwellings to the rear in Milbury as a minimum spacing and separation distance of 24 metres would be retained. The southern rear elevation of plots 2 and 3 would have a total of 3 dormer windows on the rear elevation at first floor serving bedrooms, the remaining windows would be velux roof lights. An existing 2.5-3 metre hedge along the southern rear boundary of the plots would be retained and extended where a gap currently exists in the south east corner, this would screen the ground floor and private rear garden area of the proposed dwellings.

The host and both the proposed dwellings would have private rear gardens of over 100 square metres, which is considered by the case officer to be adequate to serve a modern family dwelling. Although the depth of the proposed gardens would not be like other adjacent properties in this part of New Street, they would be similar to the garden depths and size of dwelling houses on Cordon Crescent and Milbury.

Neighbour objections have been received in relation to the effect on living conditions of neighbouring occupiers in relation to loss of light and privacy.

It is considered that the proposal is acceptable with regards to the living environment for future occupants including levels of privacy, daylight and outlook in accordance with the requirements of policy 8 (e) (i) of the JCS and policy EB. D1 of the EBNP in relation to loss of local amenity.

Planning Committee 26 of 37 21 April 2021

Effect/Impact on highway safety in relation to (the proposed access arrangement and parking provision) JCS policy 8 (b) (i) gives a number of requirements that new development should achieve with regards to highway, pedestrian and other sustainable transport matters.

JCS policy 8 (b) (ii) seeks to ensure a satisfactory means of access and provision for parking, servicing and manoeuvring in accordance with adopted standards.

Impacts on Traffic or Congestion A letter dated 19 February 2021 by Martin Andrews Consulting to Northamptonshire highways original consultation response dated 6 January 2021 advises:

"The proposed development will result in two additional dwellings. Using typical vehicle generation rates these three new dwellings would equate to 10 new daily trips with 1 to 2 trips generated within the morning and evening peak period. TRICS data showing vehicle trip generation rates accompanied this written response. This is a small insignificant increase which would not have a discernible impact on the capacity or safety of the existing highway network.

The proposed development would not create additional need for vehicles to use the existing turning head as turning facilities would be provided on site.

New Street has an existing width of between 3.8 to 3.9 metres. This is marginally narrower than the 4.1 metres in Manual for Streets which recommends for two cars to pass each other. Widening to 4.8 metres is proposed to the eastern extent of New Street for a length of 20 metres. Post development this would mean that only 12.5 metres of New Street was at the original 3.8 to 3.9 metres wide.

The eastern arm of New Street serves 6 existing dwellings increasing to 8 with this development. The likelihood of two cars needing to pass one another is low especially as most users could see the whole length of New Street before exiting their dwellings thus not creating a need to pass another vehicle. However, should two cars meet the proposed improvement would allow vehicles to pass on New Street.

This extent of widening is considered appropriate as it mitigates against the low risk that two vehicles would need to pass one another whilst taking into account the constraints imposed by existing services.

The turning head is existing, the proposed development will not create any additional movements which need to use the turning head. Any vehicles visiting the site can turn within the site without the need to use the existing turning head. The development will have no impact on the use of this turning head.

The layout (amended) shows the new private drive joining the existing highway at right angles.

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The proposed development provides ample parking provision.

Wellingborough Norse, the refuse collection provider, has confirmed that they will service the proposed three new dwellings as they do the existing dwelling. The provision of new dwellings does not alter how refuse collection would occur on New Street".

Northamptonshire highways have reviewed the letter dated 19 February 2021 by Martin Andrews Consulting Limited and recommend that in view of the small increase in trips generated by the proposed development it is unlikely that an objection to the application will be successful on appeal and it is not, therefore intended to object to this application on highway safety or capacity grounds.

Access Northamptonshire highways have reviewed the amended site plan and recommends subject to compliance with the following requirements of the local highway authority no objection is raised to the application on highway safety or capacity grounds.

- As it will serve more than a single dwelling and less than six dwellings the means of access into the site must be laid out as a shared private drive having a width of no less than 4.5 metres for a distance of 10 metres in rear of the highway boundary. - The existing vehicular crossing must be widened and modified as appropriate and all highway surfaces affected by the proposals reinstated in accordance with the specification of the local highway authority and subject to a suitable licence/agreement under the Highways Act 1980. - To prevent loose material being carried onto the public highway the driveway must be paved with a hard-bound surface for a minimum of 5 metres in rear of the highway boundary. - A positive means of drainage must be installed, as appropriate, to ensure that surface water from the driveway does not discharge onto the highway. - Pedestrian to vehicle visibility of 2.0 metre x 2.0 metres above a height of 0.6 metre must be provided and maintained on both sides of the vehicular access.

The application site would be accessed off New Street a 3.8-3.9-metre-wide road which currently serves the existing dwelling house, which is accessed off the end of a cul de sac. The narrow width of the roadway makes it difficult for vehicles to park on the road and another vehicle to pass easily. When a site visit was carried out by the assigned case officer it was noted that on this part of New Street no vehicles were parked on the road.

The existing vehicular access would be widened to ensure that a 4.5 metres wide access off New Street could be achieved as recommended by the local highway authority. As the proposed access will serve more than a single dwelling and less than six dwellings the means of access into the site will be laid out as a shared private drive. On drawing number 43-20-00 Rev C (proposed site plan) the proposed driveways serving both the host and proposed dwellings would have a width of no less than 4.5 metres for a distance of 10 metres in rear from the highway boundary. Conditions should be imposed to ensure that the driveway is hardbound for the first 5 metres from the edge of the highway and a positive means of drainage can be installed and appropriate pedestrian and vehicular visibility splays can be achieved. On the driveway serving the host dwelling and the proposed dwellings turning areas have been provided to enable vehicles to enter and leave the site in a forward gear.

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Pedestrian Access The existing pedestrian footway on New Street would serve the proposed development and the existing public rights of way would be retained as part of the proposed development.

Parking Northamptonshire Parking Standards sets out the development related parking standards and should be read in conjunction with these policies. Through consultation, highways officers have indicated that parking accommodation should be provided to serve both the existing and proposed dwellings in accordance with the Northamptonshire Parking Standards and satisfy policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy. Three bed dwellings would require 2 space per dwelling, and four bed dwellings require 3 parking spaces plus visitor spaces of 1 per dwelling. It should be noted that garages do not count as parking spaces.

The proposed site layout plan on drawing number 43-20-00 C demonstrates that three parking spaces plus a turning area would be provided for the host dwelling; three on plot parking spaces would be provided for plot 3 (four bed dwellings) and four parking spaces would be provided for plot 2 (three bed dwelling). A condition should be imposed to ensure that the parking is provided. There is adequate on plot parking being provided to serve the host and two proposed dwellings. Northamptonshire highways have not raised any objections to the parking being proposed.

The development should include dedicated covered cycle parking consisting of one cycle parking per bedroom. Garages can count as dedicated covered cycle parking. Each new dwelling is provided with a garage which could be used to secure any cycle parking.

Dedicated bin storage is proposed to be provided in the garden of each new dwelling and an area of hardstanding would be provided adjacent to where the private access driveway meets the adopted highway for the temporary storage of bins when they area collected on a weekly basis by the refuse team.

Both parish council and neighbour objections have been received in relation to highway safety and capacity.

Subject to the imposition of conditions in relation to the parking being laid out, the driveway being hardbound for the first 5 metres from the edge of the highway and a positive means of drainage can be installed and appropriate pedestrian and vehicular visibility splays the proposed development would comply with policy 8 (b) (ii) of the JCS and policy EB. D1 of the EBNP in relation to impacts on traffic and congestion.

Contamination The JCS at policy 6 says that local planning authorities will seek to maximise the delivery of development through the re-use of suitable previously developed land within the urban areas. Where development is intended on a site known or suspected of being contaminated a remediation strategy will be required to manage the contamination. The policy goes on to inform that planning permission will be granted where it can be established that the site can safely and viably be developed with no significant impact on either future users of the development or on ground surface and waters.

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The revised NPPF at paragraphs 178 and 179 sets out policies on development involving contaminated land. The planning practice guidance also offers detailed government advice on this topic.

The council's environmental protection officer (contamination) has raised no objections on this application in relation to land contamination but recommends a condition being imposed if any unexpected contamination is discovered during any construction works.

No parish council or neighbour objections have been raised in relation to contaminated land.

Subject to the imposition of a condition being imposed in the event that unexpected contamination is discovered during any construction the works the proposed development would comply with policy 6 of the JCS and advice contained within paragraphs 178 and 179 of the NPPF in relation to contaminated land.

Crime and disorder Section 17 of the Crime and Disorder Act 1998 details the need for the council to do all that it reasonably can to prevent, crime and disorder in its area.

The JCS at policy 8 (e) (iv) sets out the policy requirement for new development to seek to design out crime and disorder and reduce the fear of crime.

The adopted designing out crime supplementary planning guidance gives detailed advice this issue.

All doors and windows in domestic dwelling would meet the requirements of Approved Document Q of Building Regulations. Northamptonshire Police recommend the use of third party accredited products. Lighting should be provided to shared private driveways.

A condition should be imposed requiring details of how the shared private driveway would be lit and an informative added for all windows and door to meet part Q of the building regulations, to ensure the proposed development would comply with policy 8 (e) (iv) of the JCS.

Conditions The revised NPPF at paragraph 56 requires conditions to only be imposed where they are: necessary, relevant to planning and to the development to be permitted, enforceable, precise and reasonable in all other respects. The PPG re-iterates this advice.

It is considered that the proposed conditions meet the tests set out in the NPPF and the provisions of the PPG.

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It is considered that the recommended heads of terms and the conditions meet the tests set out in the revised NPPF and the PPG.

CONCLUSION The proposed development complies with the relevant development plan policies and is consistent with the provisions in the revised NPPF specifically in relation to promoting sustainable development, infill development within an existing built up area; raising design standards, conserving the environment, mitigation provided in relation to the effects of the development on the SPA, effects on archaeology, flood risk, foul sewerage, effects from noise, effects on air quality, effect on neighbouring amenity, contamination, crime prevention measures, adequate on plot parking to serve both host and proposed dwellings, no harmful effect on highway safety and capacity. In the absence of any material considerations of sufficient weight, it is recommended that the proposal be approved subject to the conditions set out below:

RECOMMENDATION Approve subject to the following conditions.

CONDITIONS/REASONS

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission.

Reason: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 as amended by section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby approved shall be carried out in accordance with the following drawings/details: 43-20-00 C (site plan) received 10 February 2021; 43-20-02 (unit 2 proposed plans & elevations) received 10 February 2021; 43-20-03 (unit 3 proposed plans & elevations) received 10 February 2021.

Reason: To define the permission and to conform with the requirements of The Town and Country Planning (General Development Procedure) (Amendment No. 3) (England) Order 2009.

3. Notwithstanding the details shown on drawing numbers 43-20-02 (unit 2 proposed plans and elevations) and 43-20-03 (unit 3 proposed plans and elevations) no development above slab level shall take place until samples of the external materials to be used in the construction of the development have been submitted to and approved in writing by the local planning authority. The development shall thereafter be carried out in accordance with the approved details.

Reason: To ensure that the development does not detract from the appearance of the locality in accordance with policy 8 (d) (i) of the North Northamptonshire Joint Core Strategy.

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4. The dwellings hereby approved shall incorporate measures to limit water use to no more than 110 litres per person per day within the home and external water use of no more than 5 litres per day in accordance with the optional standard 36 (2b) of Approved Document G of the Building Regulations (2015).

Reason: To ensure that the development complies with policy 9 of the North Northamptonshire Joint Core Strategy.

5. No building shall be occupied until the car/vehicle parking areas shown on the approved plans for that building has been constructed, surfaced and permanently marked out. The car parking areas so provided shall be maintained as a permanent ancillary to the development and shall be used for no other purpose thereafter.

Reason: To ensure adequate parking provision at all times so that the development does not prejudice the free flow of traffic or the safety on the neighbouring highway in accordance with policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

6. The dwellings hereby approved shall be built to meet the requirements of the national Accessibility Standards in category 2 (accessible and adaptable dwellings) in accordance with the schedule of the Approved Document M of the Building Regulations (2015).

Reason: To ensure that the development complies with the national accessibility standards and policy 30 (c) of the North Northamptonshire Joint Core Strategy.

7. In the event that any unexpected contamination is found at any time when carrying out the development hereby approved, it must be reported immediately to the local planning authority. Development works at the site shall cease and an investigation and risk assessment undertaken to assess the nature and extent of the unexpected contamination. A written report of the findings shall be submitted to and approved by the local planning authority, together with a scheme to remediate, if required, prior to further development on site taking place. Only once written approval from the local planning authority has been given shall development works recommence.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised in accordance with policy 6 of the North Northamptonshire Joint Core Strategy.

8. No development shall take place until a Construction Environmental Management Plan (CEMP) for that phase has been submitted to and approved in writing by the local planning authority. The CEMP shall include site procedures to be adopted during the course of construction including: - Procedures for maintaining good public relations including complaint management, public consultation and liaison. - Arrangements for liaison with the Councils Environmental Protection Team. - All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the local planning authority, shall be carried out only between the following hours 08:00 hours and 18:00 hours on Mondays to Fridays and 08:00 and 13:00 hours on Saturdays and; at no time on Sundays and Bank Holidays. - Deliveries to and removal of plant, equipment, machinery and waste from the site

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must only take place within the permitted hours detailed above. - Mitigation measures as defined in BS5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites, shall be used to minimise noise disturbance from construction works. - Procedures for emergency deviation of the agreed working hours. - Control measures for dust and other air-borne pollutants. - Measures for controlling the use of site lighting whether required for safe working or for security purposes. The approved construction environmental management plan shall be adhered to throughout the construction process.

Reason: In the interests of the amenities of surrounding occupiers during the construction of the development accordance with policy 8 (e) (ii) of the North Northamptonshire Joint Core Strategy.

9. Prior to the first occupation of any dwelling details of the proposed lighting scheme for the lighting of the shared private driveways shall be submitted to and approved in writing by the local planning authority. The scheme shall include a plan showing the position, type and extent of the lighting over the area to be lit. The approved scheme shall be implemented prior to the first occupation of the associated dwelling and shall be retained in that form thereafter.

Reason: To ensure that there is adequate lighting over the associated private driveways and to reduce the fear of crime through the creation of a safe environment and accord with policy 8 (e) (iv) of the North Northamptonshire Joint Core Strategy.

10. Notwithstanding the approved details, no development shall take place above slab level until details of the proposed boundary treatments for the host and the hereby approved dwellings have been submitted to and approved in writing by the local planning authority. The details shall include a boundary treatment plan (at a minimum scale of 1:500) detailing the position of all proposed boundary treatment and annotated or accompanied by a schedule specifying the type, height, composition, appearance and installation method of boundary treatment throughout the site. The approved boundary treatment shall be erected before any dwelling hereby approved is first occupied. Development shall be carried out in accordance with the approved details and thereafter retained in that form.

Reason: To provide adequate privacy, to protect the external character and appearance of the area and to minimise the effect of development on the area in accordance with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

11. No dwelling shall be occupied until the associated refuse store, and or facilities allocated for storing of recyclable materials, as shown drawing number 43-20-00 Rev C (site plan) has been completed in accordance with the approved plans or such other details that shall have been submitted to and approved in writing by the local planning authority and thereafter retained in that form. Thereafter, all refuse and recyclable materials associated with the development shall either be stored within this dedicated store/area, as shown on the approved plans, or internally within the building(s) that form part of the application site. No refuse or recycling material shall be stored or placed for collection on the public highway or pavement, except either on the evening on the day before the collection or on the day of collection.

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Reason: To safeguard the amenity of the occupiers of adjoining premises, protect the general environment, and prevent obstruction to pedestrian movement, and to ensure that there are adequate facilities for the storage and recycling of recoverable materials in accordance with policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

12. Notwithstanding the details shown on drawing numbers 43-20-02 (unit 2 proposed plans and elevations) and 43-20-03 (unit 3 proposed plans and elevations) prior to the construction of the development above slab in level a scheme for the provision of charging points for electric vehicles shall be submitted to and approved in writing by the local planning authority. The scheme shall identify the dwellings in each phase that will benefit from a charging point for electric vehicles, the location of any charging point for electric vehicles and the type of charging point to be installed. The scheme shall be implemented prior to the first occupation of each dwelling to which the charging point shall relate.

Reason: To negate the effects of the development on local air quality and accord with advice contained within 110 (e) of the National Planning Policy Framework.

13. Prior to the first occupation of plots 2 and plots 3 pedestrian to vehicle visibility of 2.0 metres x 2.0 metres above a height of 0.6 metres shall be provided and maintained in perpetuity on both sides of the vehicular access.

Reason: In the interests of highway safety in accordance with policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

14. No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the planning authority. This written scheme will include the following components, completion of each of which will trigger the phased discharging of the condition: (i) fieldwork in accordance with the agreed written scheme of investigation; (ii) post-excavation assessment (to be submitted within six months of the completion of fieldwork, unless otherwise agreed in advance with the planning authority); (iii) completion of post-excavation analysis, preparation of site archive ready for deposition at a store (Northamptonshire ARC) approved by the planning authority, completion of an archive report, and submission of a publication report to be completed within two years of the completion of fieldwork, unless otherwise agreed in advance with the local planning authority.

Reason: To ensure that features of archaeological interest are properly examined and recorded and the results made available, in accordance with policy 2 (d) of the North Northamptonshire Joint Core Strategy and advise contained within paragraph 199 of the National Planning Policy Framework.

15. Notwithstanding the details on the approved plans no building or use hereby permitted shall be occupied or the use commenced until the vehicular areas that are within 5 metres from the boundary of the site where it meets the public highway have been constructed and surfaced in a stable and durable manner in accordance with details to be approved in writing by the local planning authority. Arrangements shall

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be made for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway.

Reason: To avoid the carriage of mud or other extraneous material or surface water in the interests of highway safety and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure a satisfactory parking of vehicles outside of highway limits in accordance with policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

16. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no development covered by Part 1, Class A, Class B or Class C of Schedule 2 to that Order shall be carried out without the specific grant of planning permission from the local planning authority.

Reason: To prevent harm being caused to the amenity of the area and in the interests of residential amenity in accordance with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

17. No construction works shall be undertaken above slab level until details of new nesting opportunities for birds and bats either integral to or mounted to the buildings or mounted on suitable trees has been submitted to, and approved in writing by the local planning authority. The scheme shall include details of external bat roosting boxes, sparrow terraces, swift boxes and general nesting boxes and the development shall thereafter be carried out in accordance with the approved details prior to the occupation of the building.

Reason: To maintain and enhance local biodiversity and ecology in accordance policy 4 of the North Northamptonshire Joint Core Strategy.

18. No development shall take place above slab level until samples and details of the materials to be used in the areas of hardstanding within the development hereby permitted have been submitted to and approved in writing by the local planning authority. The development shall thereafter be carried out in accordance with the approved details.

Reason: To protect the character and appearance of the area and to minimise the effect of development on the area in accordance with policy 8 (d) (ii) of the North Northamptonshire Joint Core Strategy.

19. No building or use hereby permitted shall be occupied or the use commenced until there has been submitted to and approved in writing by the local planning authority full details of soft landscape works. These details shall include existing trees and/or hedgerows to be retained and/or removed accurately shown with root protection areas; existing and proposed finished levels or contours; means of enclosure; visibility splays; areas of hard surfacing materials. Soft landscape works shall include planting plans at a minimum scale of 1:200 with schedules of plants noting species, plant supply sizes and proposed densities. Development shall be carried out in accordance with the approved details. If within a period of 2 years from the date of the planting of any tree or shrub, that tree or shrub, or any tree and shrub planted in replacement for it, is removed, uprooted or destroyed, dies, becomes severely

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damaged or diseased, shall be replaced in the next planting season with trees and shrubs of equivalent size, species and quantity. The approved scheme shall be implemented so that planting is carried out no later than the first planting season following the occupation of the building(s) or the completion of the development whichever is the sooner.

Reason: To protect the appearance and character of the area and to minimise the effect of development on the area in accordance with policy 3 (a), (b) and (e) of the North Northamptonshire Joint Core Strategy.

INFORMATIVE/S

2. The North Northamptonshire Council encourages all contractors to be 'considerate contractors' when working in our district by being aware of the needs of neighbours and the environment. Prior to the commencement of any site works, it is good practice to notify neighbouring occupiers of the nature and duration of works to be undertaken. To limit the potential detriment of construction works on residential amenity, it is recommended that all works and ancillary operations which are audible at the site boundary during construction should be carried out only between the following hours:

0800 hours and 1800 hours on Mondays to Fridays and 0800 and 1300 hours on Saturdays and at no time on Sundays and Bank Holidays.

3. 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 or conversion - residential and commercial, 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 https://www.wellingborough.gov.uk/info/200011/building_control/1039/street_naming _and_numbering

4. All gas fired boilers should meet a minimum standard of 40 mgNOx/Kwh.

5. The existing vehicular crossing must be widened and modified as appropriate and all highway surfaces affected by the proposals reinstated in accordance with the specification of the local highway authority and subject to a suitable licence/agreement under the Highways Act 1980

6. Works to remove, accommodate or protect existing street furniture or features such as street lighting columns, trees, traffic signs or the apparatus of service providers

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must be agreed with the local highway authority or Statutory Undertaker and carried out at the cost of the applicant.

7. All doors and windows in domestic dwelling should meet the requirements of Approved Document Q of Building Regulations. Northamptonshire Police recommend the use of third party accredited products.

8. Please advise your clients to check the conditions on the planning consent to determine which dwellings these optional requirements apply to, as failure to comply with planning conditions may result in enforcement.

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NORTH NORTHAMPTONSHIRE AREA PLANNING COMMITTEE (WELLINGBOROUGH) - 21 April 2021

The following applications dealt with under the terms of the Executive Director Place and Economy delegated powers.

WP/20/00654/FUL

Location Barns South of 19 Hardwick Village, Hardwick, Northamptonshire Proposal Two dwellings proposed to replace conversion granted under Class Q Decision Application Refused

WP/20/00725/FUL

Location 51 High Street, Wollaston, Wellingborough, Northamptonshire Proposal Down-taking, reconstruction and conservation of two gates piers and flanking walls at the London Road entrance to Wollaston House. Insertion of pair of new iron gates. Removal of one sycamore and one ash tree. Ground works to ground below driveway and gates at the location of the gates to resolve subsidence issues. Decision Application Permitted

WP/20/00727/LBC

Location 51 High Street, Wollaston, Wellingborough, Northamptonshire Proposal Listed Building Consent for the down-taking, reconstruction and conservation, of two gate piers and flanking walls at the London Road entrance to Wollaston House. Insertion of pair of new iron gates. Removal of one sycamore and one ash tree. Ground works to ground below driveway and gates at the location of the gates to resolve subsidence issues. Decision Application Permitted

WP/20/00755/FUL

Location York Cottage, 75 Easton Lane, Bozeat, Wellingborough Proposal Change of use of pool building from ancillary to Class E(d) indoor sport, recreation or fitness. Provision of spa service (retrospective) Decision Application Refused

WP/20/00854/FUL

Location 4 Swanspool Parade, Wellingborough, Northamptonshire, NN8 2BZ Proposal To replace old windows 10 in total which do not close properly, and replace with new flush casement double glazed ones keeping the same colour (white) and georgian bar effect within the glass (as they are at the moment) for energy saving and security reasons Decision Application Permitted

WP/20/00856/FUL

Location High Farm, 400 Station Road, Irchester, Wellingborough Proposal New detached agricultural workers dwelling Decision Application Refused

WP/20/00874/PNX

Location 37 Manor Road, Mears Ashby, Northampton, Northamptonshire Proposal An application to determine if prior approval is required for a proposed: Larger home extension for a single storey rear extension. Demolition of rear utility and wc. Decision Prior Approval/Notification Not Required

NW/20/00875/FUL

Location Bluebell Woods Estate, 79 Ecton Lane, Sywell, Northampton Proposal Change of use of existing paddock from horse grazing and training into a croquet ground Decision Application Permitted

NW/21/00001/LDP

Location 35 Edinburgh Road, Wellingborough, Northamptonshire, NN8 2HN Proposal Application for a Lawful Development Certificate for a Proposed use of the property for Children's Home for up to 4 residents, under 18 years of age, with up to 4 carers Decision Application Permitted

NW/21/00002/FUL

Location 25B The Square, Earls Barton, Northampton, Northamptonshire Proposal Change of use of part of the first floor from barbers to first floor toilets for the ground floor micro pub and revised layout of the micro pub (retrospective) Decision Application Permitted

NW/21/00007/LDP

Location 13 Winston Drive, Isham, Kettering, Northamptonshire Proposal Application for a Lawful Development Certificate for a proposed development - single storey extension, materials to match that of the existing house Decision Application Permitted

NW/21/00009/FUL

Location 9 Brembridge Close, Sywell, Northampton, Northamptonshire Proposal Removal of ground floor bay window to the front elevation and the replacement with a new rendered bay and entrance porch, cladding of the external walls at first floor level with composite timber effect cladding. New window and French door to the rear Decision Application Permitted

NW/21/00015/LDP

Location 132 Main Road, Wilby, Wellingborough, Northamptonshire Proposal Application for a Lawful Development Certificate for a Proposed use of 132 and 132 (the annex) Main Road Wilby as one single dwelling Decision Application Permitted

NW/21/00017/FUL

Location 57 Main Road, Grendon, Northampton, Northamptonshire Proposal Single storey rear extension and removal of an internal wall between an existing breakfast room and lobby Decision Application Permitted

NW/21/00021/LDP

Location 27 Church Street, Finedon, Wellingborough, Northamptonshire Proposal Application for a Lawful Development Certificate for a Proposed development - Proposed single storey side extension Decision Application Permitted

NW/21/00022/LBC

Location Museum Tower, 19 Finedon Hall, Mackworth Drive, Finedon Proposal Listed Building Consent to carry out maintenance work to the Tower roof and to install a glazed 517mm x 980mm conservation roof hatch to the western roof pitch to allow for easy access to undertake regular ongoing cleaning of the gullies Decision Application Permitted

NW/21/00023/FUL

Location 63 Fullwell Road, Bozeat, Wellingborough, Northamptonshire Proposal Demolition of the existing garage, erection of a two storey side and part rear extension, single storey rear extension. Erection of a front porch, new bay window. Decision Application Refused

NW/21/00024/FUL

Location 8 Crabtree Close, Wellingborough, Northamptonshire, NN8 2PJ Proposal Part two storey part single storey side extension. Demolition of a single storey detached outbuilding Decision Application Permitted

NW/21/00038/FUL

Location 196 Northampton Road, Wellingborough, Northamptonshire, NN8 3PW Proposal Application to place a freestanding catering food trailer on site. This unit will be static and remain on the premises even during closed hours Decision Application Permitted

NW/21/00044/FUL

Location 12 Bentley Court, Wellingborough, Northamptonshire, NN8 4BQ Proposal Change of use from B1 (c) (office) & B2 (general industrial) to B2 (general industrial) & B8 (storage or distribution). Decision Application Permitted

NW/21/00048/FUL

Location 11 Duck End, Wollaston, Wellingborough, Northamptonshire. Proposal Proposed installation of an air source heat pump located in the front garden Decision Application Permitted

NW/21/00052/FUL

Location 6 The Glade, Wellingborough, Northamptonshire, NN9 5YW Proposal Single storey front and side extension. First floor extension over existing garage/utility. Conversion of garage to habitable room including the removal of the garage door and infilling with a window and brick work Decision Application Permitted

NW/21/00053/FUL

Location Wollaston School, 100 Irchester Road, Wollaston, Wellingborough Proposal Landscaping works, fencing and gate installations surrounding the new build classroom block (retrospective). Decision Application Permitted

NW/21/00054/FUL

Location 14 Milbury, Earls Barton, Northampton, Northamptonshire Proposal Single Storey front extension Decision Application Refused

NW/21/00059/FUL

Location First Floor and Second Floor, 17 - 17A Market Street, Wellingborough, Northamptonshire Proposal Conversion of upper floors into two flats consisting of one 1 bedroom dwelling and one studio dwelling Decision Application Permitted

NW/21/00068/ADV

Location 54 Oxford Street, Wellingborough, Northamptonshire, NN8 4JH Proposal Front shop signage (non illuminated) Decision Application Permitted

NW/21/00084/LDP

Location 101 Mannock Road, Wellingborough, Northamptonshire, NN8 2BJ Proposal Application for a Lawful Development Certificate for a proposed Development - for a loft conversion and the installation of dormer/velux roof lights in the rear elevation. Decision Application Permitted

NW/21/00085/FUL

Location 72 Oxford Street, Finedon, Wellingborough, Northamptonshire Proposal Single storey rear infill extension between an existing rear extension and the rear of the existing bungalow Decision Application Permitted

NW/21/00091/LDP

Location 13 Wilson Way, Earls Barton, Northampton, Northamptonshire Proposal Application for a Lawful Development Certificate for a proposed development - demolition of existing conservatory and rear section of garage and erection of single storey rear extension Decision Application Permitted

NW/21/00094/FUL

Location 58 Churchill Road, Earls Barton, Northampton, Northamptonshire Proposal Single storey pitched roof rear extension Decision Application Permitted

NW/21/00095/FUL

Location 38 The Sorrels, Isham, Kettering, Northamptonshire Proposal Two storey and single storey rear extension Decision Application Permitted

NW/21/00099/FUL

Location 60 Newcomen Road, Wellingborough, Northamptonshire, NN8 1JT Proposal Installation of ventilation system to rear of the property Decision Application Permitted

NW/21/00101/ADV

Location Glenvale Park Phase 1, Cheyne Avenue and Niort Way Junction, Wellingborough, Northamptonshire Proposal Two digitally printed mesh banners, hemmed and eyeletted and attached to heras fencing. 4 Flagpoles and flag signs Decision Application Permitted

NW/21/00102/PAMB

Location Long Lodge Farm, Main Road, Grendon, Northampton Proposal Application to determine if prior approval is required for a proposed: Change of use of agricultural building to dwellinghouse (Class C3) and for building operations reasonably necessary for the conversion - conversion to single detached dwelling Decision Prior Approval/Notification Declined

NW/21/00103/FUL

Location Shortlands Lodge, 20 Hillside, Little Harrowden, Wellingborough Proposal Demolition of existing garage block, erection of stable block and garage block Decision Application Permitted

NW/21/00110/FUL

Location Co-Operative Food, 23 - 25 Newton Road, Wollaston, Wellingborough Proposal Replacement plant in service yard with associated task lighting, a new 2.4m metre high palisade fencing and gate with a galvanised finish and a new 1100mm high key lamp in a galvanized finish Decision Application Permitted

NW/21/00111/LDP

Location 7 Ewenfield Road, Finedon, Wellingborough, Northamptonshire Proposal Application for a Lawful Development Certificate for a proposed development - single storey rear extension, materials to match that of the existing dwelling and dormer roof extension materials to match the existing roof extension. Decision Application Permitted

NW/21/00112/FUL

Location 93 Churchill Road, Earls Barton, Northampton, Northamptonshire Proposal Single storey pitched roof extension to the rear Decision Application Permitted

NW/21/00113/FUL

Location 5 and 6-8 Farm Road, Wellingborough, Northamptonshire, NN8 4UF Proposal Partial change of use of 5 Farm Road from a micro garage (sui generis) to retail use (Use Class E1), together with alterations to the shopfront, bricking up of rear doors, installation of a rear security door, louvres and replacement plant including a refrigeration gas cooler, refrigeration pack and 4no. air conditioning units Decision Application Permitted

NW/21/00114/TCA

Location The Garden House, 12 Wilby Road, Mears Ashby, Northampton Proposal Removal of maple tree due to damage being caused to nearby wall Decision Application Permitted

NW/21/00121/LBC

Location Hardwater Mill, 46 Hardwater Road, Great Doddington, Wellingborough Proposal Listed building consent for the replacement of an existing clay ridge tile with red bankclay ridge tiles Decision Application Permitted

NW/21/00122/FUL

Location 32 Ewenfield Road, Finedon, Wellingborough, Northamptonshire Proposal Demolition of single store rear store and WC and erection of a single storey rear extension and verandah Decision Application Permitted

NW/21/00126/FUL

Location 3 Church Lane, Great Doddington, Wellingborough, Northamptonshire Proposal Single storey rear extension Decision Application Permitted

NW/21/00127/LBC

Location 3 Church Lane, Great Doddington, Wellingborough, Northamptonshire Proposal Listed Building Consent for a single storey rear extension Decision Application Permitted

NW/21/00129/FUL

Location 65 Muirfield Road, Wellingborough, Northamptonshire, NN8 5NY Proposal A single storey pitched roof extension to the rear on footprint of conservatory to be demolished including building up back door and new window to side elevation Decision Application Permitted

NW/21/00133/FUL

Location 96A Overstone Road, Sywell, Northampton, Northamptonshire Proposal Single storey rear extension, single storey side extension with roof terrace over, change window to bedroom 1 to French doors for access. External porch. Decision Application Permitted

NW/21/00140/FUL

Location Flat B Second Floor, 18 Wellingborough Road, Finedon, Wellingborough Proposal Loft conversion including rear dormer

Decision Application Permitted

NW/21/00141/LBC

Location 80 Main Road, Grendon, Northampton, Northamptonshire Proposal Listed Building Consent for construction of two storey rear extension Decision Application Permitted

NW/21/00142/AMD

Location 80 Main Road, Grendon, Northampton, Northamptonshire Proposal Non-material amendment to planning permission reference WP/20/00671/FUL to provide 2 number windows at ground floor rear east elevation in lieu of folding sliding glazed doors. Reduce width of existing folding sliding glazed doors (by one door leaf) removed from existing east elevation and re-install them in new south elevation in lieu of glazed french doors. Decision Application Permitted

NW/21/00143/TCA

Location 25A Hardwick Village, Hardwick, Wellingborough, Northamptonshire Proposal T1 - Willow - Reduce by 20-25% (4-5m) all round to reduce excessive shading to property. Decision Application Permitted

NW/21/00146/LBC

Location 11 Church Street, Finedon, Wellingborough, Northamptonshire Proposal Listed building consent for a replacement front door, the installation of a toilet and washbasin under the existing stairs, rewiring, plumbing, making good modern floor boards and redecorating Decision Application Permitted

NW/21/00152/LDP

Location 10 Cobbold Close, Earls Barton, Northampton, Northamptonshire Proposal Application for a lawful development certificate for a proposed development - Removal of an existing glazed pod and construction of a single storey flat roof rear extension Decision Application Permitted

NW/21/00154/TPO

Location 59 Overstone Road, Sywell, Northampton, Northamptonshire Proposal Remove dead wood from Sycamore Crown reduce Ash tree by 3-4m and remove 2 'off-shoots' to ground level Decision Application Permitted

NW/21/00155/VAR

Location 196 Hinwick Road, Wollaston, Wellingborough, Northamptonshire Proposal Variation of condition 2 of Planning Permission Reference Number: WP/20/00308/FUL to substitute with drawings 1b, 3f, 4c, 5c, 6d, 7e Decision Application Permitted

NW/21/00158/TCA

Location Sywell Hall, 10 Wellingborough Road, Sywell, Northampton Proposal G1) Row of mixed species. Crown raise to a maximum of 5mtrs, and side back branches which are overhanging the road and are a hazard Decision Application Permitted

NW/21/00161/TCA

Location Memorial Hall Garden, 42B High Street, Great Doddington, Wellingborough Proposal Large Sycamore in memorial garden. Crown lift to increase space and light in the memorial garden and ivy at its base to be severed. Decision Application Permitted

NW/21/00171/PNA

Location East Lodge Farm, Washbrook Lane, Ecton, Northampton Proposal Application to determine if prior approval is required for a proposed Building for Agricultural use - Steel portal frame general purpose building Decision Prior Approval/Notification Granted

NW/21/00191/TCA

Location 7 Doddington Road, Wellingborough, Northamptonshire, NN8 2JG Proposal Conifer - crown raising and thinning Decision Application Permitted

NW/21/00199/TPO

Location 20 Kettering Road, Isham, Kettering, Northamptonshire Proposal (T1) Lime Tree- Fell due to large crack (approx. 1.5-2 inches wide) running from base of tree (ground level) up to where the crown breaks. Replant with a Cherry tree (Sunburst Gisela) currently 1.5m tall, to be positioned 1m to left of existing tree. Decision Application Permitted

NW/21/00200/AMD

Location Site POS4 Open Space W North, Niort Way, Wellingborough, Northamptonshire Proposal Non-material amendment to approved drawings of the Phase 1C Infrastructure reserved matters approval (WP/19/00706/REM), specifically in relation to the landscape corridors. Decision Application Permitted

NW/21/00201/PNX

Location 70 The Pyghtle, Wellingborough, Northamptonshire, NN8 4RS Proposal An application to determine if prior approval is required for a proposed: Larger home extension for single storey rear extension, approximately 3.6 metres from rear of existing house. Width to be 7.4 metres, using materials similar in appearance to the existing Decision Prior Approval/Notification Not Required

NW/21/00206/PNX

Location 57 Park Street, Wollaston, Wellingborough, Northamptonshire Proposal Prior approval for a single storey flat roof 8 metre rear extension including three sky lanterns Decision Prior Approval/Notification Not Required

NW/21/00207/FUL

Location 14 Edith Close, Finedon, Wellingborough, Northamptonshire Proposal A reduction in the length of the highway approved under planning permission reference WP/17/00118/FUL between plots 42 and 43 to take into account a 2 metre deep ransom strip and the closing off of the parking space serving plot 42 (which partially falls within the ransom strip) by extending the originally approved 1.8 metre high close boarded fence and 0 .75 metre retaining wall and allocating one of the unallocated visitor parking spaces opposite the front elevation of plot 42 as an allocated parking space to plot 42. Should the road be extended in the future to serve a new development the parking space to serve plot 42 would be re-instated Decision Application Permitted

NW/21/00228/AMD

Location Chester House No 1, Higham Road, Irchester, Wellingborough Proposal Non-material amendment to planning permission reference WP/20/00465/FUL - Change in mooring arrangement and reduction of footprint. Decision Application Permitted

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.

North Northamptonshire Council, Wellingborough Office, Executive Director Place and Economy, Swanspool House, Doddington Road, Wellingborough.

BUILDING REGULATIONS FULL PLAN DECISIONS ISSUED 04 Mar 2021 To 12 Apr 2021

App No Location Description Decision Rec'd Date 2 Month Decision Date Within 2 Date months

FP/2020/4110 Site R4A 66 bed care home Approve 07/12/2020 25/03/2021 Residential W conditions North BCW Niort Way Wellingborough Northamptonshire

FPW/2021/013 10 Lyle Court Double storey rear Withdrawn 06/01/2021 Yes 05/03/2021 Yes 2 Wellingborough extension Northamptonshire NN8 5WJ FPW/2021/013 Rear Of 4 And 5 Conversion of existing Approve 11/01/2021 Yes 15/03/2021 6 4 Cambridge Street barn to habitable conditions Wellingborough dwelling and BCW Northamptonshire construction of a new NN8 1DJ build dwelling , including essential repairs to rear retaining wall FPW/2021/014 11 The Ridge General alterations Withdrawn 13/01/2021 Yes 15/03/2021 1 Great Doddington including conversion Wellingborough of conservatory into Northamptonshire family room and a NN29 7TT new staircase to first floor. FPW/2021/049 93 Vicarage Farm Conversion of single Approved 08/02/2021 15/03/2021 4 Road garage into bedroom Wellingborough and shower room Northamptonshire NN8 5EU FPW/2021/068 1 College Street Single storey, flat roof Approved 10/02/2021 Yes 29/03/2021 Yes 2 Wollaston side extension to Wellingborough kitchen and internal Northamptonshire alterations NN29 7SF FPW/2021/078 29 Ridgeway Single storey rear/side Approve 18/02/2021 05/03/2021 4 Wellingborough extension. conditions Northamptonshire BCW NN8 4RU FPW/2021/078 6 Tainty Close Removal of internal Approved 22/02/2021 Yes 15/03/2021 Yes 6 Finedon load bearing wall Wellingborough Northamptonshire NN9 5HT

FPW/2021/100 40 Hinwick Road Single storey rear/side Approve 01/03/2021 Yes 17/03/2021 Yes 8 Wollaston extension conditions Wellingborough BCW Northamptonshire NN29 7QT

Page 1 of 2 App No Location Description Decision Rec'd Date 2 Month Decision Date Within 2 Date months

FPW/2021/105 18 Woodlands Single storey rear Approve 08/03/2021 Yes 19/03/2021 Yes 0 Road extension conditions Irchester BCW Wellingborough Northamptonshire NN29 7BW FPW/2021/134 79 Gold Street Replacement flat roof, Approved 22/03/2021 26/03/2021 4 Wellingborough replacement windows Northamptonshire and external rendering NN8 4EQ FPW/2021/136 38 Gillitts Road Rear ground floor Approve 29/03/2021 29/03/2021 9 Wellingborough extension conditions Northamptonshire BCW NN8 2BD FPW/2021/137 29 Roberts Street New roof structure Approved 29/03/2021 30/03/2021 0 Wellingborough incorporating solid Northamptonshire panels on existing NN8 3HY conservatory FPW/2021/014 11 The Ridge General alterations Approve 15/03/2021 Yes 16/03/2021 Yes 1/A Great Doddington including conversion conditions Wellingborough of conservatory into BCW Northamptonshire family room and a NN29 7TT new staircase to first floor.

Page 2 of 2 Received appeals

Appeal Site Ref. No. Date Status Type of Received procedure

29 Norlinton Close WP/20/00572/FUL 23.03.2021 Appeal in Fast track appeal Orlingbury progress

117 Torrington WP/20/00677/FUL 25.03.2021 Appeal in Fast track appeal Crescent Progress Wellingborough

1 Millers Park WP/20/00713/FUL 30.03.2021 Appeal in Fast track appeal Wellingborough Progress