i

PLANNING AGENDA

Tuesday, 8 May 2018

The Jeffrey Room, St. Giles Square, Northampton, NN1 1DE.

5:00 pm

Members of the Committee

Councillor: Brian Oldham (Chair), Jamie Lane (Deputy Chair) Councillors: James Hill, Mary Markham, Matthew Golby, Andrew Killbride, Samuel Kilby-Shaw, Julie Davenport, Jane Birch, Nazim Choudary, Zoe Smith, Arthur McCutcheon and Brian Markham.

Borough Secretary Francis Fernandes If you have any enquiries about this agenda please contact [email protected] or 01604 837722

PLANNING COMMITTEE AGENDA

Meetings of the Planning Committee will take place at 5.00pm on 4th July, 25th July, 5th September, 26th September, 17th October, 21st November, 19th December 2017 and 16th January, 13th February, 13th March, 10th April, 8th May and 7th Jun 2018.

The Council permits public speaking at the Planning Committee as outlined below:

Who Can Speak At Planning Committee Meetings?

 Up to 2 people who wish to object and up to 2 people who wish to support an individual planning applications or any other matter on the public agenda.

 Any Ward Councillors who are not members of the Planning Committee. If both Ward Councillors sit on the Planning Committee, they may nominate a substitute Councillor to speak on their behalf.

 A representative of a Parish Council.

How Do I Arrange To Speak?

 Anyone wishing to speak (not including Ward Councillors who must let the Chair know before the start of the meeting) must have registered with the Council’s Democratic Services section not later than midday on the day of the Committee. NB: the Council operate a ‘first come, first serve’ policy and people not registered to speak will not be heard. If someone who has registered to speak does not attend the meeting their place may be relocated at the discretion of the Chair.

Methods of Registration:

 By telephone: 01604 837722  In writing to: Northampton Borough Council, The Guildhall, St. Giles Square, Northampton , NN1 1DE, Democratic Services (Planning Committee) by email to: [email protected]

When Do I Speak At The Meeting

 A Planning Officer may update the written committee report then those registered to speak will be invited to speak.  Please note that the planning officer can summarise issues after all the speakers have been heard and before the matter is debated by the Planning Committee Members and a vote taken.

How Long Can I Speak For?

 All speakers are allowed to speak for a maximum of three minutes.

Other Important Notes

 Speakers are only allowed to make statements – they may not ask questions of enter into dialogue with Councillors, Officers or other speakers.  Consideration of an application will not be delayed simply because someone who is registered to speak is not in attendance at the time the application is considered  Confine your points to Planning issues: Don’t refer to non-planning issues such as private property rights, moral issues, loss of views or effects on property values, which are not a material consideration on which the decision will be based.  You are not allowed to circulate new information, plans, photographs etc that has not first been seen and agreed by the Planning Officers  Extensive late representations, substantial changes, alterations to proposals etc. will not be automatically accepted, due to time constraints on Councillors and Officers to fully consider such changes during the Planning Committee Meeting. NORTHAMPTON BOROUGH COUNCIL PLANNING COMMITTEE Your attendance is requested at a meeting to be held: in The Jeffrey Room, St. Giles Square, Northampton, NN1 1DE. on Tuesday, 8 May 2018 at 5:00 pm.

AGENDA

1. APOLOGIES 2. MINUTES 3. DEPUTATIONS / PUBLIC ADDRESSES 4. DECLARATIONS OF INTEREST/PREDETERMINATION 5. MATTERS OF URGENCY WHICH BY REASON OF SPECIAL CIRCUMSTANCES THE CHAIR IS OF THE OPINION SHOULD BE CONSIDERED 6. LIST OF CURRENT APPEALS AND INQUIRIES Report of Head of Planning (copy herewith) 7. OTHER REPORTS (A) PLANNING APPLICATIONS FOR THE REPLACEMENT OF WEATHERBOARD CLADDING, RENDERING OF EXISTING BRICKWORK, REPLACEMENT OF WINDOWS TO UPVC FRAMES AND INSTALLATION OF BIN STORAGE FOR 43 APARTMENT UNITS AT THORPLANDS. (B) PROPOSALS FOR A RAIL FREIGHT INTERCHANGE (INCLUDING WAREHOUSING) AND ASSOCIATED HIGHWAY WORKS. LAND TO THE WEST OF JUNCTION 15 OF M1 MOTORWAY, NORTHAMPTONSHIRE 8. NORTHAMPTONSHIRE COUNTY COUNCIL APPLICATIONS 9. NORTHAMPTON BOROUGH COUNCIL APPLICATIONS (A) N/2018/0389 - LISTED BUILDING APPLICATION FOR THE INSTALLATION OF TRACK LIGHTING IN THE WEST WING AND ONE ROOM IN THE EAST WING. ABINGTON MUSEUM MANOR HOUSE ABINGTON PARK, WELLINGBOROUGH ROAD (B) N/2018/0397 - LISTED BUILDING APPLICATION FOR THE INSTALLATION OF PRIMARY AND SECONDARY BARRIERS AND CONTROL ACCESS THROUGH EXISTING OPENINGS WITH NEW SLIDING DOORS, DOOR FURNITURE AND ELECTRONIC LOCKS. THE GUILDHALL, ST GILES SQUARE 10. ITEMS FOR DETERMINATION Addendum attached. (A) N/2017/1356 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 5 OCCUPANTS, TOGETHER WITH CREATION OF LIGHTWELL AND ENLARGED CELLAR WINDOW TO FRONT ELEVATION. 28 BYRON STREET (B) N/2018/0071 - CHANGE OF USE OF DWELLINGHOUSE (CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (CLASS C4) FOR 6 OCCUPANTS. 39 ST MICHAELS MOUNT (C) N/2018/0112 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (SUI GENERIS) FOR 7 OCCUPANTS. 14 ABINGTON GROVE (D) N/2018/0167 - GARAGE EXTENSION WITH FIRST FLOOR EXTENSION OVER AND REAR GROUND FLOOR INFILL. 16 CLAYSTONES (E) N/2018/0206 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 4 OCCUPANTS. 15 TOWCESTER ROAD (F) N/2018/0287 - TWO STOREY/SINGLE STOREY REAR EXTENSION WITH INTERNAL ALTERATIONS AND NEW OBSCURE GLAZED WINDOW TO FIRST FLOOR SIDE ELEVATION. 34 SAM HARRISON WAY (G) N/2018/0338 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 4 OCCUPANTS. 114 OXFORD STREET (H) N/2018/0466 - SINGLE STOREY EXTENSION TO COMMUNITY CENTRE. BLACKTHORN COMMUNITY CENTRE, LONGMEAD COURT (I) N/2018/0485 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 6 OCCUPANTS. 98 LUTTERWORTH ROAD 11. ENFORCEMENT MATTERS 12. ITEMS FOR CONSULTATION 13. EXCLUSION OF PUBLIC AND PRESS THE CHAIR TO MOVE: “THAT THE PUBLIC AND PRESS BE EXCLUDED FROM THE REMAINDER OF THE MEETING ON THE GROUNDS THAT THERE IS LIKELY TO BE DISCLOSURE TO THEM OF SUCH CATEGORIES OF EXEMPT INFORMATION AS DEFINED BY SECTION 100(1) OF THE LOCAL GOVERNMENT ACT 1972 AS LISTED AGAINST SUCH ITEMS OF BUSINESS BY REFERENCE TO THE APPROPRIATE PARAGRAPH OF SCHEDULE 12A TO SUCH ACT.” PHOTOGRAPHY AND AUDIO/VISUAL RECORDINGS OF MEETINGS Anyone may record meetings of the Council, the Cabinet, any Committee or Sub-Committee of the Council through any audio, visual or written method to include taking photographs of meetings, filming meetings or making audio recordings of meetings. The Chair of the meeting shall have the discretion to revoke the permission in the event that the exercise of the permission is disturbing the conduct of the meeting in any way or when it is otherwise necessary due to the nature of the business being transacted at the meeting. Permission may only be exercised where the public have the right to attend the meeting; and if a meeting passes a motion to exclude the press and public, then in conjunction with this, all rights to record the meetings are removed.

Agenda Item 2

NORTHAMPTON BOROUGH COUNCIL

PLANNING COMMITTEE

Tuesday, 10 April 2018

PRESENT: Councillor Oldham (Chair); Councillor Lane (Deputy Chair); Councillors Birch, Choudary, Davenport, Golby, J Hill, Kilbride, Kilby- Shaw, B Markham, M Markham, McCutcheon and Smith

OFFICERS: Peter Baguely (Head of Planning) Nicky Toon (Development Management Team Leader) Rita Bovey (Development Manager) Ben Clarke (Principal Planning Officer) James Chadwick (Solicitor) Emma Powley (Democratic Services)

1. APOLOGIES There were none.

2. MINUTES The minutes of the meeting held on 13th March 2018 were agreed and signed by the Chair.

3. DEPUTATIONS / PUBLIC ADDRESSES RESOLVED:

That under the following items, the members of the public and Ward Councillors listed below were granted to leave to address the Committee:

N/2018/0264 Leonard Lean

N/2017/1454 Rob Palmer Jane Lassitter Councillor Stone Paul Lever

N/2017/1538 Councillor Smith

N/2018/0027 Councillor Meredith

N/2018/0081 Colin Clayson Mr Tim Hadland Councillor Flavell

1 N/2018/0093 Councillor Russell

N/2018/0238 Virginia Wilson

N/2018/0375 Geoffery Pollard Councillor Larratt Mr Panter

4. DECLARATIONS OF INTEREST/PREDETERMINATION Councillor Smith declared a personal and predetermined interest in Item 10b – N/2017/1538 and would be speaking against the application. She notified the Chair that once she had made her address, she would leave the room and take no part in the discussion.

5. MATTERS OF URGENCY WHICH BY REASON OF SPECIAL CIRCUMSTANCES THE CHAIR IS OF THE OPINION SHOULD BE CONSIDERED There were none.

6. LIST OF CURRENT APPEALS AND INQUIRIES The Development Manager submitted a List of Current Appeals and Inquiries and elaborated thereon. It was noted that the planning inspectorate had not supported the decisions of the Committee and appeals in relation to applications N/2017/0702 and N/2017/1192 had been allowed.

RESOLVED: That the report be noted.

7. OTHER REPORTS (A) N/2018/0434 - DEVELOPMENT OF A STRATEGIC RAIL FREIGHT INTERCHANGE COMPRISING A MAJOR LOGISTICS AND DISTRIBUTION HUB WITH DIRECT RAIL CONNECTIONS TO THE WEST COAST MAIN LINE AND NORTHAMPTON LOOP LINE ALONGSIDE ROAD ACCESS TO THE A43 AND M1 AND HIGHWAY IMPROVEMENTS, WITH A MAJOR UPGRADE TO J15A OF THE M1 (RAIL CENTRAL PHASE TWO CONSULTATION) LAND AT ARM FARM, MILTON MALSOR The Development Management Team Leader submitted a report and elaborated thereon. It was noted that an amended resolution had been tabled to amend paragraph 1.2 and add additional representation received in relation to concerns raised regarding projected employment figures and the amount of freight carried by rail in comparison to road. It was explained that Northampton Borough Council were not the determining authority and noted that there would be further opportunities to feed into the consultation process.

Members discussed the report. 2 RESOLVED:

1.1 That it be AGREED that the proposed comments, as set out in Section 10 of this report, be submitted as the Council’s response to the consultation of the proposed Strategic Rail Freight Interchange development and the proposed works at Junction 15a of the M1 motorway and as amended:

10.1 The Government sets out objectives and a long term vision for a low carbon sustainable transport system for economic growth and the promotion of a transfer of freight from road to rail. Notwithstanding this, a development of the nature proposed and of such magnitude will inevitably have impacts and appropriate and proportionate mitigation should be sought.

10.10 Request further evidence and substantiation of proposed employment generation arising from the development, particularly in light of changes in technology in relation to warehouse operation and the potential reduction in the number of employees required.

10.11 Concern is raised regarding the amount of freight handled by rail in comparison to road. It is indicated that 90% of the containers to be handled by Rail Central will be transported by road, with just 10% forecast to be transported by rail.

1.2 That it be NOTED that delegated authority be given to the Head of Planning to agree a statement of Common Ground with the Applicant and to produce a Local Impact Report for submission to the Planning Inspectorate, by the Borough Secretary in consultation with the Cabinet Member for Regeneration, Enterprise and Planning in accordance with Part 8, Part B, Para 2.1.4 of the Council’s Constitution.”

8. NORTHAMPTONSHIRE COUNTY COUNCIL APPLICATIONS There were none.

9. NORTHAMPTON BOROUGH COUNCIL APPLICATIONS (A) N/2018/0264 - THE CONSTRUCTION OF A SECTION OF HIGHWAY LINKING THE TWO ENDS OF ST JAMES MILL ROAD TOGETHER; RESULTING IN THE CREATION OF A ROAD CORRIDOR. LAND FOR ROAD DEVELOPMENT, ST JAMES MILL ROAD The Development Management Team Leader submitted a report and elaborated thereon. Members were asked to give consideration to the additional information that had been provided in the addendum. The Committee were informed that the proposed link road would deliver a key strategic link corridor through the Northampton Enterprise Zone.

Mr Leonard Lean addressed the Committee and spoke against the application. He noted that it appeared to be highly desirable but stated there was a need to look at the impact on the urban community and the impact from the loss of the rail line.

Members discussed the report:

3 RESOLVED:

That the application be APPROVED IN PRINCIPLE subject to delegated authority to be given to the Head of Planning to consider any further representations received from the County Ecologist and to condition as appropriate, and subject to seeking a financial contribution towards the provision of Automatic Number Plate Recognition (ANPR) along the proposed route, and subject to the conditions contained within the report and with additional conditions 9 to 14 and amended condition 4 as per the addendum.

10. ITEMS FOR DETERMINATION (A) N/2017/1454 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 4 OCCUPANTS. 15 VICTORIA ROAD The Principal Planning Officer submitted a report and elaborated thereon and noted that the officer recommendations were for approval of the application subject to conditions set out within the report.

Mr Palmer, a local homeowner spoke against the application and commented that there was already a lack of parking in the area and a high level of fly-tipping. In response to questions asked, Mr Palmer commented that there had been a number of illegal HIMOs that had been dealt with but questioned the number remaining.

Ms Jane Lassitter, local resident, spoke against the application and reported that Victoria Road was already beyond capacity. She spoke of instances of anti-social behaviour that she attributed to the increase in HIMOs.

Councillor Stone, as the Ward Councillor, spoke against the application and cited her concerns about the lack of family homes and environmental degradation.

Mr Paul Lever, owner and applicant, spoke in favour and stated he had been a landlord for 15 years and was a responsible landlord having made adjustments to the application in respect of his original submission.

In response to questions, the Principal Planning Officer confirmed that the density of HIMOs was calculated on the basis of residential properties only within the 50m radius.

Members discussed the report.

RESOLVED:

That the application be APPROVED subject to the conditions and for the reason set out in the report.

4 (B) N/2017/1538 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 5 OCCUPANTS. 70 IVY ROAD At this point, Cllr Choudary joined the meeting.

The Principal Planning Officer submitted a report and elaborated thereon. The Committee were informed that the Highway Authority had objected to the application on the grounds that there was no residual parking capacity on street.

Councillor Smith, as the Ward Councillor, spoke against the application and reported that it was not a sustainable area and parking issues would further exacerbate existing problems.

In response to questions, the Principal Planning Officer advised that whilst the stair case to the attic room was relatively narrow and steep, such matters were not material to the consideration of the application given that the building was already in use as a domestic dwelling and that the attic space had previously been converted to a bedroom.

Having declared a predetermination, at this juncture of the meeting, Councillor Smith left the room.

Members discussed the report.

RESOLVED:

That the application be REFUSED against officer recommendation on highway safety ground. That the formal decision notice will be issued following agreement with the Chair on the final wording of the reason for refusal.

Councillor Smith re-joined the meeting.

(C) N/2017/1627 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 4 OCCUPANTS. 58 LONDON ROAD The item was withdrawn from the Agenda.

(D) N/2018/0020 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 4/5 OCCUPANTS. 37 HENRY BIRD WAY The item was withdrawn from the Agenda.

(E) N/2018/0027 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (SUI GENERIS) FOR 7 OCCUPANTS. 31 FARMFIELD COURT

5 The Principal Planning Officer submitted a report and elaborated thereon. He referred to the addendum and noted that NCC Highway Authority had no objections to the proposal.

Councillor Meredith, as the Ward Councillor, spoke against the application and stated that there was evidence of parking problems in the nearby vicinity and criminal activity. In response to questions, the Principal Planning Officer confirmed that, at the request of the Highway Authority, a parking beat survey had been carried out, which demonstrated that there was sufficient parking capacity to meet the needs of the development. The methodology used in the survey was to establish the number of spaces available over a varied period of time.

Members discussed the report.

RESOLVED:

That the application be APPROVED subject to the conditions set out in the report.

(F) N/2018/0081 - EXTENSION TO EXISTING BUILDING TO FORM FOURTH FLOOR TO CREATE 13 ADDITIONAL RESIDENTIAL APARTMENTS AND EXTERNAL ALTERATIONS TO THE BUILDING. BEAUMONT HOUSE , CLIFTONVILLE The Principal Planning Officer submitted a report and elaborated thereon noting that the officer recommendation was for refusal. It was further noted that a previous submitted application had been refused and the subsequent appeal dismissed.

Mr Clayson, the applicant, spoke in favour of the application and stated that he wanted to make improvements to the unsightly building and make it more attractive.

Mr Hadland spoke in favour of the application and commented that it would bring the building into keeping with the rest of the neighbourhood. He stated that it would improve the appearance of the building but would also increase the housing stock.

Councillor Flavell, Ward Councillor, spoke in favour of the application and noted that the current building was unattractive. She commented that she had received no negative comments about the proposed plan from her residents and stated it would bring much needed accommodation to the Town.

Committee discussed the application.

RESOLVED:

That the application be APPROVED against officer recommendation for the reason below and delegated authority to the Head of Planning to draft conditions to be agreed with chair.

By reason of the design, scale and massing of the proposed development, the proposal would not result in significant harm to visual amenity and the historic

6 environment, whilst also contributing to addressing the shortage of housing within Northampton. As there would not be any significant undue adverse impact upon the highway system and neighbour amenity, the proposal would be in conformity with the requirements of the National Planning Policy Framework; Policy BN5 of the West Northamptonshire Joint Core Strategy; and Policy 1 of the Northampton Central Area Action Plan.

(G) N/2018/0093 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 5 OCCUPANTS. 84 MOORE STREET The Development Manager submitted a report and explained that the officer recommendations were for the approval of the application subject to the conditions contained within the report.

Councillor Russell, Ward Councillor, spoke against the application and stated that there were issues with parking and additional density would further impact upon this.

Members discussed the report.

RESOLVED:

That the application be REFUSED against officer recommendation on highway safety grounds. That the formal decision notice will be issued following agreement with the Chair on the final wording of the reason for refusal.

(H) N/2018/0191 & N/2018/0267 - VARIATION OF CONDITION 8 OF PLANNING PERMISSION N/2016/0769 (DEMOLITION OF 43 GARAGES, ERECTION OF 14 DWELLINGS WITH ASSOCIATED GARDENS, PARKING AND ACCESS WAYS) TO ALLOW FOR SITE COMPOUND AREA TO BE LOCATED OVER 7 PARKING SPACES TO THE EASTERN BOUNDARY TO ALLOW FOR THE SAFE CONSTRUCTION OF APPROVED DWELLINGS FOR APPROXIMATELY 6 MONTHS & TEMPORARY CHANGE OF USE FROM ANCILLARY RESIDENTIAL SPACE TO SITE COMPOUND AREA FOR SURROUNDING RESIDENTIAL DEVELOPMENT (RETROSPECTIVE).FORMER LOCK UP GARAGES, LOWER BATH STREET The applications were withdrawn from the agenda.

(I) N/2018/0238 - CHANGE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 4 OCCUPANTS. 30 ROTHERSTHORPE ROAD Councillor Birch left the committee at this juncture.

The Principal Planning Officer submitted a report and elaborated thereon. Members’ attention was drawn to the additional information contained with the addendum. It was noted that Private Sector Housing had no objections to the room sizes. 7 Ms Virginia Wilson, local resident, spoke against the application and cited parking issues as a major concern and commented that the only person who would benefit from the application was the landlord.

Members discussed the report

RESOLVED:

That the application be APPROVED subject to the conditions set out in the report.

(J) N/2018/0251 - CHANGE OF USE FROM DWELLINGHOUSE (USE CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (USE CLASS C4) FOR 3 OCCUPANTS 35 HENRY BIRD WAY The Development Manager submitted a report and elaborated thereon. It was noted that the officer recommendation was for approval subject to condition set out in the report. Members’ attention was drawn to additional information contained within the addendum.

Members discussed the report.

RESOLVED:

That the application be APPROVED subject to the conditions set out in the report and the addendum.

(K) N/2018/0375 - FIRST FLOOR EXTENSION TO BUNGALOW TO BECOME TWO STOREY DWELLING, FIRST FLOOR SIDE EXTENSION AND GROUND FLOOR SIDE/REAR EXTENSION TO INCLUDE RAISING OF ROOF OVER GARAGE (PART RETROSPECTIVE). 16 SWALLOW CLOSE The Development Management Team Leader submitted a report and referred to the additional information contained within the addendum. She commented that Officer opinion was that the revised scheme and submitted plan were acceptable and the recommendation was for approval.

Mr Geoffrey Pollard, local resident, spoke against the application and stated that this was the third application that had been submitted and considered it necessary to re build.

Councillor Larratt, as Ward Councillor, spoke against the application and reported that the application was trying to get planning permission by constant revisions; plans had not been followed and there had been a disregard of the planning process.

Mr Panter, the applicant and property owner, commented that it was not an attempt at stealth planning. He apologised for the oversights and commented that he was trying to improve the area as the property was previously run down.

8 In response to comment made by the Committee, the Head of Planning informed the Committee that whilst there had been previous applications, they were only able to consider the item on the report presented and not have regard for previous applications.

The Chair commented that the original application should have been adhered to.

The Committee discussed the report.

RESOLVED:

That the application be APPROVED subject to the conditions set out in the reports and with amended Condition 2 and additional Condition 5 contained within the addendum.

11. ENFORCEMENT MATTERS None

12. ITEMS FOR CONSULTATION None

The meeting concluded at 8.53pm

9 Agenda Item 6 Directorate: Regeneration, Enterprise and Planning

Head of Planning: Peter Baguley

List of Appeals and Determinations – 8th May 2018 Written Reps Procedure Application No. DEL/PC Description Decision N/2016/1602 DEL Erection of 5no one bedroom flats following the demolition of the former public AWAITED APP/V2825/W/17/3190740 convenience building at NBC Public Conveniences, Cattle Market Road N/2017/0326 DEL Proposed additional seating area in garden to existing café at the Old Bakehouse AWAITED APP/V2825/W/17/3181521 Gallery and Cafe, 137 Harborough Road N/2017/0582 DEL Proposed vehicle crossover and paving front garden for parking at 73 Kingsley Road AWAITED APP/V2825/W/18/3193491 N/2017/0789 PC Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation AWAITED APP/V2825/W/18/3194483 (Use Class C4) for 5 occupants (Retrospective) at 20 Hood Street N/2017/0896 DEL 3no new two storey one bedroom dwellings at 101 Harborough Road DISMISSED APP/V2825/W/17/3191725 N/2017/0957 PC Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation ALLOWED APP/V2825/W/17/3189210 (Use Class C4) for 5 occupants at 49 Birchfield Road N/2017/1047 DEL Change of Use from 3no. flats (Use Class C3) to House in Multiple Occupation for 7 AWAITED APP/V2825/W/17/3190506 occupants (Sui Generis) at 26 St Pauls Road N/2017/1277 DEL Erection of a marquee style structure on a concrete base to provide vehicle storage at AWAITED APP/V2825/W/18/3196912 the rear of the existing industrial unit at Unit 4, Horsley Road N/2017/1299 DEL Conversion of dwelling to 2no flats at 2 Elizabeth Walk AWAITED APP/V2825/W/17/3192483 N/2017/1471 DEL Alterations to shop front including two storey and single storey rear extension and AWAITED APP/V2825/W/18/3197472 separate entrance to first floor flat at 16 Stanley Street Public Inquiry None Hearings None Enforcement Appeals None Tree Preservation Order (TPO) Appeals None

The Address for Planning Appeals is:

Mr Brian Rowe, Room 301, The Planning Inspectorate, Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN. Appeal decisions can be viewed at - https://acp.planninginspectorate.gov.uk Local Government (Access to Information) Act 1985 Author and Contact Officer: Background Papers Mrs Rita Bovey, Development Manager The Appeal Papers for the appeals listed Telephone 01604 837237 Planning and Regeneration The Guildhall, St Giles Square, Northampton, NN1 1DE

10 Agenda Item 7a

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

DESCRIPTION: Planning applications for the replacement of weatherboard cladding, rendering of existing brickwork, replacement of windows to UPVc frames and installation of bin storage for 42 apartment units at Thorplands

WARD: Talavara

APPLICANT: Northampton Partnership Homes

REFERRED BY: Head of Planning

REASON: Council owned land

DEPARTURE: No

1. RECOMMENDATION

1.1 That the Committee AGREE to delegate decision making authority to the Head of Planning to determine the relevant planning applications as referred in the report below.

2. BACKGROUND AND PROPOSAL

2.1 As part of the ongoing programme to upgrade the existing housing stocks, Northampton Partnership Homes is proposing to refurbish some of the existing dwellings and apartments in Thorplands.

2.2 The works involved the replacement of external weatherboard cladding, rendering of existing brickwork, replacement of existing windows to double glazed sealed units with UPVc white frames as well as the provision of secured bin storage.

2.3 Although Northampton Partnership Homes is the Council’s management agent, the properties in question are owned by the Council.

2.4 Under the Town and Country Planning (General Permitted Development) Order 2015 (as amended), these types of work are considered to be minor in nature and would be classified as permitted development for dwellinghouses.

11 2.5 However, as apartment blocks do not benefit from permitted development rights under Planning Legislation, a total of 42 individual planning applications have been submitted by Northampton Partnership Homes for the proposed development as described in paragraph 2.2 above.

2.6 These application proposals represent the first phase of development and it is likely that more applications for the same nature of development will be submitted in due course for other parts of Thorplands as well as areas including Lumbertubs.

2.7 Formal consultations for the applications are currently underway by means of site notices and the Ward Members have also been consulted.

2.8 The Council’s Constitution requires, that as the properties are owned by the Council, the planning applications should be determined by the Planning Committee. However, due to the volume of applications and the minor nature of the development proposals, it is recommended that delegated authority be given to the Head of Planning to determine the applications, so that Planning Committee’s time and resources could be used more effectively.

3. CONCLUSION

3.1 Due to the minor nature of the development proposals and the number of planning applications submitted, it is recommended that delegated authority be given to the Head of Planning to determine the applications following the expiration of the consultation period.

4. BACKGROUND PAPERS

4.1 N/2018/0535, 536, 538 to 561, 564 to 579.

5. LEGAL IMPLICATIONS

5.1 As referred in the report.

6. SUMMARY AND LINKS TO CORPORATE PLAN

6.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

12 Agenda Item 7b

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

DESCRIPTION: Proposals for a rail freight interchange (including warehousing) and associated highway works Land to the west of Junction 15 of M1 Motorway, Northamptonshire

WARD: N/A

APPLICANT: Roxhill (Junction 15) Ltd

REFERRED BY: Head of Planning

REASON: Major Fringe Application

DEPARTURE: Yes

1. RECOMMENDATION

1.1 For Committee to note that delegated authority will be given to the Head of Planning to agree a Statement of Common Ground with the Applicant and to produce a Local Impact Report for submission to the Planning Inspectorate, by the Borough Secretary in consultation with the Cabinet Member for Planning, in accordance with Part 8, Part B, Paragraph 2.1.4 of the Council’s Constitution.

2. BACKGROUND AND PROPOSAL

2.1 The purpose of this report is to seek delegated powers, as detailed above, in relation to a proposed application for a Development Consent Order by Roxhill (Junction 15) Ltd for a rail freight interchange and associated highway works. This request for delegation is the same as that recently approved by Committee in April 2018 for a similar proposal known as Rail Central. This report is therefore not intended as an opportunity to re-consider the development proposals or provide a further consultation response.

2.2 A report was considered by Planning Committee on 21st November 2017 in relation to a Stage 2 Consultation pursuant to Section 42 of the Planning Act 2008 and Regulation 11 of the Infrastructure Planning (Environmental Impact Assessment) Regulations 2009, in regard to a proposal for the Northampton Gateway Strategic Rail Freight Interchange (SFRI), a Nationally Significant Infrastructure Project to be located to the south-west of the M1 and east of Milton Malsor. The site falls principally within South Northamptonshire District’s

13 administrative boundary with some of the highway works relating to Junction 15 of the M1 and the A45 situated with Northampton Borough.

2.3 The development proposals comprise:

 An intermodal freight terminal including container storage and HGV parking, rail sidings to serve individual warehouses, and with the capability to also provide a ‘rapid rail freight’ facility as part of the intermodal freight terminal;

 Up to 468,000 sq. m. GIA of warehousing and ancillary buildings, with additional floor space provided in the form of mezzanines;

 New road infrastructure and works to existing road network, including the provision of a new access and associated works to the A508, a new bypass to the village of Roade, improvements to Junction 15 and to Junction 15A of the M1 motorway, the A45, and other improvements at junctions on the local highway network;

 Earthworks and demolition of existing structures on the SRFI site.

2.4 A copy of the previous report to Committee is attached as Appendix 1 for information and outlines the Nationally Significant Infrastructure Project (NSIP) process, the Council’s involvement in that process, details of the scheme and, in paragraphs 10.1 to 10.9 the Council’s response to the consultation, with an additional comment added to the formal consultation response that ‘the site is not allocated for development in the West Northamptonshire Joint Core Strategy as approved by Committee.

2.5 As detailed in the attached report, as part of the NSIP process the Local Planning Authority are required to prepare with the applicant a Statement of Common Ground which sets out any areas of agreement or disagreement between the Local Planning Authority and the applicant in relation to the development proposals, taking into account both national and local policy considerations and the potential impacts of the development. The Statement of Common Ground forms part of the pre-submission process and forms one of several documents submitted to the Planning Inspectorate as part of the Development Consent Order application. In addition, at pre-examination stage, the Local Authority are encouraged to submit a relevant representation including a summary of what they agree and/or disagree with in the application.

2.6 External consultees, such as the Highway Authority and the Environment Agency, have been consulted directly by Roxhill and will be invited to submit a Statement of Common Ground with regard to their respective areas of expertise.

2.7 In addition to the Statement of Common Ground, once an application is submitted to the Planning Inspectorate, the Local Planning Authority are invited to submit a Local Impact Report, as part of the examination process, within a deadline specified by the Planning Inspectorate. The Local Impact Report is a written report which provides an opportunity for the Local Authority to use their existing body of knowledge and evidence on local issues to giving details of the likely impact of the proposed development on the Authority’s area.

2.8 As the examination process and timetables for submission of the above documents are unlikely to be structured around the committee cycles of the Local

14 Authorities affected by the development proposals, the process is unlikely to allow sufficient time for further consultation on the Statement of Common Ground and the Local Impact Report and, therefore, it is considered necessary to seek delegated powers.

2.9 It should be noted that as part of the NSIP process, interested parties, including those other than the Council, will have the opportunity submit a written representation during the examination stage and attend the examination.

3. CONCLUSION

3.1 To ensure that required deadlines throughout the NSIP process are adhered to, it is therefore considered appropriate and necessary to seek delegated authority to the Head of Planning as detailed in paragraph 1.1 above.

4. BACKGROUND PAPERS

4.1 N/2017/1312

5. LEGAL IMPLICATIONS

5.1 None.

6. SUMMARY AND LINKS TO CORPORATE PLAN

6.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

15 16 Appendix 1

PLANNING COMMITTEE: 21st November 2017 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2017/1312

LOCATION: Land to the west of Junction 15 of M1 motorway, Northamptonshire

DESCRIPTION: Proposals for a rail freight interchange (including warehousing) and associated highway works

WARD: N/A

APPLICANT: Roxhill (Junction 15) Ltd AGENT: Roxhill (Junction 15) Ltd

REFERRED BY: Head of Planning REASON: Major Fringe Application

DEPARTURE: No

APPLICATION FOR CONSULTATION BY ROXHILL (JUNCTION 15) LTD:

1. RECOMMENDATION

1.1 It is recommended that the Committee AGREE the proposed comments, as set out in Section 10 of this report, and they are to be submitted as the Council’s response to the consultation of the proposed Strategic Rail Freight Interchange development.

2. PURPOSE OF THE REPORT

2.1 The purpose of the report is to obtain the Council’s response to the pre-application consultation pursuant to Section 42 of the Planning Act 2008 and Regulation 11 of the Infrastructure Planning (Environmental Impact Assessment) Regulations 2009, in regard to a proposal for the Northampton Gateway Strategic Rail Freight Interchange (SFRI), a Nationally Significant Infrastructure Project to be located to the south-west of the M1 and east of Milton Malsor. The site falls principally within South Northamptonshire District’s administrative boundary.

2.2 The Council has been consulted by the developers, Roxhill (Junction 15) Ltd, as part of the Stage 2 Consultation Process in relation to the proposed development, which is the subject of a proposed application for a Development Consent Order.

3. THE PROPOSAL

3.1 The development proposals comprise:

17  An intermodal freight terminal including container storage and HGV parking, rail sidings to serve individual warehouses, and with the capability to also provide a ‘rapid rail freight’ facility as part of the intermodal freight terminal;

 Up to 468,000 sq. m. GIA of warehousing and ancillary buildings, with additional floorspace provided in the form of mezzanines;

 New road infrastructure and works to existing road network, including the provision of a new access and associated works to the A508, a new bypass to the village of Roade, improvements to Junction 15 and to Junction 15A of the M1 motorway, the A45, and other improvements at junctions on the local highway network;

 Earthworks and demolition of existing structures on the SRFI site.

3.2 The consultation documents include an illustrative Masterplan, Parameters Plans, Highway Plans, a draft Environmental Statement and a draft Development Consent Order.

3.3 Details of the project and the application documents can be viewed on the Northampton Gateway website at: http://www.northampton-gateway.co.uk/ and http://www.northampton- gateway.co.uk/consultation.php.

4. NATIONALLY SIGNIFICANT INFRASTRUCTURE PROJECTS APPLICATION PROCESS

4.1 The Planning Act 2008 introduced a new application process for categories of development that are identified as Nationally Significant Infrastructure Projects (NSP).

4.2 The Northampton Gateway proposals meet the definition of a NSP. This means rather than preparing a planning application for determination by the Local Planning Authority, the developer submits an application for a Development Consent Order for examination by the Planning Inspectorate before being determined by the Secretary of State for Transport.

4.3 The process is very much front-loaded with a statutory requirement on the developer to carry out extensive consultation on their proposals prior to submitting a formal application for development consent to the Planning Inspectorate.

4.4 Public consultation thus far has involved an initial consultation on the development proposals, Stage 1 Public Consultation, carried out in December 2016, including public consultation events, engagement with Parish Councils, newsletters, and an ongoing project website containing project information and contact details.

4.5 The pre-application process is now at Stage 2 Public Consultation being held from 9th October until 24th November 2017.

4.6 The developer is anticipating that an application for a development consent will be submitted to the Planning Inspectorate in the first quarter of 2018.

4.7 On submission of the application to the Planning Inspectorate, the Inspectorate has up to six months to carry out the examination. This is a formal process during which consideration is given to all the important and relevant matters, including the representations of all interested parties. Within three months of the examination, the Inspectorate must issue a recommendation to the Secretary of State for Transport. The Secretary of State then has a further three months to issue a decision on the proposal, following which there is a six week period for the submission of any legal challenges.

18 4.8 The Local Authority is a consultee in this process and is encouraged by the Planning Inspectorate to engage with the developers to influence the preparation of the application at pre- examination stage.

4.9 The role of the Local Planning Authority predominantly comprises:

 Consultee on the Scoping Opinion for the Environmental Statement.  Advise the developer on the Statement of Community Consultation (SoCC) setting out how the developer will consult the local community.  Involvement and preparation of a Statement of Common Ground with the developers and the submission of a Local Impact Report.  Commenting to the Planning Inspectorate on the adequacy of the applicant’s pre-application consultation.  At pre-examination stage, the Local Authority are encouraged to submit a relevant representation including a summary of what they agree and/or disagree with in the application.  Interested parties will have the opportunity to submit a written representation during the examination stage which can elaborate on matters and attend the examination.

4.10 South Northamptonshire has been consulted directly by the developer and is preparing a response to the Stage 2 consultation.

5. SITE DESCRIPTION

5.1 The application site predominantly comprises arable farmland located to the south-west of the M1 motorway, south of Northampton and is contained to the west by the Northampton Loop railway, and to the east by the A508.

5.2 The majority of the site is situated in South Northamptonshire District, but adjacent to the boundary of Northampton Borough, with some of the proposed highway improvements located within the Borough north of the M1, as well as improvements to Junction 15 of the M1 itself.

6. PLANNING HISTORY

6.1 The site was put forward for consideration as a strategic employment site as part of the consultation process for the West Northamptonshire Joint Core Strategy. The site was considered unsuitable for allocation at the time by reason of being located in the open countryside away from the existing urban area, which would conflict with the desire to provide good linkages between existing and new communities; it was considered contrary to the aims of promoting sustainable transport modes; concern regarding impacts on access to the M1 at Junction 15 and the strategic highway network; and the site was detached from the urban area and would represent a substantial extension of urban development into open countryside with potential impacts on landscape character.

7. PLANNING POLICY

7.1 National Policy Statement for National Networks (NPS)

The NPS sets out the need and government policies for nationally significant infrastructure rail and road projects for England.

The policy sets out a vision for the delivery of national networks that meet the country’s long-term needs; supporting a prosperous and competitive economy and improving overall quality of life, as part of a wider transport system.

19 Paragraph 2.37 advises, in the short to medium term, the Government’s policy is to improve the capacity, capability, reliability and resilience of the rail network at key locations for both passengers and freight movements to reflect growth and demand, and maintain or improve operational performance and facilitate modal shift from road to rail.

Paragraph 2.40 recognises that modal shift from road and aviation to rail can help reduce transport’s carbon emissions, as well as providing wider transport and economic benefits.

Paragraph 2.53 advises that the Government’s vision for transport is for a low carbon sustainable transport system that is an engine for economic growth, but is also safer and improves the quality of life in our communities. It is important to facilitate the development of the intermodal rail freight industry. The transfer of freight from road to rail has an important part to play in a low carbon economy and in helping address climate change.

Paragraph 5.113 advises that the surface water drainage arrangements for any project should be such that the volumes and peak flow rates of surface water leaving the site are no greater than the rates prior to the proposed project, unless specific off-site arrangements are made and result in the same net effect.

7.2 National Planning Policy Framework (NPPF)

The NPPF has a presumption in favour of sustainable development.

Paragraph 17 seeks to proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure that the country needs; planning should respond positively to wider opportunities for growth; always seek to secure high quality design and a good standard of amenity for existing and future occupants; support the transition to a low carbon future; contribute to conserving and enhancing the natural environment and reducing pollution; actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable.

Section 1 advises on the Government’s commitment to securing economic growth in order to create jobs and prosperity, advising that planning should encourage and not act as an impediment to economic growth.

Section 4 advises that encouragement should be given to solutions which support reductions in greenhouse gas emissions and reduce congestion.

Paragraph 31 advises that Local authorities should work with neighbouring authorities and transport providers to develop strategies for the provision of viable infrastructure necessary to support sustainable development, including large scale facilities such as rail freight interchanges.

Paragraph 32 requires all developments that generate significant amounts of movement to be supported by a Transport Statement or Transport Assessment; promotes the use of opportunities for sustainable transport modes to reduce the need for major transport infrastructure; and advises that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.

Paragraph 35 encourages the use of sustainable transport modes for the movement of goods or people

Section 7 advises on the importance of good design as a key aspect of sustainable development.

20 Section 10 seeks to ensure new development takes account of climate change and flooding. Paragraph 103 advises that new development should ensure flood risk is not increased elsewhere.

Section 11 seeks to ensure the natural environment is conserved and enhanced, including consideration of the impacts of new development in relation to noise, air and light pollution.

Section 12 advises on the need to ensure heritage assets and their settings are conserved and enhanced.

7.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

The JCS sets out a number of Spatial Objectives which include:  Ensuring new development promotes the use of sustainable travel modes.  To strengthen and diversify West Northamptonshire’s economy by taking advantage of our internationally well-placed location, strategic transport network and proximity to London and Birmingham.

Policy S1: The Distribution of Development – development will be concentrated primarily in and adjoining the principal urban area of Northampton.

Policy S7: Provision of Jobs – provision will be made for a minimum net increase of 28,500 jobs in the period 2008-2029.

Policy S8: Distribution of Jobs – the majority of new job growth will be concentrated within the principal urban area of Northampton.

Policy S10: Sustainable Development Principles – seeks to ensure development achieves, amongst other things, the highest standards of sustainable design; protects, conserves and enhances the natural and built environment and heritage assets and their settings; minimises pollution from noise, air and run-off.

Policy S11: Low Carbon and Renewable Energy – major development should contribute to reductions in carbon emissions and adapt to the effects of climate change. All new non- residential developments over 500m2 gross internal floorspace should achieve a minimum rating of at least BREEAM very good standard or equivalent, subject to viability.

Policy C2: New Developments – new development will be expected to achieve the modal shift targets by maximising travel choice from non-car modes.

Policy C3: Strategic Connections – the priorities to retain and enhance West Northamptonshire’s Strategic connections for economic advantage are to work in partnership with, and support the relevant transport providers in order to secure the introduction of additional rail services to the wider north west for passenger and freight movements along the M6 corridor to relieve congestion on the road network.

Policy BN5: The Historic Environment and Landscape – heritage assets and their settings will be conserved and enhanced.

21 Policy BN7: Flood Risk – new development proposals will need to demonstrate that there is no increased risk of flooding to existing properties and is (or can be) safe and shall seek to improve existing flood risk management.

Policy BN9: Planning for Pollution Control – development proposals likely to cause pollution or result in exposure to pollution or risks to safety will need to demonstrate that they provide opportunities to minimise and where possible reduce pollution.

Policy INF2: Contributions to Infrastructure Requirements – new development should provide the necessary on and off-site infrastructure that is required to support it and mitigate its impact.

8. CONSULTATIONS/ REPRESENTATIONS

8.1 Environmental Health has been approached directly by the developer’s consultants to discuss relevant issues relating to the development proposal such as air quality, noise and lighting. Discussions will be ongoing to inform the Statement of Common Ground.

8.2 Comments from the Conservation Officer will be reported on the Addendum to this agenda.

8.3 Consultees such as the Local Highway Authority, Highways England and the Environment Agency have been consulted by and will respond directly to the developer.

8.4 The consultation process requires members of the public and interested parties to direct comments to the developer, and not to the Local Authority. Any comments received by the Local Authority would be forwarded to the developer for consideration.

9. APPRAISAL

9.1 In respect of this consultation, consideration should be given to the impacts arising from the development on Northampton Borough.

9.2 The Council issued a Screening Opinion to the Planning Inspectorate on 23rd November 2016 requesting consideration of the following issues:

Transport

9.3 The draft ES advises the proposed development will provide improved road access, improvements to public transport services, and improved facilities for pedestrians and cyclists and considers impacts on the M1 Junction 15, A45 between M1 junction and Queen Eleanor Interchange; M1 Junction 15A; A508 between M1 Junction 15 and A5; and Knock Lane/Blisworth Road.

9.4 The draft ES advises that the proposed package of highway improvements are shown to provide betterment to the adjacent highway network, providing reduction in driver delay, improved journey times, and draw existing background traffic onto the principal road network away from local roads and surrounding villages.

9.5 The proposed highway mitigation strategy comprise:

 Construction of a new roundabout on the A508 Northampton Road to serve as access to the development, configured to require all departing HGVs to travel north to M1 Junction 15;  Dualling of the A508 carriageway between the new site access roundabout and M1 Junction 15;  Significant enlargement and reconfiguration of M1 Junction 15;

22  Widening of the A45 to the north of M1 Junction 15 and the signalisation of the Watering Lane junction;  Alteration of M1 Junction 15A to provide an additional lane and signalised on the A43 northbound approach, an additional lane on the A5123 south bound approach and circulatory carriageway widening;  A financial contribution towards a larger capacity improvement scheme at the A45 Queen Eleanor Interchange;  Construction of a new Bypass west of Roade between the A508 Northampton Road to the north of Roade and the A508 Stratford Road to the south of Roade.

9.6 The development will have direct impacts on the existing road network including J15 and J15A of the M1 and the A45 within the Borough. The Highway Authority has been consulted directly on the development proposals and discussions are ongoing.

9.7 In considering the impacts of the development proposal account should be taken of the cumulative impacts of the development proposal alongside existing committed development and allocated sites within the JCS. In particular the cumulative impacts of allocated Sustainable Urban Extensions (SUEs) at Northampton South SUE (Collingtree), Land South of Brackmills SUE (Hardingstone), Daventry International Rail Freight Terminal (DIRFT) and proposals for Rail Central.

9.8 The mitigation measures proposed include a financial contribution towards a larger capacity improvement scheme at the A45 Queen Eleanor Interchange and the M1 Junction 15. Clarification will be requested from the developers in consultation with the relevant highway authorities, as to how this would fit in with existing planned improvements to these interchanges, particularly in association with the proposed SUE developments at Collingtree and Hardingstone, and the proposed mechanism for securing financial contributions.

9.9 The consultation documents include a Draft Rail Capacity Report, the conclusions of which, advise that both the Department for Transport (DfT) and Network Rail expect intermodal traffic to grow considerably over the next 30 years, and that it will at least double in volume in that period. It is expected that new SRFI capacity will be a key facilitator of this growth, and both DfT and Network Rail are confident that existing or currently planned route capacity will support this level of growth.

9.10 The submitted details indicate that it is the developer’s intention that the scheme would deliver a rail terminal in advance of first occupation of any building. The timing of the delivery of the rail terminal and ensuring appropriate rail network capacity is available is vital to ensure appropriate mitigation in respect of highway, noise and air quality impacts and impact on surrounding amenity, and to ensure that the relevant infrastructure is in place for the associated warehousing.

9.11 The development proposals will be required to have regard to Northamptonshire County Council Parking Standards (2016).

Noise

9.12 The draft ES identifies that the proposed development has the potential to generate noise during the construction phase and associated highway improvements; from the SRFI traffic travelling on the roads within the main site boundary; the additional freight trains travelling on the Northampton Loop rail line and associated freight train activity such as manoeuvring and loading/unloading; heavy goods vehicles and other operational activity such as manoeuvring and loading and unloading at the proposed warehouses and rail freight terminal; and mechanical services plant associated with the proposed warehousing.

23 9.13 The submitted details indicate an extensive landscape bund/ buffer between the development site and the M1.

9.14 The nearest receptor within Northampton Borough is Collingtree village located to the north of the proposed site beyond the M1. In addition to the existing village, outline consent for further residential development of up to 1,000 dwellings incorporating a mixed use local centre, primary school, open space and an extension of the existing golf course to the west of Collingtree (Northampton South SUE) was allowed at appeal. The noise impacts of the development proposal both during construction and operation, and the potential for noise deflection from proposed buildings, will therefore need to be considered in relation to these receptors, and the requirement for an appropriate Construction and Environmental Management Plan to ensure any impacts during construction are satisfactorily mitigated.

9.15 The draft ES advises that work is still ongoing with regard to the likely construction noise and vibration effects and finalising the likely effects of operational noise. Discussions with Environmental Health and the developer will continue as part of the ongoing process to produce the Statement of Common Ground and the Local Impact Report.

Air Quality

9.16 An Air Quality Management Area (AQMA) is located along the M1 corridor which bounds the north eastern boundary of the proposed site and along the A45, with further AQMAs in the centre of Northampton. The draft Environmental Statement includes an initial assessment of potential impact on air quality, also taking into account development proposals for the Rail Central Development on land directly to the west of the site.

9.17 The submitted ES advises that the SRFI is expected to have wide reaching effects in traffic movements affecting wider parts of the UK as a result of the transfer of freight from rail to road. It is estimated that the scheme will lead to an overall reduction of heavy goods vehicle use on UK roads of 93,000,000 miles per annum.

9.18 Whilst the development proposal has the potential to reduce the wider circulation of heavy goods vehicles, there is the potential to impact on air quality during the construction phase and operation phase in the local area.

9.19 The proposed development will result in an increase in traffic on the local road network at operational stage. The ES anticipates a ‘Slight Adverse’ impact on air quality locally, but with an overall anticipated ‘Minor to Major Beneficial’ impact on air quality at regional and national scale, as a result of the transfer of freight from road to rail. The draft ES concludes that the development is predicted to have a ‘Minor Adverse’ effect on annual mean NO2 concentrations as some receptors in the immediate local area, such as Collingtree.

9.20 The scale of development proposed would inevitably have impacts on air quality locally, and appropriate mitigation should be sought. Discussions are ongoing between the developers and Environmental Health Officers from both Authorities in order to inform the final ES and the preparation of the Statement of Common Ground and the Local Impact Report.

Lighting

9.21 The development proposals have the potential to impact in respect of light pollution during the construction and operational phases on the nearest receptors at Collingtree, including the proposed Northampton South SUE.

9.22 The submitted landscaping strategy includes proposals for an extensive earthwork bund and tree planting around the western, northern and eastern boundaries of the site in order to mitigate

24 potential impacts. A Construction and Environmental Management Plan is envisaged to manage the potential impacts of light pollution during construction.

9.23 As with the other environmental considerations above, discussions are ongoing with Environmental Health regarding the proposed impacts and appropriate mitigation.

Landscape and Impact on Heritage Assets

9.24 The very nature of the scale of the development proposed will lead to significant changes in the character of the landscape from one dominated by arable farmland and woodland to one dominated by large scale employment units, rail infrastructure and associated infrastructure which will be permanent and irreversible.

9.25 The proposal will include significant earthworks. The existing landform and slopes within the main site fall from the west and north towards J15 of the M1. The proposed construction will ‘re- model’ this underlying landform to create a series of generally flat plateaus for the proposed employment buildings, areas of hardstanding and parking, and the rail intermodal area. The development proposals include substantial perimeter mounding and landscaping around these areas, particularly to the north, west and east of the site to enclose the built development components. At the northernmost extent of the main site, close to the south of Collingtree Road, the built development plateau will be formed at up to around 8-10m below existing levels.

9.26 The draft ES advises that views from Collingtree towards the proposed development will be limited to a very small proportion of properties principally on the western side of the settlement. Views will however be of the eastern perimeter mounding and associated landscape along the north eastern boundary of the site and upper parts of the nearest building units. The draft ES advises that views will Minor/Moderate Adverse upon completion of the proposed development.

9.27 The red outline site includes part of the A45 corridor to the north of J15 of the M1 which comprises an area of mature scrubland and trees. The draft ES advises that areas of existing roadside planting and trees will be removed in association with highway works associated with the M1 motorway and the A45, but following construction, the appearance of these existing landscaped corridors will not change significantly.

9.28 Views of the development site are likely to be apparent during the construction phase, but with the extent of bunding and landscaping proposed in the long term impacts on views from Collingtree and the proposed SUE are likely to be more limited and viewed in the context of existing planting alongside the M1.

9.29 Collingtree Conservation Area is situated to the north of the development site extending up to the M1 motorway. The draft ES considers the cumulative impact identifies that the proposed development will result in a negligible adverse significant effect on Collingtree Conservation Area, and no impact on the Grade II* listed Church of St. Columbia situated within the village. A Built Heritage Statement will be submitted as part of the application. The Conservation Officer has been consulted, the comments of whom will be reported on the addendum to this agenda.

9.30 The County Archaeologist and Historic England have been consulted independently, the comments of whom will be directed to the developer.

Employment

9.31 The submitted details anticipate that the completed development in operation could directly support 7,544 full time equivalent jobs. The socio-economic assessment of the ES concludes that around 60% of Travel to Work trips will originate from within the Northampton area. 90% of these jobs are likely to be taken by people within the core ‘study area’ for the analysis of

25 Northampton Borough, Daventry District Council, Wellingborough, Kettering and Milton Keynes, with only 10% from further afield.

9.32 The socio-economic assessment undertaken indicates that the Gross Value Added within this area is estimated to be in the order of £348 million annually.

9.33 The proposal would contribute significantly to the provision of the jobs within the locality contributing towards the required provision of 28,500 jobs as identified in the JCS for the period 2008-2029 and are broadly consistent with the priority of the East Midlands Strategic Economic Plan to deliver increased levels of private sector investment.

Flood Risk and Drainage

9.34 The site lies within Flood Zone 1 (low probability, having less than 1 in 1,000 annual probability of river or sea flooding). Anglian Water has advised the developer that there are two water mains within the main site which will require a total easement of 3m either side of the centre line.

9.35 The draft ES describes the main site as a greenfield site generally comprising of arable land and grazing land, essentially subject to pluvial runoff into localised watercourses with limited infiltration via land drainage features. Nearest watercourses are tributaries of the Wootton Brook located on the southern part of the Main Site, flowing from south to north, passing under the A508 and an unnamed watercourse which cross the proposed bypass corridor.

9.36 Proposals to mitigate flood risk to the main site involve raising land around the new site access roundabout and adjacent to the A508 to impound water within the boundary, and form floodplain compensation areas adjacent to the existing channel of the Courteenhall Brook (on the southern side). The drainage strategy being proposed would comprise of a network of new dry detention basins or permanently wet ponds designed to attenuate surface water flows to an equivalent greenfield runoff rate. The majority would be located around the southern edge of the site adjacent to Courteenhall Brook, with a northern basin serving an area draining to Collingtree. Surface water would be fed to these basins from across the site via a network of new pipes and ditches. This would have the effect of removing areas proposed for development from the floodplain, and also reduce pass forward flows downstream of the M1 in the event of extreme flood events.

9.37 The draft ES advises that the proposed highway works are not considered to be likely to have any major impacts on flood risk. A temporary surface water management system will be put in place during construction to mitigate the potential detrimental impacts, which would include ditches and ponds to provide on-site attenuation.

9.38 The details of the drainage strategy for the site are still being developed in order to be agreed in principle with the relevant bodies, however, it is intended to use SUDs to provide betterment, which are intended to have a beneficial impact upon flood risk, particularly at Wootton Brook, and therefore upon Collingtree village.

Cumulative Impact

9.39 The Council’s Scoping Opinion issued in November 2016 advised that the cumulative impacts of the Northampton South SUE (Collingtree), Land South of Brackmills SUE (Hardingstone), and the Daventry International Rail Freight Terminal (DIRFT) should be taken into account when considering the cumulative impacts of the proposal. In addition, development proposals for Rail Central should be considered.

10. CONCLUSION

26 10.1 The proposed scheme is in line with the Government's objectives and long term vision for a low carbon sustainable transport system for economic growth and the promotion of a transfer of freight from road to rail. The development would make a valuable contribution towards the economic growth of Northampton and the provision of jobs. Notwithstanding this, a development of such magnitude will inevitably have impacts and appropriate and proportionate mitigation should be sought.

10.2 In considering the impacts of the development proposal, particularly in regard to transport, air quality, noise and light pollution impacts, account should be taken of the cumulative impacts of the development proposal alongside existing committed development and allocated sites within the JCS. In particular the cumulative impacts of allocated Sustainable Urban Extensions (SUEs) at Northampton South SUE (Collingtree), Land South of Brackmills SUE (Hardingstone), Daventry International Rail Freight Terminal (DIRFT) and proposals for Rail Central. Appropriate mitigation should be sought in respect of these impacts to ensure the impacts of the development within Northampton Borough are appropriately managed.

10.3 The mitigation measures proposed include a financial contribution towards a larger capacity improvement scheme at the A45 Queen Eleanor Interchange and the M1 Junction 15. Clarification is requested from the developers in consultation with the relevant highway authorities, as to how this would fit in with existing planned improvements to these interchanges, particularly in association with the proposed SUE developments at Collingtree and Hardingstone, and the proposed mechanism for securing financial contributions.

10.4 The submitted details indicate that it is the developer’s intention that the scheme would deliver a rail terminal in advance of first occupation of any building. The timing of the delivery of the rail terminal and ensuring appropriate rail network capacity is available is vital to ensure appropriate mitigation in respect of highway, noise and air quality impacts and impact on surrounding amenity, and to ensure that the relevant infrastructure is in place for the associated warehousing.

10.5 The development proposals will be required to have regard to Northamptonshire County Council Parking Standards (2016).

10.6 The nearest receptor within Northampton Borough is Collingtree village located to the north of the proposed site beyond the M1. In addition to the existing village, outline consent for further residential development of up to 1,000 dwellings incorporating a mixed use local centre, primary school, open space and an extension of the existing golf course to the west of Collingtree (Northampton South SUE) was allowed at appeal. The noise impacts of the development proposal both during construction and operation, and the potential for noise deflection from proposed buildings, will therefore need to be considered in relation to these receptors, and the requirement for an appropriate Construction and Environmental Management Plan to ensure any impacts during construction are satisfactorily mitigated.

10.7 Provision should be made for the early implementation of proposed areas of bunding and landscaping, and subsequent maintenance, to ensure the proposed mitigation for the visual impacts of the development are achieved at an early stage.

10.8 Policy S11 of the JCS requires that major development should contribute to reductions in carbon emissions and adapt to the effects of climate change. The development should seek to achieve a minimum rating of at least BREEAM very good standard or equivalent.

10.9 Appropriate measures should be put in place to ensure there is no increased risk of flooding in the area and appropriate drainage mitigation and ongoing maintenance is in place both during the construction and operational phases of the development.

27 11. BACKGROUND PAPERS

11.1 N/2017/1312.

12. LEGAL IMPLICATIONS

12.1 None.

13. SUMMARY AND LINKS TO CORPORATE PLAN

13.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

28 Agenda Item 9a

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0389

LOCATION: Abington Museum Manor House, Abington Park, Wellingborough Road

DESCRIPTION: Listed Building Application for the installation of track lighting in the West Wing and one room in the East Wing

WARD: Abington Ward

APPLICANT: Northampton Borough Council AGENT: N/A

REFERRED BY: Head of Planning REASON: Council owned land and is the applicant

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed works would maintain this Grade I Listed Building’s features of special and historical interest as required by the National Planning Policy Framework and Policies BN5 and S10 of the West Northamptonshire Joint Core Strategy.

2. THE PROPOSAL

2.1 The proposal is the latest in a series that relate to the general improvements to the appearance of this building in order to maintain its historical distinctiveness and to secure a wider range of uses in the future. This current proposal is for the installation of lighting tracks (in essence, a series of individual lights that are contained on a retaining strip, which is then suspended from the ceiling).

3. SITE DESCRIPTION

3.1 The application site consists of Abington Park Museum (which has been open since 1899), which was formerly Abington Abbey. The building was constructed in the early 16th century surrounding a quadrangle. The building was altered during the latter part of the 17th century, before seeing more alterations being carried out to the exterior in the 18th century. The building is largely two storeys with an attic and key features include cornicing, a parapet, dormers, pediments and

29 arches. The interior contains a number of important features, including framed roof to the Great Hall, tall mullioned windows that serve the Great Hall, panelling and plaster ceilings.

3.2 Due to its special design and historic interest, it is a Grade I Listed Building. In addition, the application site is in close proximity to the Grade A (akin to Grade I) Listed Church of St Peter and St Paul and the Grade II Listed Abington Park Cottages.

3.3 The site is within Abington Park and as a result benefits from a great deal of prominence and is also within the Abington Park Conservation Area.

4. PLANNING HISTORY

4.1 N/1991/0107 – Structural, stonework and window repairs; redecoration; new ceiling linings; and damp proofing – Approved. N/1992/1403 – Minor building works for public display of collections – Approved. N/2016/1672 – Listed Building Consent for Phase 1 internal refurbishment and repairs to various areas at Abington Museum – Approved. N/2017/0567 – Listed Consent Application for repositioning of 1no radiator and installation of 1no additional radiator to southern window wall in The Long Room – Approved. N/2017/1420 – Listed Building Consent application for removal of display cabinets within east and west wings – Approved. N/2018/0119 – Listed Building Consent Application to illuminate the existing cupola (bell tower), fit cupola bird mesh and spike protection, improved courtyard lighting and improved front entrance door lighting – Approved.

5. PLANNING POLICY

5.1 Statutory Duty

5.1 Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires Local Planning Authorities in considering whether to grant listed building consent for any works to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

5.2 Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires Local Planning Authorities when considering development to pay special attention to the desirability of preserving or enhancing the character or appearance of a conservation area.

5.3 National Planning Policy Framework

The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system.

5.4 Paragraph 17 – Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. Paragraph 129 – Identify and assess the particular significance of any heritage asset that may be affected by a proposal. Paragraph 132 – Great weight should be given to the conservation of heritage assets. Paragraph 134 – Any harm should be weighed against the public benefits of the proposal.

5.5 West Northamptonshire Joint Core Strategy (2014)

30 The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

BN5 – The Historic Environment and Landscape S10 – Sustainable Development Principles

5.6 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policy is material to this application:

E20 – New development

6. CONSULTATIONS/ REPRESENTATIONS

6.1 Conservation (NBC) – No objections.

6.2 Historic England – No objections.

7. APPRAISAL

7.1 It is understood that the most recent lighting to the affected rooms emanated from display cabinets. Consent has been granted for the removal of these display cabinets (earlier in 2018), as part of the ongoing programme of refurbishment works. As a consequence, there is a clear and justifiable need for the installation of new lighting in order to maintain the use of these elements of the building. The proposal is therefore of some benefit in maintaining the function of the building and allowing for it to remain publically accessible.

7.2 The introduction of track lighting is considered to be an appropriate response to the historic nature of the building. The reasoning for this is that whilst such tracking would require fixings to ceiling joists, the amount of drilling into the fabric of the building is kept to a minimum when compared to other lighting solutions. As a result, the works would be of less than substantial harm. Given the benefits of the proposal, as outlined above, it is considered that any harm is more than outweighed.

7.3 Given that the proposed alterations are internal only, it is considered that there would be no significant adverse impact upon the setting of the Listed Building or the wider historic environment.

8. CONCLUSION

8.1 In conclusion, it is considered that the proposed works would be of benefit in maintaining the use of the building is an appropriate use, whilst having minimal harm to the fabric of the building. As a consequence, it is considered that the proposal is compliant with the requirements of national and local planning policies.

9. CONDITIONS

9.1 1. The works hereby permitted shall be begun before the expiration of three years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Building and Conservation Areas) Act 1990.

31 2. The development hereby permitted shall be carried out in accordance with the following approved plans: 2017/61/210; A1751.02; A1751.03; and technical specification drawings.

Reason: For the avoidance of doubt and to accord with the terms of the listed building consent application.

10. BACKGROUND PAPERS

10.1 None.

11. LEGAL IMPLICATIONS

11.1 The development is CIL liable.

12. SUMMARY AND LINKS TO CORPORATE PLAN

12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

32 33 Agenda Item 9b

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0397

LOCATION: The Guildhall , St Giles Square

DESCRIPTION: Listed Building Application for the installation of primary and secondary barriers and control access through existing openings with new sliding doors, door furniture and electronic locks

WARD: Castle Ward

APPLICANT: Northampton Borough Council AGENT: Roger Coy Partnership

REFERRED BY: Head of Planning REASON: Council owned land and is the applicant

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1 RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed works would not cause significant harm upon the character and appearance of this Listed Building, whilst supporting the ongoing use of this important heritage asset. The level of harm to the character, fabric and historic layout of the building would be less than substantial. The proposal is therefore in conformity with the requirements of the National Planning Policy Framework and Policies BN5 and S10 of the West Northamptonshire Joint Core Strategy and Policy 1 of the Northampton Central Area Action Plan.

2 THE PROPOSAL

2.1 The application seeks Listed Building Consent for the installation of primary and secondary barriers, controlled access through existing openings with new sliding doors, door furniture and electronic locks at the Guildhall.

2.2 There have been extensive discussions, including with Historic England, on how to improve security within The Guildhall without causing harm to the character and fabric of the building. These discussions are reflected in the current application.

3 SITE DESCRIPTION 34 3.1 The Guildhall is a Grade II* Listed Building, which was a purpose built town hall in 1861-4 by Edward Godwin in the Gothic style of the late C12. It was later extended in 1889-92 by Matthew Holding, with interiors by Albert Jeffrey. In 1992 it was further extended to the eastern flank.

3.2 The Guildhall is constructed of stone with a slate roof and has an irregular shaped footprint. Its internal layout consists of rooms and chambers around a pair of central staircases and accessed of long corridors or galleries.

3.3 Much of the older part of the building has unrestricted access along these corridors and this has been a concern for some time in terms of the security of the building.

4 PLANNING HISTORY

4.1 N/1989/945 – demolition of 1 and 2 storey extension fronting Dychurch Lane, erection of 5 and 6 storey extension, alterations to form office accommodation. Approved 30/08/1989.

4.2 N/1989/14048 – internal refurbishment and redecoration. Approved 14/02/1990.

4.3 N/1991/65 – alterations to rooms in the North West of the Guildhall including windows. Approved 03/04/1991.

4.4 N/1991/14008 – Alterations to the Mayors Room, retiring room and related facilities with new bay window on wall to provide single reception room etc. Approved 03/04/1991.

4.5 N/1992/5054 – coat of arms. Approved 23/09/1992.

4.6 N/2002/1659 – installation of audio visual facilities to Council Chamber, Great Hall and Jeffery Room. Approved 07/04/2003.

4.7 N/2004/0572 – provision of new entrance lobby in the courtyard to access a new one stop shop. Approved 24/06/2004.

4.8 N/2010/0910 – removal of stud partition walls erected since 1948, re-opening of an existing doorway, rewiring and improvements to lighting. Approved 23/11/2010.

5 PLANNING POLICY

5.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014), Northampton Local Plan (1997) saved policies, Northampton Central Area Action Plan (2013),

Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires Local Planning Authorities in considering whether to grant listed building consent for any works to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

5.2 National Policies

The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following sections are of particular relevance to this application:

Paragraph 17 - Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. 35 Paragraphs 58 and 69 - ensure that policies and decisions aim to create safe and accessible environments where crime and disorder and fear of crime, do not undermine quality of life of community cohesion; and take into account the more up to date information about higher risk sites in their area for malicious threats including steps that can be taken to reduce vulnerability and increase resilience.

Paragraph 129 - Identify and assess the particular significance of any heritage asset that may be affected by a proposal.

Paragraph 131 - Account should be taken of the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation.

Paragraphs 132 - In considering the impact of proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be.

Paragraph 134 - Where a development proposal will lead to less than substantial harm to the significance of a heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.

5.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

Policy BN5 - The Historic Environment and Landscape Policy S10 - sustainable development principles

5.4 Northampton Central Area Action Plan 2013

The Central Area Action Plan (CAAP) provides specific planning policy and guidance for the town centre and adjoining areas where significant regeneration and investment is proposed in the period up to 2026 and is in conformity with the objectives of the NPPF. Relevant policy includes:

Policy 1: Promoting Design Excellence – make efficient use of land by promoting an appropriate mix of land uses in order to increase the vitality and vibrancy of an area and a wider range of choice for users.

5.5 Supplementary Planning Documents Planning out Crime in Northamptonshire SPG 2004

5.6 Other Material Considerations

All Saints Conservation Area Appraisal

6 CONSULTATIONS/ REPRESENTATIONS

Comments received are summarised as follows:

6.1 NBC Conservation Section - Consider that the level of harm to the character, fabric and historic layout of the building would be less than substantial and, in accordance with guidance in paragraph 134 of the NPPF, needs to be weighed against the wider benefit of securing and allowing continued public use of the building.

6.2 Historic England – whilst the proposed works would not be entirely without impact, and would therefore result in limited harm to the significance of the Guildhall as a heritage asset, are mindful of the negotiations that have taken place in order to arrive at an appropriate solution, also recognised that the proposal would deliver public benefit. On balance would support the application in principle. 36 7 APPRAISAL

7.1 The proposed works are required following a review of security measures in respect of personal safety and working environment within the Guildhall, it was identified that works were required to manage access to various parts of the building.

7.2 The works involve the addition of a glass screen with sliding doors by the Great Hall and control access through existing openings with new door furniture and electronic locks. The works would not reduce means of access to the public areas of the building.

7.3 It is considered that the scheme will have a limited and largely reversible impact. The alterations to the doors, door surrounds and skirtings to fit the electronic locks and card readers, and the cable routings, have been designed to be as discreet as possible and to minimise harm to historic fabric. In many cases, wiring can be located within the existing timber conduit that is located at high level. The majority of the work relates to doors on the ground floor. The door affected are;

 5 doors in the Great Hall – door opening and closing devices, removal of mounted push bars  3 doors controlling access to the Mayors Corridor, Court Room and Parlour – door opening and closing devices.

7.4 The only first floor doors where works are proposed are the pair of highly decorated doors at the end of the corridor leading to the Council Chamber. It is proposed that just electronic locking systems are installed.

7.5 The installation and the design of the glazed door and screen within the corridor linking the Godwin section of The Guildhall with the later extension will have a limited impact on the layout of the building, although the fabric of this part of the building has previously been altered. The glazing is indicated to be lightly frosted to minimise the marks such as finger prints, whilst still allowing vision of the corridor.

7.6 As all of the proposed works are within the Guildhall Building, it is considered that there is no adverse impact on the All Saints Conservation Area.

7.7 Historic England were consulted on the application and have noted that the application meets the requirements of Paragraphs 132 and 134 of the NPPF. No objections have been received from other interested parties and it is considered that the works would not result in demonstrable or irreversible harm to the Listed Building.

8 CONCLUSION

8.1 The proposed works are considered to be minimally obtrusive and would not have a significantly demonstrable impact on the historic fabric of the Guildhall. The benefits of the works outweigh any harm to the building and as such are considered to be acceptable.

9 CONDITIONS

1. The works hereby permitted shall be begun before the expiration of three years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Building and Conservation Areas) Act 1990.

2. The development hereby permitted shall be carried out in accordance with the following approved plans: 4106/01, 4106/02, 4106/03, 4106/04, 4106/05, 4106/06A, 4106/07, 4106/08, 4106/09, 4106/20B, 4106/22, 4106/23, 4106/24, 4106/25A, 4106/26, 4106/27, 4106/28, 4106/29, 4106/map, 4106/security updates, GEZE TS 2000v overhead door closer.

Reason: For the avoidance of doubt and to accord with the terms of the listed building consent application. 37 10 BACKGROUND PAPERS

10.1 N/2018/0397.

11 LEGAL IMPLICATIONS

11.1 The development is not CIL liable.

12 SUMMARY AND LINKS TO CORPORATE PLAN

12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

38 39 Agenda Item 10

Addendum to Agenda Items Tuesday 8th May 2018

7. OTHER REPORT 7a Planning applications for the replacement of weatherboard cladding, rendering of existing brickwork, replacement of windows to UPVc frames and installation of bin storage for 43 apartment units at Thorplands

No update.

7b Proposals for a rail freight interchange (including warehousing) and associated highway works Land to the west of Junction 15 of M1 Motorway, Northamptonshire

No update.

9. NORTHAMPTON BOROUGH COUNCIL APPLICATIONS 9a N/2018/0389 Listed Building Application for the installation of track lighting in the West Wing and one room in the East Wing Abington Museum Manor House Abington Park, Wellingborough Road

No update.

9b N/2018/0397 Listed Building Application for the installation of primary and secondary barriers and control access through existing openings with new sliding doors, door furniture and electronic locks The Guildhall, St Giles Square

No update.

10. ITEMS FOR DETERMINATION 10a N/2017/1356 Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4) for 5 occupants, together with creation of lightwell and enlarged cellar window to front elevation 28 Byron Street

Two additional representations received:  The property has sewage problems  There is not room for more cars in the street

40  There is a security problem due to access via the roofspace  Concerns over the lounge being in the cellar

Officer Response: Sewage issues will be covered by other authorities. In respect of security, it cannot be assumed that occupants of a HIMO are any more of a security risk than other occupants. The other points raised have been covered in the Committee Report.

10b N/2018/0071 Change of use of dwellinghouse (Class C3) to house in multiple occupation (Class C4) for 6 occupants 39 St Michaels Mount

No update.

10c N/2018/0112 Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Sui Generis) for 7 occupants 14 Abington Grove

No update.

10d N/2018/0167 Garage extension with first floor extension over and rear ground floor infill 16 Claystones

Further comments have been received from two neighbouring properties in response to the officer’s report. The comments are summarised as follows:

 No extension has been done to the existing properties in the Claystone and such extension will result in adverse impact on the character of the area.  There are 4 distinct design of the houses so the description of the area should not be generalised to have varying house types.  The applicant has advised about loft conversion and having an additional bedroom, which would increase the demand of parking and overdevelopment of the site so permitted development rights should be withdrawn.  The proposed extension will increase the shadow on No.18.  The proposed extension does not meet the adopted parking standards and shall be refused on parking grounds.  The applicant runs a client facing business, which invites traffic and result in parking issues in the area.  Presence of bats is not addressed adequately by the officer’s report and a condition should attached to any permission to submit a bat survey.  Proposed material for the dormer should be conditioned to be agreed by Local Authority and shall be a pre-commencement condition. The Applicant is unable to attend the Committee and has submitted the following information:

 There are no bats in the roof.  Proposal was amended to address the concerns raised by the neighbours in relation to parking and design, would happily change the garden element outside the front of the house to make more driveway space if that was a requirement.  Students no longer park outside the house, unless cars have pulled up momentarily to drop off students due to bad weather or it being dark. All visitors (unless they are delivery

41 personnel or people who have not previously visited) will park on the main road that runs up into the top of the cul-de-sac.

Officer’s response: all the issues raised in the additional comments are already covered in the officer’s report.

10e N/2018/0206 Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4) for 4 occupants 15 Towcester Road

Local Highway Authority – in relation to the rear access, there is not sufficient width to create an access with pedestrian visibility.

10f N/2018/0287 Two storey/single storey rear extension with internal alterations and new obscure glazed window to first floor side elevation 34 Sam Harrison Way

No update.

10g N/2018/0338 Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4) for 4 occupants 114 Oxford Street

No update.

10h N/2018/0466 Single storey extension to Community Centre Blackthorn Community Centre, Longmead Court

The agent confirmed that the proposal does not include any additional external plant.

10i N/2018/0485 Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4) for 6 occupants 98 Lutterworth Road

No update.

42 Agenda Item 10a

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2017/1356

LOCATION: 28 Byron Street

DESCRIPTION: Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4) for 5 occupants, together with creation of lightwell and enlarged cellar window to front elevation

WARD: Kingsley Ward

APPLICANT: Miss Ausra Uzukauskaite AGENT: N/A

REFERRED BY: Councillor C Russell REASON: Parking and amenity concerns

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed development is considered acceptable in principle as it would not result in an overconcentration of similar uses within the vicinity of the site, would provide adequate facilities for future occupants and would not be at risk from flooding. Notwithstanding existing parking conditions in the local area, the site is in a sustainable location close to bus stops and amenities and would provide adequate facilities for cycle storage and refuse storage. The proposal thereby complies with Policies H1, H5 and S10 of the West Northamptonshire Joint Core Strategy, Policies E20 and H30 of the Northampton Local Plan, the Council’s Houses in Multiple Occupation Interim Planning Policy Statement (IPPS) and the aims and objectives of the National Planning Policy Framework.

2. THE PROPOSAL

2.1 The proposal is for the change of use of an existing dwelling to a house in multiple occupation (HIMO) for five residents. Parking would be on-street. A light well is also proposed to the front of the property.

2.2 The site lies within an Article 4 Direction Area, which removes permitted development rights for change of use from a dwelling to a HIMO. 3. SITE DESCRIPTION 43 3.1 The application premises consists of a two storey, three bedroom terraced house. This is located within a street comprising similar properties.

4. PLANNING HISTORY

4.1 None.

5. PLANNING POLICY

5.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014) and Northampton Local Plan (1997) saved policies.

5.2 National Policies

The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following sections are of particular relevance to this application:

Paragraph 17 seeks to secure high quality design and good standard of amenity for existing and proposed occupiers.

Paragraphs 49 has a presumption in favour of sustainable housing development.

Paragraph 50 seeks to deliver a wide choice of high quality homes to meet a wide range of differing housing needs.

5.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

Policy H1 - Housing Density & Mix & Type of Dwellings.

Policy H5 - Managing the existing housing stock.

Policy S10 - Sustainable Development Principles.

5.4 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policies are material to this application:

Policy E20 – New Development (Design).

Policy H30 – Multi-Occupation With A Single Dwelling

6. CONSULTATIONS/ REPRESENTATIONS

Comments received are summarised as follows:

6.1 Private Sector Housing – Comments on amended plans: The room sizes, amenities and facilities indicated on the submitted plans show that the proposed HIMO would meet the requirements for 44 five occupants. The inner aperture on the basement window should be increased in depth to ensure that the distribution of light to the room is not restricted.

6.2 Local Highway Authority – Object. The LHA have received a number of parking beat surveys submitted as part of numerous planning applications and this demonstrates that is no residual parking capacity on-street. Furthermore, the cumulative impact from the high concentration of HIMOs in the immediate vicinity is contributing to the excessive demand. This demand is resulting in parking on double yellow lines, across dropped kerbs, on the corners of junctions and double parking. This development will increase the demand further and any development impact that compromises the safety of motorists and pedestrians on the highway network is considered severe. Although in isolation one might consider the increase in demand generated by this development to be minimal or negligible, the LHA would argue that the cumulative impact of “minor” developments such as this need to be considered as a whole. The LHA considers any impact that will compromise the safety of motorists and pedestrians to be severe.

6.3 Councillor Catherine Russell – Wish to call in this application on the following grounds:

 Inadequate parking in this street that comprises solely of terraced houses and where parking is already competitive. Residents are often forced to park some distance from their homes and on occasion, in another street due to the number of cars parked on Byron Street.

 This is a three bedroomed property and may not have sufficient living space for up to 5 individuals.

 Residents do not wish to see this application succeed, turning a much needed family home and accommodation into a commercial concern.

 HIMOs change the nature, dynamic and character of an environment that is currently family accommodation.

6.4 Representations received from and on behalf of four neighbouring occupiers, making the following points in summary:

 Would like reassurance that the clients are well vetted and respectful of the surrounding residents.  Already unable to park, feel the area is unsuitable for multi-occupancy for this reason alone.  Concerned about noise from the five residents.  Never had any previous problems with neighbours as these have up to now been only families, or couples. Now feel threatened by the unknown nature of the proposed occupants.  May be subjected to unknown noise at any time of the day or night.  Other proposals will soon follow and this will become a bed-sit area.  The nature of the road would change completely.  These are family homes without space for multi-occupancy.  Concerns are heightened by the proposal for turning the cellar into living/ sleeping accommodation.

7. APPRAISAL

Principle of the development

7.1 The conversion of the existing dwelling to a HIMO is considered to be in line with national policy requirements to deliver a wide choice of homes to create sustainable and mixed communities. Policy H5 of the JCS allows for HIMOs where the proposal would not adversely impact on the character of the area and amenity of residential areas.

Area concentration

7.2 Council records evidence that there are 3 existing HIMOs within a 50m radius of the application site. The use of this property as a HIMO would equate to 5.5% concentration in the area. This would clearly fall within the 15% maximum45 threshold recommended by the Council’s adopted Interim Planning Policy Statement in relation to HIMOs. It is considered that there would still be a reasonable mixture of house types within the vicinity in order to meet the differing needs of residents.

Size of property and facilities for future occupiers

7.3 Policy H30 of the Local Plan, although dated, is in line with the aims of NPPF in respect of the provision of adequate amenity for proposed occupiers and requires HIMOs to be of sufficient size to accommodate the proposed use. The Interim Planning Policy Statement for HIMOs (IPPS) also includes minimum sizes for all rooms within a HIMO.

7.4 The originally submitted plans did not provide an appropriate level of floorspace within shared living areas. Amendments were therefore sought and these now indicate a living room in the basement area, which would entail the creation of a lightwell in the front garden area. This room would be of adequate size meaning that the property overall would comply with the standards in terms of floorspace. Whilst the comments from Private Sector Housing do refer to further amendments to maximise the level of light, it is considered that an appropriate environment would be created.

7.5 A condition restricting the use of the property to a maximum of 5 people would ensure over- development does not occur.

Flood risk

7.6 In respect of flood risk the application site is outside of the areas of the town identified as being at risk from flooding.

Highways / Parking

7.7 The Interim Planning Policy Statement for HIMOs (IPPS) sets out clearly that where limited or no parking provision is proposed, the site must be either within 400m of a bus stop, or within walking distance of a district centre, local centre or neighbourhood parade. Only outside such locations is parking required to be provided.

7.8 The application property is located within 180m of the nearest bus stops on Kettering Road. The property is also within easy walking distance of the Kingsley Park Local Centre which provides a wide range of facilities. In this regard, the proposal is considered to be in accordance with the requirements of the IPPS in respect of parking considerations.

7.9 Within such areas, the IPPS recommends that storage space should be provided which is accessible to cycle users. Space is available to the rear of the house, and a condition is recommended requiring details should be submitted for the secured cycle storage. There is scope for this to be provided within the existing lean-to structure at the rear of the premises.

7.10 The proposal is, therefore, in compliance with this principle of the IPPS. However, a further consideration in respect of parking is the Northamptonshire Parking Standards. This document was adopted in September 2016, after the IPPS.

7.11 The Northamptonshire Parking Standards state that HIMOs shall provide on plot parking at the ratio of one parking space per bedroom. The proposed development will produce a demand for 5 parking spaces, which is an increase of 2 compared to the existing use.

7.12 In this case, the LHA requested a parking beat survey to assess the level of parking availability in the area. Upon receipt of this the LHA has objected to the proposal, due to the lack of available parking in the area and the likelihood of inappropriate and illegal parking resulting from the use.

7.13 Notwithstanding the LHA position, there is no evidence to support that all 5 residents would own cars. Given the number of occupants arising from the existing use and the sustainable location of the property, it is not considered that a refusal on highway grounds could be upheld at appeal. 46 7.14 Furthermore, regard must be paid to previous appeal decisions over the past few months where Planning Inspectors have consistently taken the view that where a site is close to local amenities, and no parking is provided, considerable weight has been given to the sustainable location of the site, and the appeals concerned have been allowed. Indeed, some Inspectors have taken the view that proposed occupiers in recognising the lack of parking provision and proximity to amenities, may choose the location for this purpose and not wish to have cars.

7.15 In view of the recent appeal decisions, the Inspectors have given considerable weight to the sustainability of locations, while considering the impact on parking. As such, in view of the sustainable location of the application site, and number of occupants proposed, and that there is sufficient room within the site to provide secure bicycle storage, it is not considered that highway impacts would be so adverse as to recommend refusal on this basis.

7.16 The IPPS sets out clearly that where limited or no parking provision is proposed, the site must be either within 400m of a bus stop, or within walking distance of a district centre, local centre or neighbourhood parade. Only outside such locations is parking required to be provided.

Refuse storage

7.17 As with cycle storage, it would be possible to provide refuse storage within the rear garden area and a condition requiring details of such provision is recommended.

Amenity

7.18 The proposed use falls within Use Class C4, which in effect categorises this as a residential use. It is not considered that the proposal would generate adverse amenity impacts such as noise or anti- social behaviour over and above those created by a more conventional C3 dwelling. Indeed, without the Article 4 Direction, planning permission would not be required for the change of use. Consequently, it is not considered that any refusal of planning permission or the imposition of conditions, in relation to amenity issues would be reasonable or sustainable at appeal.

Impact on the street scene and on the character and appearance of the area

7.19 The proposal includes the creation of a lightwell to the front of the property and a new window opening facing into this, to provide light to the basement living room. The small front garden area is separated from the road by a low wall of typical design and as such it is considered that the proposed works would not therefore have any detrimental visual impact on the street scene.

8. CONCLUSION

8.1 The proposed change of use would comply with the requirements of the Interim Planning Policy Statement on HIMOs, and would not result in an over concentration of HIMOs within the locality and would provide suitable accommodation for the number of occupants proposed. The issues in relation to parking and highway safety are finely balanced, however, it is considered that the proposal complies with the IPPS in relation to parking considerations and, in view of recent appeal decisions and the potential number of people that could occupy the property under the existing use, it would be difficult to uphold a refusal at appeal. The proposal is therefore recommended for approval.

9. CONDITIONS

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the following approved plans: S.01, S.02.

Reason: For the avoidance of doubt and to accord with the terms of the planning application. 47 3. Prior to the bringing into use of the building for the approved use, details of the provision for the storage of refuse and materials for recycling shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the first occupation or bringing into use of the building hereby permitted and thereafter retained.

Reason: In the interests of amenity and to secure a satisfactory standard of development in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

4. Prior to the bringing into use of the building for the approved use, full details of facilities for the secure and covered parking of bicycles shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and fully implemented prior to the development being first brought into use and retained thereafter.

Reason: To ensure the provision of adequate facilities in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

5. The development hereby permitted shall be occupied by a maximum of five residents at any one time.

Reason: In the interests of amenity of the proposed occupiers and the surrounding area in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy.

6. The proposed lightwell shall be implemented in accordance with the approved plan prior to the use hereby permitted commences and retained thereafter.

Reason: In the interests of amenity and to ensure satisfactory accommodation is provided in accordance with Policy H1 of the West Northamptonshire Joint Core Strategy.

10. BACKGROUND PAPERS

10.1 Application file N/2017/1356.

11. LEGAL IMPLICATIONS

11.1 The development is CIL liable.

12. SUMMARY AND LINKS TO CORPORATE PLAN

12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

48 49 Agenda Item 10b

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0071

LOCATION: 39 St Michaels Mount

DESCRIPTION: Change of use of dwellinghouse (Class C3) to house in multiple occupation (Class C4) for 6 occupants

WARD: Castle Ward

APPLICANT: Mr S Patel AGENT: A Chhatralia

REFERRED BY: Councillor D Stone REASON: Overdevelopment and parking concerns

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed development is considered acceptable in principle as it would not result in a significant over concentration of similar uses within the vicinity of the site, would provide adequate facilities for future occupants and would not be at risk from flooding. Notwithstanding existing parking conditions in the local area, the site is in a sustainable location close to a Local Centre, bus services and amenities and would provide adequate facilities for cycle storage and refuse storage and preserve the appearance and character of the conservation area. The proposal thereby complies with Policies H1, H5, BN5, BN7 and S10 of the West Northamptonshire Joint Core Strategy, saved Policies E20 and H30 of the Northampton Local Plan, the Council’s Houses in Multiple Occupation Interim Planning Policy Statement (IPPS) and the aims and objectives of the National Planning Policy Framework.

2. THE PROPOSAL

2.1 Permission is sought for a change of use from a dwelling house (Use Class C3) to a house in multiple occupation (HIMO) (Use Class C4) for 6 people. No external alterations are proposed to the property. Parking would be on-street.

3. SITE DESCRIPTION

3.1 The application site consists of a 6 bedroom terraced dwelling along a residential street of similar properties. Parking is provided on street 50and the site is in the Boot and Shoe Quarter Conservation Area. The property is within easy walking distance of Kettering Road. 4. PLANNING HISTORY

4.1 No recent planning applications. Planning permission was refused in 1989 (89/1066) for a house in multiple occupation on the grounds of impact on neighbours amenity and provision of no off road parking.

5. PLANNING POLICY

5.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014), Northampton Local Plan (1997) saved policies.

5.2 Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires Local Planning Authorities when considering development to pay special attention to the desirability of preserving or enhancing the character or appearance of a conservation area.

5.3 National Policies

5.4 The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following sections are of particular relevance to this application:

5.5 Paragraph 17 - Core Principles seeks to secure high quality design and a good standard of amenity for existing and proposed occupiers.

5.6 Paragraph 49 - Housing applications should be considered with a presumption in favour or sustainable development.

5.7 Paragraph 50 - states that planning should deliver a wide choice of high quality homes; widen opportunities for home ownership and create sustainable, inclusive, and mixed communities; should plan for a mix of housing based on current and future demographic trends, market trends, and the needs of different groups in the community.

5.8 Paragraph 100 - Flood risk in determination of planning applications.

5.9 Paragraph 132 - Heritage assets.

5.10 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

H1 Housing Density, Mix and type of dwellings H5 Managing existing housing stock S10 Sustainable Development Principles BN5 Historic Environment and Landscape BN7 Flood Risk

5.11 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policies are material to this application: 51 E20 New development (Design) E26 Development conservation areas H30 Multiple occupation

5.12 Supplementary Planning Documents

Northamptonshire Parking Standards (September 2016) Planning out Crime in Northamptonshire SPG 2004

5.13 Other Material Considerations

Houses in Multiple Occupation (HIMO) Interim Planning Policy Statement (IPPS) (November 2014)

Proposals for HIMOs should:

• Result in a balanced and mixed community and protect the physical character of the street and neighbourhood as a whole, by not resulting in a concentration of similar uses, a material change or adverse impact on the character of the area, or more than 15% of HIMOs within a 50metre radius; • Secure the provision of adequate facilities, amenities and minimise flood risk; • Promote use of public transport, cycling and walking and secure provision of adequate parking; • Ensure provision of adequate storage for refuse and materials for recycling.

6. CONSULTATIONS/ REPRESENTATIONS

Consultation responses summarised as follows:

6.1 Highways (NCC) - Object. The LHA have received a number of parking beat surveys submitted as part of numerous planning applications and this demonstrates that is no residual parking capacity on-street. Furthermore, the cumulative impact from the high concentration of HIMOs in the immediate vicinity is contributing to the excessive demand. This demand is resulting in parking on double yellow lines, across dropped kerbs, on the corners of junctions and double parking. This development will increase the demand further and any development impact that compromises the safety of motorists and pedestrians on the highway network is considered severe. Although in isolation one might consider the increase in demand generated by this development to be minimal or negligible, the LHA would argue that the cumulative impact of minor developments such as this need to be considered as a whole and that the impact on highway safety is severe.

6.2 Built Conservation (NBC) - No objection. No external works are indicated and the proposal will have a neutral impact on the character and appearance of the Boot and Shoe Quarter Conservation Area.

6.3 Private Sector Housing (NBC) - No objection as room sizes are sufficient for a 6 person HIMO.

6.4 Councillor D Stone - called in the application on over-development and concern over parking and pressure on services.

6.5 One neighbour objection on the grounds of parking and refuse concerns.

7. APPRAISAL

Principle of the development

7.1 The conversion of the existing dwelling to a HIMO is considered to be in line with national policy requirements to deliver a wide choice of homes to create sustainable and mixed communities. Policy H5 of the JCS allows for HIMOs where the proposal would not adversely impact on the character of the area and amenity of residential areas.

Area concentration

7.2 Council records evidence that there are 14 other HIMOs within a 50m radius out of 106 properties of the application site. The use of this property52 as a HIMO would equate to 15.1% concentration in the area. This would fall outside the 15% maximum threshold recommended by the Council’s adopted IPPS in relation to HIMOs. However as the figure is just 0.1% above the required standard, it is difficult to argue that significant harm would result in planning terms. It would be difficult to defend on appeal in terms of demonstrable harm, bearing in mind comments from recent appeal decisions by the Planning Inspectors. It is considered therefore that there would still be a reasonable mixture of house types within the vicinity in order to meet the differing needs of residents.

Size of property and facilities for future occupiers

7.3 Policy H30 of the Local Plan, although dated, is in line with the aims of NPPF in respect of the provision of adequate amenity for proposed occupiers and requires HIMOs to be of sufficient size to accommodate the proposed use. The property is considered to be of sufficient size, providing room sizes in accordance with the Council’s HIMO IPPS with appropriate kitchen/dining, WC and wash facilities. A condition restricting the use of the property to a maximum of 6 people would ensure over-development does not occur. All bedrooms would be served by adequate outlook and light. Private Sector Housing has advised that they are satisfied that the accommodation proposed meets their requirements.

Flood Risk

7.4 The site is not in a flood zone therefore there would be no impact on flooding.

Highways/Parking

7.5 The IPPS sets out clearly that where limited or no parking provision is proposed, the site must be either within 400m of a bus stop, or within walking distance of a district centre, local centre or neighbourhood parade. Only outside such locations is parking required to be provided.

7.6 The application property is located within easy walking distance to facilities on Kettering Road. It is considered that the application site is in a sustainable location within 200m of the nearest bus stop on Kettering Road. In this regard, the proposal is considered to be in accordance with the requirements of the IPPS in respect of parking considerations.

7.7 Within such areas, the IPPS recommends that storage space should be provided which is accessible to cycle users. Space is available in the existing basement and a condition is recommended requiring details to be submitted for approval for secure cycle storage.

7.8 The proposal is, therefore, in compliance with this principle of the IPPS. However, a further consideration in respect of parking is the Northamptonshire Parking Standards. This document was adopted in September 2016, after the IPPS. The Northamptonshire Parking Standards state that HIMO shall provide on plot parking at the ratio of one parking space per bedroom. The proposed development will produce a demand for 6 parking spaces, which is an increase of 3 compared to the existing use, as parking requirement for a 6-bed dwelling is 3 spaces.

7.9 In this case, the Highway Authority object to the proposal because the potential impacts on highway safety are considered severe, and concern is raised regarding the potential negative impacts of an increase in parking demand on the amenity of neighbouring residents.

7.10 Notwithstanding the Highway Authority’s objection, there is no evidence to support that all 6 residents would own cars. Given the number of occupants arising from the existing use and the sustainable location of the property, it is not considered that a refusal on highway grounds could be upheld at appeal.

7.11 Furthermore, regard must be paid to previous appeal decisions over the past few months where Planning Inspectors have consistently taken the view that where a site is close to local amenities and public transport, and no parking is provided, considerable weight has been given to the sustainable location of the site, and the appeals concerned have been allowed. Indeed, some Inspectors have taken the view that proposed occupiers in recognising the lack of parking provision and proximity to amenities, may choose the location for this purpose and not wish to have cars. 53 Refuse storage

7.12 There is sufficient space in the basement of the property for bin storage, a condition is recommended to agree the details of refuse storage.

Amenity

7.13 There is no evidence to demonstrate that the proposal would generate adverse amenity impacts such as noise or anti-social behaviour over and above those created by a more conventional dwellinghouse. Consequently, it is not considered that a refusal of planning permission, or the imposition of conditions in relation to amenity issues would be reasonable or sustainable at appeal.

Impact on appearance and character of Boot and Shoe Quarter conservation area

7.14 As there are no external works proposed, it is considered that there would be a neutral impact on the conservation area which is a view supported by NBC Conservation Officers.

8 CONCLUSION

8.1 The proposed development would not lead to an unacceptable concentration of HIMOs within the locality that would adversely affect upon the character of the local area, street scene, nor would the development have significant adverse impacts on neighbouring amenity or parking provision. The property is of sufficient size to accommodate the level of accommodation as proposed and would have an acceptable impact on the conservation area. The proposed development would be in accordance with the requirements of Policies H1, H5, BN5, BN7 and S10 of the West Northamptonshire Joint Core Strategy, saved Policies E20 and H30 of the Northampton Local Plan, the Council’s Houses in Multiple Occupation Interim Planning Policy Statement and the aims and objectives of the National Planning Policy Framework.

9. CONDITIONS

1) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2) The development hereby permitted shall be carried out in accordance with the following approved plans: 01, 02, 03A, 04, 05 and 06.

Reason: For the avoidance of doubt and to accord with the terms of the planning application.

3) The basement cycle and bin storage shall be provided prior the use hereby permitted commences in accordance with further details to be agreed in writing with the Local Planning Authority prior to the occupation of development and the facilities shall be retained as such throughout the lifetime of development.

Reason: In the interests of residential amenity to comply with Policy H1 of the West Northamptonshire Joint Core Strategy.

4) The development hereby permitted shall be occupied by a maximum of 6 residents at any one time.

Reason: In the interests of amenity of the proposed occupiers and the surrounding area to comply with Policy H1 and H5 of the West Northamptonshire Joint Core Strategy.

5) The basement area shall not be used as habitable rooms or bedrooms at any time.

Reason: In the interests of amenity of the proposed occupiers to comply with H1 of the West Northamptonshire Joint Core Strategy. 54 10. BACKGROUND PAPERS

10.1 N/2018//0071.

11. LEGAL IMPLICATIONS

11.1 The development is not CIL liable.

12. SUMMARY AND LINKS TO CORPORATE PLAN

12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

55 56 Agenda Item 10c

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0112

LOCATION: 14 Abington Grove

DESCRIPTION: Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Sui Generis) for 7 occupants

WARD: Abington Ward

APPLICANT: Mr J Basani AGENT: Barry Waine Planning

REFERRED BY: Councillor Z Smith REASON: Parking concerns

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed development is considered acceptable in principle as it would not result in an over concentration of similar uses within the vicinity of the site, would provide adequate facilities for future occupants and would not be at risk from flooding. Notwithstanding existing parking conditions in the local area, the site is in a sustainable location close to a Local Centre, bus services and amenities and would provide adequate facilities for cycle storage and refuse storage. The proposal thereby complies with Policies H1, H5, BN7 and S10 of the West Northamptonshire Joint Core Strategy, saved Policies E20 and H30 of the Northampton Local Plan, the Council’s Houses in Multiple Occupation Interim Planning Policy Statement (IPPS) and the aims and objectives of the National Planning Policy Framework.

2. THE PROPOSAL

2.1 Permission is sought for a change of use from a 6 bedroom dwelling house (Use Class C3) to a house in multiple occupation (HIMO) for 7 people (Sui Generis). This is an amended proposal following a refusal in 2017 for a 9 person HIMO (Paragraph 4.1 refers).

3. SITE DESCRIPTION

3.1 The application site consists of a terraced dwelling along the very busy Abington Grove. Parking is provided on street on an unrestricted basis. The site is not in a conservation area. The site is within easy walking distance to the Racecourse57 and shops on Kingsley Park Terrace which is a Local Centre as identified in the West Northamptonshire Joint Core Strategy. The property has a long private rear garden enclosed on 3 sides.

4. PLANNING HISTORY

4.1 N/2017/1477 Planning permission refused in 2017 for 9 person HIMO on following grounds:

Due to their being no residual parking capacity for vehicles in the area, and the fact that the proposed change of use would generate a greater demand than existing, the proposed development would have a detrimental impact upon parking provision, highway safety and surrounding amenity contrary to Policy H5 of the West Northamptonshire Joint Core Strategy, Policy H30 of the Northampton Local Plan and the aims and objectives of the National Planning Policy Framework.

The proposed basement bedroom would have insufficient level of outlook providing an unsatisfactory level of residential amenity for future occupiers contrary to Policy H30 of the Northampton Local Plan, H1 and H5 of the West Northamptonshire Joint Core Strategy, the Interim Planning Policy Statement on Houses in Multiple Occupation and aims and objectives of the National Planning Policy Framework.

4.2 The current proposal is an amendment to the previous refused application reducing the number of occupiers from 9 to 7. The basement is to be used as storage only and not for habitable accommodation.

5. PLANNING POLICY

5.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014), Northampton Local Plan (1997) saved policies.

5.2 National Policies

5.3 The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following sections are of particular relevance to this application:

5.4 Paragraph 17 - Core Principles seeks to secure high quality design and a good standard of amenity for existing and proposed occupiers.

5.5 Paragraph 49 - Housing applications should be considered with a presumption in favour or sustainable development.

5.6 Paragraph 50 - states that planning should deliver a wide choice of high quality homes; widen opportunities for home ownership and create sustainable, inclusive, and mixed communities; should plan for a mix of housing based on current and future demographic trends, market trends, and the needs of different groups in the community.

5.7 Paragraph 100 relates to flood risk.

5.8 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are: 58 Policy H1 - Housing Density & Mix & Type of Dwellings Policy H5 - Managing the existing housing stock Policy S10 - Sustainable Development Principles Policy BN7 - Flood Risk

5.9 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policies are material to this application:

Policy E20 – New development Policy H30 – Multi-occupation with a single dwelling

5.10 Supplementary Planning Documents

Northamptonshire Parking Standards (September 2016) Planning out Crime in Northamptonshire SPG 2003

5.11 Other Material Considerations

Houses in Multiple Occupation (HIMO) Interim Planning Policy Statement (IPPS) (November 2014)

Proposals for HIMOs should:

• Result in a balanced and mixed community and protect the physical character of the street and neighbourhood as a whole, by not resulting in a concentration of similar uses, a material change or adverse impact on the character of the area, or more than 15% of HIMOs within a 50metre radius; • Secure the provision of adequate facilities, amenities and minimise flood risk; • Promote use of public transport, cycling and walking and secure provision of adequate parking;

6. CONSULTATIONS/ REPRESENTATIONS

Comments received are summarised as follows:

6.1 Highways (NCC) - Object. The proposal would generate a demand for 7 vehicles as opposed to 3 for the existing. As there is no residual parking capacity in the area, any increase in demand will increase the instances of illegal parking. The LHA considers that any impact will compromise highway safety of motorists and pedestrians to be a severe detrimental impact. Although in isolation one might consider the increase in demand generated to be negligible, the LHA argue that the cumulative impact of minor developments should be considered as a whole. Due to the lack of residual capacity the increase in parking demand will increase dangerous parking putting all road users at risk and this must be seen as a severe detrimental impact.

6.2 Private Sector Housing (NBC) - No objection as room sizes and facilities meets standards.

6.3 Councillor Zoe Smith - called in the application on parking impact and number of occupants considered excessive.

7. APPRAISAL

Principle of the development

7.1 The conversion of the existing dwelling to a HIMO is considered to be in line with national policy requirements to deliver a wide choice of homes to create sustainable and mixed communities. Policy H5 of the JCS allows for HIMOs where the proposal would not adversely impact on the character of the area and amenity of residential areas.

Area concentration

7.2 Council records evidence that there are 8 other HIMOs within a 50m radius of the application site out of 90 residential properties either as 59established HIMOs or with planning permissions. The use of this property as a HIMO would equate to a 9th HIMO creating a 10% concentration in the area. This would clearly fall within the 15% maximum threshold recommended by the Council’s adopted Interim Planning Policy Statement. It is considered therefore that there would still be a reasonable mixture of house types within the vicinity in order to meet the differing needs of residents.

Size of property and facilities for future occupiers

7.3 Policy H30 of the Local Plan, although dated, is in line with the aims of NPPF in respect of the provision of adequate amenity for proposed occupiers and requires HIMOs to be of sufficient size to accommodate the proposed use. The property is considered to be of sufficient size, providing room sizes in accordance with the Council’s HIMO Interim Planning Policy Statement. A condition restricting the use of the property to a maximum of 7 people would ensure over-development does not occur. All bedrooms would be served by adequate outlook and light. Private Sector Housing has advised that they will be satisfied with the accommodation proposed meets the requirements. The basement would be used purely as storage and a condition would be secured that it does not become a habitable room which addresses refusal reason 2 on the previous application.

Flood Risk

7.4 Given that the site is not located in a flood zone, there would unlikely be any impact on flood risk created by the proposed development.

Highways/Parking

7.5 The Interim Planning Policy Statement for HIMOs (IPPS) sets out clearly that where limited or no parking provision is proposed, the site must be either within 400m of a bus stop, or within walking distance of a town centre, district centre, local centre or neighbourhood parade. Only outside such locations is parking required to be provided.

7.6 The application property is located within easy walking distance to Kingsley Park Terrace and Kettering Road and within 400metres of the nearest bus stop. It is considered that the application site is in a very sustainable location. In this regard, the proposal is considered to be in accordance with the requirements of the IPPS in respect of parking considerations. Within such areas, the IPPS recommends that storage space should be provided which is accessible to cycle users. Space is available to the rear of the house, and a condition is recommended requiring details to be submitted for approval for secure cycle storage.

7.7 The proposal is, therefore, in compliance with this principle of the IPPS. However, a further consideration in respect of parking is the Northamptonshire Parking Standards. This document was adopted in September 2016, after the IPPS. The Northamptonshire Parking Standards state that Houses in Multiple Occupation shall provide on plot parking at the ratio of one parking space per bedroom. The proposed development will produce a demand for 7 parking spaces, which is an increase of 4 as compared to the existing use.

7.8 Although the Local Highway Authority object as they consider that the proposal would increase parking demand and the impact is severe. However, some weight must be attached to the fact that the site is in a sustainable location. This is a view that has consistently shared by Inspectors on appeal.

Refuse storage

7.9 There is sufficient space to the rear of the property for bin storage, a condition is recommended to agree such details to ensure it is appropriate size and design.

Amenity

7.10 There is no evidence to demonstrate that the proposal would generate adverse amenity impacts such as noise or anti-social behaviour over and above those created by a more conventional dwellinghouse.

CONCLUSION 60 8.1 The proposed development would not lead to an unacceptable concentration of HIMOs within the locality that would adversely affect upon the character of the local area, street scene, nor would the development have significant adverse impacts on neighbouring amenity or parking provision. The property is of sufficient size to accommodate the level of accommodation as proposed and would not impact adversely on flood risk. The proposed development would be in accordance with the requirements of Policies H1, H5, BN7 and S10 of the West Northamptonshire Joint Core Strategy, saved Policies E20, and H30 of the Northampton Local Plan, the Council’s Houses in Multiple Occupation Interim Planning Policy Statement and the aims and objectives of the National Planning Policy Framework. When considered against the previous application, the amended scheme is considered to be an improvement addressing both reasons of refusals.

9. CONDITIONS

1) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2) The development hereby permitted shall be carried out in accordance with the following approved plans: Site location plans, J/14/B/HMO-1 Sheets S1a and S2a.

Reason: For the avoidance of doubt and to accord with the terms of the planning application.

3) The maximum number of occupiers shall not exceed seven at any one time.

Reason: In order to prevent over-development to accord with Policy H5 of the West Northamptonshire Joint Core Strategy and H30 of the Northampton Local Plan.

4) Prior to the occupation of the development, details of the provision for the storage of refuse and materials for recycling shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the first occupation or bringing into use of the building hereby permitted and thereafter retained.

Reason: To ensure the provision of adequate facilities in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

5) Prior to the occupation of development, full details of facilities for the secure and covered parking of bicycles shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and fully implemented prior to the development being first brought into use and retained thereafter.

Reason: To ensure the provision of adequate facilities in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework

6) The basement shall not be used as a bedroom or habitable room connected with the approved HIMO at any time throughout the life time of the development.

Reason: In the interests of residential amenity to comply with Policy H1 of the West Northamptonshire Joint Core Strategy.

10. BACKGROUND PAPERS

10.1 N/2018/0112.

11. LEGAL IMPLICATIONS

11.1 The development is not CIL liable.

12. SUMMARY AND LINKS TO CORPORATE PLAN 61 12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

62 63 Agenda Item 10d

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0167

LOCATION: 16 Claystones

DESCRIPTION: Garage extension with first floor extension over and rear ground floor infill

WARD: West Hunsbury Ward

APPLICANT: Mr & Mrs Kennett-Johnson AGENT: Miss Laura Wood

REFERRED BY: Councillor Brian Oldham REASON: Traffic and parking concerns

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The siting, design and appearance of the proposed development are considered acceptable and would be in keeping with the character of the host building. The proposed development would not have any undue impact on the residential amenity of the neighbouring properties or existing highway conditions. The proposal would be in accordance with Policy S10 of the West Northamptonshire Joint Core Strategy, saved Policies H18 and E20 of the Northampton Local Plan, the Council's Residential and Alterations Design Guide and advice given within the National Planning Policy Framework.

2. THE PROPOSAL

2.1 The planning application seeks permission for a single storey rear extension, single storey side and first floor side extension including front and rear dormers.

2.2 The current proposal has been amended during the course of the application. The amended scheme has a lower roof height for the first floor extension as compared with the original submission (reduced by 1.1m). The proposed side extension has been stepped back from the front to retain the existing parking arrangement.

3 SITE DESCRIPTION 3.1 The application property is a detached chalet64 style bungalow. It is located in a residential cul- de-sac with a mix of bungalows, chalet bungalows and two-storey houses. 3.2 Although the local area has a variety of house designs, the application property is a mirrored pair with no.15 Claystones, locate at the end of the cul-de-sac. More pairs like this are located in other culs-de-sac in the local area.

4 PLANNING HISTORY

4.1 None relevant.

3 PLANNING POLICY

3.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014), Northampton Local Plan (1997) saved policies.

3.2 National Planning Policies

National Planning Policy Framework (NPPF)  Section 7 – Requiring Good Design.

3.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policy of particular relevance is:

Policy S10 – Sustainable Development Principles

3.4 Northampton Local Plan 1997 (Saved Policies)

E20 – New development H18 – House extensions

3.5 Supplementary Planning Documents

 Residential Extensions and Alterations Design Guide SPD  Northamptonshire County Parking Standards SPF 2016

4 CONSULTATIONS/ REPRESENTATIONS

Comments received are summarised as follows:

4.1 Councillor B Oldham – Called–in the application to the Planning Committee on the basis of there being reported parking issues in the area and highway safety.

4.2 West Hunsbury Parish Council - advised that they are not sure whether their original concerns for parking have been resolved in the revised plans. If additional on-street parking is still required then potentially there will be a problem for other local residents.

4.3 4 objections from 3 households were received on the original scheme and 4 objections were received in relation to the revised scheme. The comments have been summarised as follow:

 Disruption in streetscene.  Proposed design of the extension is not in keeping with the character.  Proposed development will result in parking issues in the local area.  Loss of daylight and sunlight for neighbouring properties.  Potential construction noise and traffic65 will result in chaos for neighbouring properties.  Over development of the site.  Loss of privacy.  Intensification of the existing business and related parking.  Potential of bats in the area.  Setting of precedent.

4.4 1 letter in support was received. The applicants have assured that the proposed development would not affect access to driveway.

5 APPRAISAL

Design and Appearance

5.1 The application site is located in a residential area with varying house designs and types. However, the application property is a detached chalet bungalow, with similar design with no.15 Claystones.

5.2 The proposed side extension would increase the footprint of the existing garage by 2m to the front and increase the ridge height by 1m. The resulting building would still maintain the staggered building line to the front and subordinate ridge line to the side. The character of the building would still be substantially retained. The proposed rear extension would infill the gap between the walls and can be done under permitted development rights. It is considered that whist the application property has a moderate front and rear garden, the footprint of the existing house will not change significantly so the proposed extensions would not result in an overdevelopment of the site.

5.3 The proposed design of the extension would be in keeping with the existing house in materials and scale. In order to ensure satisfactory external appearance, a condition has been recommended requiring the submission of all external materials for approval prior to commencement of any approved works.

5.4 It is considered that the proposed extensions would accord with the saved Policies H18 and E20 in the Northampton Local Plan and advice contained within the Council’s Residential Extensions and Alterations Design guide SPD and advice contained within the National Planning Policy Framework.

Residential amenity

5.5 Due to the siting and scale of the rear extension which will sit flush with the existing rear elevation, it is considered that this would have no impact on the residential amenity of the neighbouring properties to the sides.

5.6 The proposed dormer to the rear elevation will serve an en-suite and a condition has been recommended to obscurely glaze that window. It is considered that this window will not result in a loss of privacy for properties to the side and rear. The proposed side elevation would be bordering onto no.15 which has no proposed window openings. Moreover, a condition has been recommended to withdraw permitted development rights to insert any window on the eastern elevation without the prior approval of Local Planning Authority. It is considered that the proposed side extension will not have adverse impact on no.15 in terms of overlooking or overbearing.

5.7 The proposed side and rear extensions would not create any undue impact on no.17 as the proposed development will be largely screened behind the main dwelling.

5.8 Concerns have been raised in relation to the loss of sunlight to the neighbouring property at no.18 to the northwest of the site. The proposed first floor extension over the garage will raise the roof height by 1m only. However, due to the separation distance between the two properties by over 10 metres, the resulting loss of sunlight would be minimal and it is considered that it would not be reasonable to refuse the application on this ground.

Parking 66 5.9 The application property is a 3-bed house. The proposed extension would result in an additional bedroom being added. A 4-bed property will normally require 3 parking spaces so there would be 1 additional requirement for the proposed development.

5.10 A 5.4m deep driveway has been retained to the front of the garage, which is marginally below the recommended 5.5m depth in front of a garage and clear of public highway. The current parking arrangement providing two off-street spaces will be retained.

5.11 Moreover, there are no parking restrictions in the area. The additional parking requirement of 1 space could be provided on-street. However, it is not considered that the additional requirement would impact on highway safety to an unacceptable degree.

Business from home

5.14 The representations have raised concerns in relation to a business run by the applicant from home and that the proposed development will cater for the expansion of the business and would result in traffic generation and parking issues. In relation to the business, a separate enforcement enquiry was carried out by the Planning Enforcement Team and it was found that the scale of the business was so insignificant that there is no material change in the use of the property as a dwellinghouse. The current application proposal is for domestic extensions and should be considered as such.

Bat Surveys

5.15 Concern has been raised in relation to the potential existence of bats in the roof space of the application property as it was claimed that bats were spotted in the local area. Bats are protected by separate legislation. The applicant has confirmed that there are no bats residing at the property. In view of the comments being made, an informative will be added to any grant of planning permission to advise the applicant to check the property prior to any construction work commences.

Construction traffic, noise and parking

5.16 Owing to the scale of the development, it is not reasonable to request the submission of a Construction Management Plan. Any potential nuisance could be controlled by other Public Protection legislation.

6 CONCLUSION

6.1 It is considered that the proposed development for the side extension is of a scale and design appropriate to the main dwelling and surrounding area. There would not be detrimental impact on the residential amenity of the neighbouring properties. The proposal would be in accordance with Policies S10 of the West Northamptonshire Joint Core Strategy, saved policies H18 and E20 of the Northampton Local Plan, the Council's Residential Extensions and Alterations Design Guide Supplementary Planning Document and advice given within the National Planning Policy Framework.

6.2 The proposed development is considered acceptable and is recommended for approval subject to the conditions listed below.

7. CONDITIONS

1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2 The development hereby permitted shall be carried out in accordance with the following approved plans: C599-005 A, C599-004 A, C599-003 A. 67 Reason: For the avoidance of doubt and to accord with the terms of the planning application.

3 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no window shall be installed in the eastern elevation of the proposed extension.

Reason: To safeguard the privacy of adjoining properties in accordance with Policy E20 of the Northampton Local Plan.

4 The proposed first floor en-suite dormer window in the rear elevation shall be glazed with obscured glass to Level 3 or higher of the Pilkington scale of privacy or equivalent as may be agreed in writing by the Local Planning Authority before the development hereby permitted is first occupied and thereafter retained in that form at all times.

Reason: To safeguard the privacy of the adjoining properties in accordance with E20 of the Northampton Local Plan.

5 The parking spaces shown on the submitted plan C599 004 A shall be retained for the parking of vehicles only.

Reason: To ensure that the proposed development does not prejudice the free flow of traffic or conditions of highway safety in accordance with Policy E20 of the Northampton Local Plan

6 Details of all proposed external facing materials shall be first submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason: In the interests of visual amenity and to ensure that the development will harmonise with its surroundings in accordance with Policy E20 of the Northampton Local Plan.

8. BACKGROUND PAPERS

8.1 N/2018/0167.

9 LEGAL IMPLICATIONS

9.1 The development is not CIL liable.

10. SUMMARY AND LINKS TO CORPORATE PLAN

10.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

68 69 Agenda Item 10e

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0206

LOCATION: 15 Towcester Road

DESCRIPTION: Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4) for 4 occupants

WARD: Delapre & Briar Ward

APPLICANT: Mr Quang Nguyen AGENT: N/A

REFERRED BY: Councillor V Culbard REASON: Parking and refuse concerns

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed development is considered acceptable in principle as it would not result in an overconcentration of similar uses within the vicinity of the site, would provide adequate facilities for future occupants and would not be at risk from flooding. Notwithstanding existing parking conditions in the local area, the site is in a sustainable location close to bus stops and amenities and would provide adequate facilities for cycle storage and refuse storage. The proposal thereby complies with Policies H1, H5 and S10 of the West Northamptonshire Joint Core Strategy, Policies E20 and H30 of the Northampton Local Plan, the Council’s Houses in Multiple Occupation Interim Planning Policy Statement (IPPS) and the aims and objectives of the National Planning Policy Framework.

2. THE PROPOSAL

2.1 The proposal is for the change of use of an existing dwelling to a house in multiple occupation for four residents.

2.2 The site lies within an Article 4 Direction Area, which removes permitted development rights for change of use from a dwelling to a House in Multiple Occupation (HIMO).

3. SITE DESCRIPTION 3.1 The application premises consists of a two70 storey, three bedroom terraced house. This is located within a street comprising similar properties. 4. PLANNING HISTORY

4.1 None.

5. PLANNING POLICY

5.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014) and Northampton Local Plan (1997) saved policies.

5.2 National Policies

The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following sections are of particular relevance to this application:

Paragraph 17 seeks to secure high quality design and good standard of amenity for existing and proposed occupiers.

Paragraphs 49 has a presumption in favour of sustainable housing development.

Paragraph 50 seeks to deliver a wide choice of high quality homes to meet a wide range of differing housing needs.

5.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

Policy H1 - Housing Density & Mix & Type of Dwellings. Policy H5 - Managing the existing housing stock. Policy S10 - Sustainable Development Principles.

5.4 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policies are material to this application:

Policy E20 – New Development (Design). Policy H30 – Multi-Occupation With A Single Dwelling.

6. CONSULTATIONS/ REPRESENTATIONS

Comments received are summarised as follows:

6.1 Private Sector Housing – The plans show that the proposed accommodation would be suitable for four person accommodation

6.2 Local Highway Authority – Object. The LHA have received a number of parking beat surveys submitted as part of numerous planning applications and this demonstrates that is no residual parking capacity on-street. Furthermore, the cumulative impact from the high concentration of HIMOs in the immediate vicinity is contributing to the excessive demand. This demand is resulting in parking on double yellow lines, across71 dropped kerbs, on the corners of junctions and double parking. This development will increase the demand further and any development impact that compromises the safety of motorists and pedestrians on the highway network is considered severe. Although in isolation one might consider the increase in demand generated by this development to be minimal or negligible, the LHA would argue that the cumulative impact of “minor” developments such as this need to be considered as a whole and that the impact on the highway network is severe.

6.3 Environment Agency – No objection.

6.4 Councillor V Culbard – Wish to call in this application on the following grounds:

 Towcester Road is a very busy road, with issues over traffic and parking.  There are also problems regarding litter and rubbish disposal, as well as levels of noise.  Any further increase in residents will only make these issues worse.

6.5 Councillor G Walker – Object to the application due to being on a main road with no parking and the loss of a family home.

6.6 Two representations received from neighbouring occupiers, making the following points in summary:

 Area is being over-run with HIMOs.  There are already parking issues.  Noise and disturbance from late night drinking is annoying.

7. APPRAISAL

Principle of the development

7.1 The conversion of the existing dwelling to a HIMO is considered to be in line with national policy requirements to deliver a wide choice of homes to create sustainable and mixed communities. Policy H5 of the JCS allows for HIMOs where the proposal would not adversely impact on the character of the area and amenity of residential areas.

Area concentration

7.2 Council records evidence that there are 5 existing HIMOs within a 50m radius of the application site. The use of this property as a HIMO would equate to 13.6% concentration in the area. This would fall within the 15% maximum threshold recommended by the Council’s adopted Interim Planning Policy Statement in relation to HIMOs. It is considered that there would still be a reasonable mixture of house types within the vicinity in order to meet the differing needs of residents.

Size of property and facilities for future occupiers.

7.3 Policy H30 of the Local Plan, although dated, is in line with the aims of NPPF in respect of the provision of adequate amenity for proposed occupiers and requires HIMOs to be of sufficient size to accommodate the proposed use.

7.4 The Interim Planning Policy Statement for HIMOs (IPPS) includes minimum sizes for all rooms within a HIMO and in this case the rooms all exceed these sizes. The property has also been confirmed by Private Sector Housing as meeting the required standard for four people.

7.5 A condition restricting the use of the property to a maximum of 4 people would ensure over- development does not occur.

Flood risk

7.6 In respect of flood risk the application site is within Flood Zone 2 and at the edge of Flood Zone 3, which covers the front of the property.72 No objection has been made to the proposal by the Environment Agency and the proposal is therefore considered acceptable in this respect. Highways / Parking

7.7 The IPPS sets out clearly that where limited or no parking provision is proposed, the site must be either within 400m of a bus stop, or within walking distance of a district centre, local centre or neighbourhood parade. Only outside such locations is parking required to be provided.

7.8 The application property is located within 50m of the nearest bus stop on St Leonard’s Road and is also within easy walking distance of the Local Centre on St Leonard’s Road which provides a full range of facilities. In this regard, the proposal is considered to be in accordance with the requirements of the IPPS in respect of parking considerations.

7.9 Within such areas, the IPPS recommends that storage space should be provided which is accessible to cycle users. Space is available to the rear of the house, and a condition is recommended requiring details should be submitted for the secured cycle storage. There is also the possibility in this case of off street parking being made available.

7.10 The proposal is, therefore, in compliance with this principle of the IPPS. However, a further consideration in respect of parking is the Northamptonshire Parking Standards. This document was adopted in September 2016, after the IPPS.

7.11 The Northamptonshire Parking Standards state that Houses in Multiple Occupation shall provide on plot parking at the ratio of one parking space per bedroom. The proposed development will produce a demand for 4 parking spaces, which is an increase of 2 compared to the existing use.

7.12 In this case, the LHA has objected to the proposal due to the lack of available parking in the area and has stated that the impact on highway safety is severe. There is nevertheless the possibility of parking being made available at the property as the rear garden has direct access to the road to the rear (Euston Road). The LHA comments on this point are awaited and will be reported by means of the addendum. A condition requiring such parking to be made available could be required if this access is acceptable.

7.13 Notwithstanding the LHA’s current position, there is no evidence to support that all 4 residents would own cars. Given the number of occupants arising from the existing use and the sustainable location of the property, it is not considered that a refusal on highway grounds could be upheld at appeal.

7.14 Furthermore, regard must be paid to previous appeal decisions over the past few months where Planning Inspectors have consistently taken the view that where a site is close to local amenities, and no parking is provided, considerable weight has been given to the sustainable location of the site, and the appeals concerned have been allowed. Indeed, some Inspectors have taken the view that proposed occupiers in recognising the lack of parking provision and proximity to amenities, may choose the location for this purpose and not wish to have cars.

7.15 In view of the recent appeal decisions, the Inspectors have given considerable weight to the sustainability of locations, while considering the impact on parking. As such, in view of the sustainable location of the application site, and number of occupants proposed, and that there is sufficient room within the site to provide secure bicycle storage, it is not considered that highway impacts would be so adverse as to recommend refusal on this basis.

7.16 The Interim Planning Policy Statement for HIMOs (IPPS) sets out clearly that where limited or no parking provision is proposed, the site must be either within 400m of a bus stop, or within walking distance of a district centre, local centre or neighbourhood parade. Only outside such locations is parking required to be provided.

Refuse storage

7.17 As with cycle storage, it would be possible to provide refuse storage within the rear garden area and a condition requiring details of such provision is recommended.

Amenity 73 7.18 The proposed use falls within Use Class C4, which in effect categorises this as a residential use. It is not considered that the proposal would generate adverse amenity impacts such as noise or anti- social behaviour over and above those created by a more conventional C3 dwelling. Indeed, without the Article 4 Direction, planning permission would not be required for the change of use. Consequently, it is not considered that any refusal of planning permission or the imposition of conditions, in relation to amenity issues would be reasonable or sustainable at appeal.

8. CONCLUSION

8.1 The proposed change of use would comply with the requirements of the Interim Planning Policy Statement on HIMOs, and would not result in an over concentration of HIMOs within the locality and would provide suitable accommodation for the number of occupants proposed. The issues in relation to parking and highway safety are finely balanced, however, it is considered that the proposal complies with the IPPS in relation to parking considerations and, in view of recent appeal decisions and the potential number of people that could occupy the property under the existing use, it would be difficult to uphold a refusal at appeal. The proposal is therefore recommended for approval.

9. CONDITIONS

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the following approved plans: RBS 01 (proposed).

Reason: For the avoidance of doubt and to accord with the terms of the planning application.

3. Prior to the bringing into use of the building for the approved use, details of the provision for the storage of refuse and materials for recycling shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the first occupation or bringing into use of the building hereby permitted and thereafter retained.

Reason: In the interests of amenity and to secure a satisfactory standard of development in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

4. Prior to the bringing into use of the building for the approved use, full details of facilities for the secure and covered parking of bicycles shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and fully implemented prior to the development being first brought into use and retained thereafter.

Reason: To ensure the provision of adequate facilities in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

5. The development hereby permitted shall be occupied by a maximum of four residents at any one time.

Reason: In the interests of amenity of the proposed occupiers and the surrounding area in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy.

6. The first floor study/storage room shall not be used as a bedroom at any time.

Reason: In the interests of amenity of the proposed occupiers in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy.

10. BACKGROUND PAPERS

10.1 Application file N/2018/0206. 74 11. LEGAL IMPLICATIONS

11.1 The development is not CIL liable.

12. SUMMARY AND LINKS TO CORPORATE PLAN

12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

75 76 Agenda Item 10f

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0287

LOCATION: 34 Sam Harrison Way

DESCRIPTION: Two storey/single storey rear extension with internal alterations and new obscure glazed window to first floor side elevation

WARD: Old Duston Ward

APPLICANT: Mr & Mrs J Willoughby AGENT: Architectural Solutions

REFERRED BY: Head of Planning REASON: Applicant is employee of NBC

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed extension, subject to conditions, would have no adverse impact on the street scene or on the amenities of adjoining occupiers and would thereby comply with Policy S10 of the West Northamptonshire Joint Core Strategy, Policies E20 and H18 of the Northampton Local Plan, Policy H5 of the Duston Neighbourhood Plan and the National Planning Policy Framework.

2. THE PROPOSAL

2.1 The proposal is for a part single storey and part two storey rear extension, incorporating a Juliet balcony, together with the insertion of new windows in the rear and side elevations. The proposal would enlarge one of the bedrooms and would also provide additional ground floor space.

3. SITE DESCRIPTION

3.1 The application site comprises a two storey four bedroom detached house within a modern estate.

4. PLANNING HISTORY

4.1 None for this particular property (the estate was approved in 2006 – 08).

5. PLANNING POLICY

5.1 Statutory Duty 77 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014) and Northampton Local Plan (1997) saved policies.

5.2 National Policies

The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following section is of particular relevance to this application:

Paragraph 17 details the core planning principles and these include to always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings.

5.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policy of particular relevance is:

S10 – Sustainable Development Principles

5.4 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policies are material to this application:

E20 – New Development (Design) H18 – Residential Extensions

5.5 Supplementary Planning Documents Northamptonshire Parking Standards (September 2016) Planning out Crime in Northamptonshire SPG 2004 Residential Extensions and Alterations Design Guide SPD

5.6 Other Material Considerations

Duston Neighbourhood Plan At Full Council on 14th December 2015 Northampton Borough Council made the Duston Neighbourhood Plan. It now forms part of the Development Plan for Northampton. Applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise (see section 38(6) of the Planning and Compulsory Purchase Act 2004).

H5 – The Design of Residential Extensions and Conversions.

6. CONSULTATIONS/ REPRESENTATIONS

6.1 No comments received.

7. APPRAISAL

7.1 The extension would be to the rear of the property and therefore not particularly visible within the street scene, but would be seen from the side of the house and by neighbours to the rear. It is considered that the proposed design and scale of the extension would be in keeping with the style of the building and the wider street scene.78 7.2 The proposal also includes four side facing windows. Subject to the first floor windows being obscurely glazed and one non-opening, it is considered that the impact on adjacent properties are acceptable.

7.3 The extension would project only 2.1m from the existing rear wall of the house and would be single storey in height adjacent to the closest neighbour at 32 Sam Harrison Way. This part of the extension would be screened from this neighbour by the existing boundary planting, thereby not leading to a significant impact. In addition, a single storey extension of this size could be built as permitted development.

7.4 The two storey element of the extension would be 5.7m away from no. 32 and due to the limited projection, there would be no undue impact in respect of overshadowing. A side facing window is proposed at first floor level which would look towards the garden area of no. 32. A planning condition is therefore recommended to make sure that this window will be obscurely glazed and fitted shut to avoid overlooking of this neighbouring property.

7.5 The two storey element of the extension would be 2.7m away from the other neighbour at 36 Sam Harrison Way and would result in a total projection of 2.9m beyond the rear of this neighbour. Due to the separation and limited projection, this would not have a significant impact in respect of overshadowing of the garden area of this neighbour, or loss of light to windows.

7.6 The plans also include at first floor level an additional rear facing window to the existing house and a Juliet balcony to the proposed extension. These would face towards neighbours to the rear but any overlooking would be minimised by the existing garages at the application premises and the neighbouring properties. Whilst some view of both neighbouring gardens to the sides would be possible, this is no different to what would occur with the majority of houses and it is not considered that a significant impact would result. No objection has been received from neighbour properties on the proposal.

7.7 The proposal would increase the size of the property but without adding additional bedrooms, meaning there would be no increase in parking requirements as a result of the proposal.

8. CONCLUSION

8.1 The proposed extensions would have no adverse impact on the street scene or on the amenities of adjoining occupiers and would not result in any increased demand for parking. The proposal is considered to comply with Policy S10 of the West Northamptonshire Joint Core Strategy, Policies E20 and H18 of the Northampton Local Plan, Policy H5 of the Duston Neighbourhood Plan and the National Planning Policy Framework.

9. CONDITIONS

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the following approved plan: 18/W173/2b.

Reason: For the avoidance of doubt and to accord with the terms of the planning application.

3. The external walls and roof of the extension shall be constructed with materials of the same type, texture and colour as the external walls and roof of the existing building.

Reason: In the interests of visual amenity to ensure that the extension harmonises with the existing building in accordance with Policy E20 of the Northampton Local Plan.

4. The proposed first floor side elevation window to Bedroom 1 shall be fitted shut non-opening and shall be glazed with obscured glass to Level 3 or higher of the Pilkington scale of privacy or equivalent as may be agreed in writing79 by the Local Planning Authority before the development hereby permitted has brought into use and thereafter retained in that form at all times.

Reason: In the interests of residential amenity in accordance with Policy E20 of the Northampton Local Plan.

5. The propose first floor window to the en-suite shall be glazed with obscured glass to Level 3 or higher of the Pilkington scale of privacy or equivalent as may be agreed in writing by the Local Planning Authority before the development hereby permitted has brought into use and thereafter retained in that form at all times.

Reason: In the interests of residential amenity in accordance with Policy E20 of the Northampton Local Plan.

10. BACKGROUND PAPERS

10.1 Application file N/2018/0287.

11. LEGAL IMPLICATIONS

11.1 The development is not CIL liable.

12. SUMMARY AND LINKS TO CORPORATE PLAN

12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

80 81 Agenda Item 10g

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0338

LOCATION: 114 Oxford Street

DESCRIPTION: Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4) for 4 occupants

WARD: Delapre & Briar Ward

APPLICANT: Miss Amy Felton AGENT: N/A

REFERRED BY: Councillor V Culbard REASON: Parking and refuse concerns

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed development is considered acceptable in principle as it would not result in an overconcentration of similar uses within the vicinity of the site, would provide adequate facilities for future occupants, would not be at risk from flooding and would not adversely impact on parking. The site is in a sustainable location close to a Local Centre, bus services and amenities and would provide adequate facilities for cycle storage and refuse storage. The proposal thereby complies with Policies H1, H5 and S10 of the West Northamptonshire Joint Core Strategy, saved Policies E20 and H30 of the Northampton Local Plan, the Council’s Houses in Multiple Occupation Interim Planning Policy Statement (IPPS) and the aims and objectives of the National Planning Policy Framework.

2. THE PROPOSAL

2.1 Permission is sought for a change of use from a dwellinghouse (Use Class C3) to a house in multiple occupation (HIMO) (Use Class C4) for 4 people. No external alterations are proposed to the property. The site has a garage to the rear.

2.2 The site lies within an Article 4 Direction area, which removes permitted development rights for change of use from a dwelling to a HIMO.

3. SITE DESCRIPTION 82 3.1 The application site comprises a two storey, end-terraced property on Oxford Street, located in a residential area with similar terraced properties on both sides of the street.

3.2 The property consists of a lounge, kitchen, utility room and bathroom on the ground floor and three bedrooms on the first floor.

3.3 The site is in close proximity to Rothersthrope Road which contains retail units and access to bus routes.

4. PLANNING HISTORY

4.1 None.

5. PLANNING POLICY

5.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014), Northampton Local Plan (1997) saved policies.

5.2 National Policies

The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following sections are of particular relevance to this application:

Paragraph 17 - Core Principles seeks to secure high quality design and a good standard of amenity for existing and proposed occupiers.

Paragraph 49 - Housing applications should be considered with a presumption in favour or sustainable development.

Paragraph 50 - States that planning should deliver a wide choice of high quality homes; widen opportunities for home ownership and create sustainable, inclusive, and mixed communities; should plan for a mix of housing based on current and future demographic trends, market trends, and the needs of different groups in the community.

5.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

Policy H1 - Housing Density and Mix and Type of Dwellings Policy H5 - Managing the existing housing stock Policy S10 - Sustainable Development Principles

5.4 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policies are material to this application:

Policy E20 - New development (Design) Policy H30 - Multi-occupation with a single dwelling

5.5 Supplementary Planning Documents 83 Northamptonshire Parking Standards (September 2016) Planning out Crime in Northamptonshire SPG 2004

5.6 Other Material Considerations

Houses in Multiple Occupation (HIMO) Interim Planning Policy Statement (IPPS) (November 2014) - Proposals for HIMOs should:

. Result in a balanced and mixed community and protect the physical character of the street and neighbourhood as a whole, by not resulting in a concentration of similar uses, a material change or adverse impact on the character of the area, or more than 15% of HIMOs within a 50metre radius; . Secure the provision of adequate facilities, amenities and minimise flood risk; . Promote use of public transport, cycling and walking and secure provision of adequate parking; . Ensure provision of adequate storage for refuse and materials for recycling.

6. CONSULTATIONS/ REPRESENTATIONS

Comments received are summarised as follows:

6.1 Councillor V Culbard - Called the application in on the grounds of parking issues, rubbish, fly tipping and noise, additional HIMO would increase these problems.

6.2 Private Sector Housing (NBC) – has advised that the room areas and the facilities and amenities to be provided will be sufficient to meet the standards required for licensing for occupation as a four person HIMO, subject to appropriate fire precautions being provided in accordance with an appropriate fire risk assessment.

6.3 County Highways – A previous parking beat survey has demonstrated that there is sufficient parking capacity in the vicinity, therefore the potential increase in demand will not compromise highway safety.

7. APPRAISAL

Principle of the development

7.1 The conversion of the existing dwelling to a HIMO is considered to be in line with national policy requirements to deliver a wide choice of homes to create sustainable and mixed communities. Policy H5 of the JCS allows for HIMOs where the proposal would not adversely impact on the character of the area and amenity of residential areas.

Area concentration

7.2 Council records indicate that there are 3 confirmed HIMOs within a 50m radius of the application site. The use of this property as a HIMO would equate to less than a 6.1% concentration in the area. This would clearly fall within the 15% maximum threshold recommended by the Council’s adopted Interim Planning Policy Statement in relation to HIMOs. It is considered therefore that there would still be a reasonable mixture of house types within the vicinity in order to meet the differing needs of residents.

Size of property and facilities for future occupiers

7.3 Policy H30 of the Local Plan, although dated, is in line with the aims of NPPF in respect of the provision of adequate amenity for proposed occupiers and requires HIMOs to be of sufficient size to accommodate the proposed use. The property is considered to be of sufficient size, providing room sizes in accordance with the Council’s IPPS and appropriate kitchen/dining, WC and wash facilities. A condition restricting the use of the property to a maximum of 4 people would ensure over-development does not occur. All bedrooms would be served by adequate outlook and light. Private Sector Housing has advised that the level of accommodation and facilities provided is appropriate for 4 occupants. 84 7.4 No details have been submitted for cycle storage, but there is adequate space to the rear of the property that can be used for the storage of bins and cycles. A condition is recommended to secure appropriate provision.

Highways/Parking

7.5 The IPPS sets out clearly that where limited or no parking provision is proposed, the site must be either within 400m of a bus stop, or within walking distance of a district centre, local centre or neighbourhood parade. Only outside such locations is parking required to be provided. The application property is located within easy walking distance to the facilities on Rothersthorpe Road. It is considered that the application site is in a sustainable location within 321 metres of bus stops on Rothersthorpe Road. In this regard, the proposal is considered to be in accordance with the requirements of the IPPS in respect of parking considerations.

7.6 Within such areas, the IPPS recommends that storage space should be provided which is accessible to cycle users. Space is available to the rear of the house, and a condition is recommended requiring details to be submitted for approval for secure cycle storage.

7.7 The proposal is, therefore, in compliance with this principle of the IPPS. However, a further consideration in respect of parking is the Northamptonshire Parking Standards. This document was adopted in September 2016, after the IPPS.

7.8 The Northamptonshire Parking Standards state that HIMOs shall provide on plot parking at the ratio of one parking space per bedroom. The proposed development will produce a demand for 4 parking spaces, which is an increase of 2 compared to the existing use as the parking requirement for a 3-bed dwelling is 2 spaces.

7.9 The Highway Authority has not raised any objection and has confirmed that there is sufficient capacity on the streets to accommodate the proposed change of use such that there would not be any adverse impact on the highway safety.

7.10 Furthermore, regard must be paid to previous appeal decisions over the past few months where Planning Inspectors have consistently taken the view that where a site is close to local amenities and public transport, and no parking is provided, considerable weight has been given to the sustainable location of the site, and the appeals concerned have been allowed. Indeed, some Inspectors have taken the view that proposed occupiers in recognising the lack of parking provision and proximity to amenities, may choose the location for this purpose and not wish to have cars.

7.11 In view of the recent appeal decisions, and the weight the Inspectors have given to the sustainability of locations, and having regard to the sustainable location of the application site, the number of occupants proposed, and that there is sufficient room within the site to provide secure bicycle storage, in accordance with the requirements of the IPPS, it is not considered that a refusal on highway grounds could be upheld.

Flood Risk

7.12 The application site does not lie in any Flood Zone.

Refuse storage

7.13 No details have been submitted for refuse storage however, there is sufficient space to the rear of the property to provide appropriate storage. A condition is therefore recommended to secure appropriate refuse storage provision.

Amenity

7.14 The proposed use falls within Use Class C4, which in effect categorises this as a residential use. There is no evidence to demonstrate that the proposal would generate adverse amenity impacts such as noise or anti-social behaviour over85 and above those created by a more conventional C3 dwelling. Consequently, it is not considered that a refusal of planning permission, or the imposition of conditions in relation to amenity issues would be reasonable or sustainable at appeal.

8. CONCLUSION

8.1 The proposed development would not lead to an unacceptable concentration of HIMOs within the locality that would adversely impact upon the character of the local area, street scene, nor would the development have significant adverse impacts on neighbouring amenity or parking provision. The property is of sufficient size to accommodate the level of accommodation as proposed and would accord with the relevant requirements of both national and local planning policy and guidance. The proposed development is recommended for approval.

9. CONDITIONS

1. The development hereby permitted shall be occupied by a maximum of 4 residents at any one time.

Reason: In the interests of amenity of the proposed occupiers and the surrounding area in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy

2. Full details of facilities for the storage of refuse and materials for recycling shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and fully implemented prior to the use hereby permitted commences and retained thereafter.

Reason: In the interests of amenity and to secure a satisfactory standard of development in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

3. Full details of facilities for the secure and covered parking of bicycles shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and fully implemented prior to the use hereby permitted commences and retained thereafter.

Reason: In the interests of amenity and to secure a satisfactory standard of development in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

4. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

5. The development hereby permitted shall be carried out in accordance with the following approved plans: Proposed Floor Plans Ground Floor, Proposed Floor Plans First Floor.

Reason: For the avoidance of doubt and to accord with the terms of the planning application.

10. BACKGROUND PAPERS

10.1 None.

11. LEGAL IMPLICATIONS

11.1 The development is CIL liable.

12. SUMMARY AND LINKS TO CORPORATE PLAN

12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies. 86 87 Agenda Item 10h

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0466

LOCATION: Blackthorn Community Centre , Longmead Court

DESCRIPTION: Single storey extension to Community Centre

WARD: Talavera Ward

APPLICANT: Blackthorn Good Neighbours AGENT: Mr Phil Bates

REFERRED BY: Head of Planning REASON: Council owned land

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The siting and design of the proposed development are considered acceptable and would not have any undue detrimental impact on the appearance and character of the host building, wider area, amenity of neighbouring properties and highway safety and complies with Policy E20 of the Northampton Local Plan, Policies S10 and BN9 of the West Northamptonshire Joint Core Strategy, Policies DES1 and C01 of the Growing Together Neighbourhood Plan and aims and objectives of the National Planning Policy Framework.

2. THE PROPOSAL

2.1 Planning permission is sought for erection of a single storey extension to the south elevation to project 4.7 metres off the existing wall, by 17.4m wide. The maximum height would be 4.4 metres and is designed with a pitched roof. It would be constructed in matching brickwork and provide a youth function room and refreshment preparation room. No additional external plant has been proposed.

3. SITE DESCRIPTION

3.1 The application site consists of a community centre located within an established residential area in Blackthorn. There are also a number of commercial uses in the vicinity including a hot food takeaway, a post office, a convenience store and nursery. The existing centre is mainly used from Mondays to Fridays, between 8am to 6pm. Other local groups and parties also use the centre in the evenings at the weekends. 88 3.2 There is a car park to the east of the site adjacent to the shops. The site is not in a conservation area or near any listed buildings. The rear of the site is enclosed by a 1.8m high palisade security fence. The existing area to the rear of the site is used as a play area for the crèche. The site comprises NBC owned land.

4. PLANNING HISTORY

4.1 No record of planning applications.

5. PLANNING POLICY

5.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014), Northampton Local Plan (1997) saved policies.

5.2 National Policies

The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following sections are of particular relevance to this application:

Paragraph 17 Design and impact on amenity of future residents Paragraph 56 Design Paragraph 32 safe access for all Paragraph 123 Noise

5.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

S10 Sustainable Development Principles: BN9 Planning for Pollution Control

5.4 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policy is material to this application:

E20 New development (design)

5.5 Supplementary Planning Documents

Northamptonshire Parking Standards (September 2016) Planning out Crime in Northamptonshire SPG 2004

5.6 Other Material Considerations.

Growing Together Neighbourhood Plan

The Growing Together Neighbourhood Plan was made in April 2017, and now forms part of the development plan for Northampton. The following policies are relevant to the determination of this proposal 89 DES1; High quality design C01 Provision of community facilities

6. CONSULTATIONS/ REPRESENTATIONS

6.1 Environmental Health (NBC) - recommend that hours of use are conditioned to protect residential amenity at later hours and noise condition if an external plant is proposed.

6.2 Highway (NCC) – no comment to make.

7. APPRAISAL

Design, impact on appearance and character of host building and wider area

7.1 In relation to the existing building, the proposed extension is considered to be of modest size providing an additional 82 square metres floor space. It would be visible from the public footpath to the rear, nearby residential properties to the southwest on Longmead Court and play park at the back. However, the proposed design and size of the extension is considered to be in keeping with the host building and would provide additional floor space for youth functions. In order to ensure a satisfactory external appearance, a matching materials condition is recommended.

Impact on amenity of neighbouring properties

7.2 The closest residential property at no. 32 Longmead Court is located to the southwest, some 13 metres away from the proposed extension. Due to the height, scale and separation involved, it is not considered that there would be any unacceptable impact on that property. There are also residential properties to the northwest which are over 40 metres away from the proposed development. As no external plant has been proposed, it is not necessary to control external noise by condition. As opening hours are currently unrestricted for the existing community centre, it would not be reasonable to control hours of operation for the proposed extension.

Parking and Highways

7.3 There is an existing car park serving the nearby hot food takeaway, shops, pharmacy and nursery. There are also parking spaces to the west of the centre beside the front service entrance. It is considered that the proposed extension, due to its size, would not generate unacceptable traffic in the local area.

Security

7.4 The proposed extension would be constructed in bricks with concrete tile roof. There are three proposed windows in the south elevation which can be afforded natural surveillance from the existing residential properties and the local play area. It is not considered that there will be any security concerns. However, the Crime Prevention Adviser has been consulted and any additional comments will be reported via the addendum.

Community Benefits

7.5 If permitted, the extension would provide a much needed facility to serve the local community.

8. CONCLUSION

8.1 The proposal would assist in securing the future of a valuable community facility serving local needs without undue impact on nearby residential properties.

9. CONDITIONS

1) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the90 Town and Country Planning Act 1990. 2) The development hereby permitted shall be carried out in accordance with the following approved plans: 18.022/02A, Location Plan.

Reason: For the avoidance of doubt and to accord with the terms of the planning application.

3) The external walls and roof of the extension shall be constructed with materials of the same type, texture and colour as the external walls and roof of the existing building.

Reason: In the interests of visual amenity to ensure that the extension harmonises with the existing building in accordance with Policy E20 of the Northampton Local Plan and S10 of the West Northamptonshire Joint Core Strategy.

10. BACKGROUND PAPERS

10.1 N/2018/0466.

11. LEGAL IMPLICATIONS

11.1 The development not CIL chargeable.

12. SUMMARY AND LINKS TO CORPORATE PLAN

12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

91 92 Agenda Item 10i

PLANNING COMMITTEE: 8th May 2018 DIRECTORATE: Regeneration, Enterprise and Planning HEAD OF PLANNING: Peter Baguley

APPLICATION REF: N/2018/0485

LOCATION: 98 Lutterworth Road

DESCRIPTION: Change of Use from Dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4) for 6 occupants

WARD: Abington Ward

APPLICANT: Miss L Avitabile AGENT: Architectural Solutions

REFERRED BY: Called in by Councillor Z Smith REASON: Parking concerns

DEPARTURE: No

APPLICATION FOR DETERMINATION:

1. RECOMMENDATION

1.1 APPROVAL subject to the conditions as set out below and for the following reason:

The proposed development is considered acceptable in principle as it would not result in an overconcentration of similar uses within the vicinity of the site, would provide adequate facilities for future occupants, would not be at risk from flooding and would not adversely impact on parking. The site is in a sustainable location close to a Local Centre, bus services and amenities and would provide adequate facilities for cycle storage and refuse storage. The proposal thereby complies with Policies H1, H5 and S10 of the West Northamptonshire Joint Core Strategy, saved Policies E20 and H30 of the Northampton Local Plan, the Council’s Houses in Multiple Occupation Interim Planning Policy Statement (IPPS) and the aims and objectives of the National Planning Policy Framework.

2. THE PROPOSAL

2.1 Permission is sought for a change of use from a dwellinghouse (Use Class C3) to a house in multiple occupation (HIMO) (Use Class C4) for 6 people. No external alterations are proposed to the property. Parking would be on-street.

2.2 The site lies within an Article 4 Direction area, which removes permitted development rights for change of use from a dwelling to a HIMO.

3. SITE DESCRIPTION 93 3.1 The application site comprises a two storey, mid-terraced property on Lutterworth Road, located in a residential area with similar terraced properties on both sides of the street.

3.2 The property consists of a lounge, dining room, kitchen and WC on the ground floor, three bedrooms and a bathroom on the first floor and a further bedroom in the roof space. The property also benefits from a cellar.

3.3 The site is in close proximity to Wellingborough Road which contains retail units and access to bus routes.

4. PLANNING HISTORY

4.1 None.

5. PLANNING POLICY

5.1 Statutory Duty

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan unless material planning considerations indicate otherwise. The Development Plan for the purposes of this application comprises the adopted West Northamptonshire Joint Core Strategy (2014), Northampton Local Plan (1997) saved policies.

5.2 National Policies

The National Planning Policy Framework (NPPF) sets out the current aims and objectives for the planning system and how these should be applied. In delivering sustainable development, decisions should have regard to the mutually dependent social, economic and environmental roles of the planning system. The NPPF should be read as one complete document. However, the following sections are of particular relevance to this application:

Paragraph 17 - Core Principles seeks to secure high quality design and a good standard of amenity for existing and proposed occupiers.

Paragraph 49 - Housing applications should be considered with a presumption in favour or sustainable development.

Paragraph 50 - States that planning should deliver a wide choice of high quality homes; widen opportunities for home ownership and create sustainable, inclusive, and mixed communities; should plan for a mix of housing based on current and future demographic trends, market trends, and the needs of different groups in the community

5.3 West Northamptonshire Joint Core Strategy (2014)

The West Northamptonshire Joint Core Strategy (JCS) provides an up to date evidence base and considers the current Government requirements for plan making as it has been prepared in full conformity with the NPPF. Policies of particular relevance are:

Policy H1 - Housing Density and Mix and Type of Dwellings Policy H5 - Managing the existing housing stock Policy S10 - Sustainable Development Principles

5.4 Northampton Local Plan 1997 (Saved Policies)

Due to the age of the plan, the amount of weight that can be attributed to the aims and objectives of this document are diminished, however, the following policies are material to this application:

Policy E20 - New development (Design) Policy H30 - Multi-occupation with a single dwelling 94 5.5 Supplementary Planning Documents Northamptonshire Parking Standards (September 2016) Planning out Crime in Northamptonshire SPG 2004

5.6 Other Material Considerations

Houses in Multiple Occupation (HIMO) Interim Planning Policy Statement (IPPS) (November 2014) - Proposals for HIMOs should:

. Result in a balanced and mixed community and protect the physical character of the street and neighbourhood as a whole, by not resulting in a concentration of similar uses, a material change or adverse impact on the character of the area, or more than 15% of HIMOs within a 50metre radius. . Secure the provision of adequate facilities, amenities and minimise flood risk; . Promote use of public transport, cycling and walking and secure provision of adequate parking; . Ensure provision of adequate storage for refuse and materials for recycling.

6. CONSULTATIONS/ REPRESENTATIONS

Comments received are summarised as follows:

6.1 Councillor Z Smith - Called the application in on the grounds of exacerbating the existing parking problems in the area.

6.2 NCC Highways – Requested that the applicant undertake a parking beat survey, to establish the parking pressures within the area.

6.3 Public Sector Housing – The property is currently licensed as a HIMO for six occupants.

7. APPRAISAL

Principle of the development

7.1 The conversion of the existing dwelling to a HIMO is considered to be in line with national policy requirements to deliver a wide choice of homes to create sustainable and mixed communities. Policy H5 of the JCS allows for HIMOs where the proposal would not adversely impact on the character of the area and amenity of residential areas.

Area concentration

7.2 Council records indicate that there is 1 confirmed HIMO within a 50m radius of the application site. The use of this property as a HIMO would equate to less than a 2.7% concentration in the area. This would clearly fall within the 15% maximum threshold recommended by the Council’s adopted Interim Planning Policy Statement in relation to HIMOs. It is considered therefore that there would still be a reasonable mixture of house types within the vicinity in order to meet the differing needs of residents.

Size of property and facilities for future occupiers

7.3 Policy H30 of the Local Plan, although dated, is in line with the aims of NPPF in respect of the provision of adequate amenity for proposed occupiers and requires HIMOs to be of sufficient size to accommodate the proposed use. The property is considered to be of sufficient size, providing room sizes in accordance with the Council’s IPPS and appropriate kitchen/dining, WC and wash facilities. A condition restricting the use of the property to a maximum of 6 people would ensure over-development does not occur. All bedrooms would be served by adequate outlook and light. Private Sector Housing has advised that the accommodation has already been licensed as a HIMO for 6 occupants.

7.4 Details have been submitted for cycle and bin storage, which is located to the rear of the property. Accessed via the ground floor kitchen. 95 Flood Risk

7.5 The application site does not lie in any Flood Zone.

Highways/Parking

7.6 The IPPS sets out clearly that where limited or no parking provision is proposed, the site must be either within 400m of a bus stop, or within walking distance of a district centre, local centre or neighbourhood parade. Only outside such locations is parking required to be provided.

7.7 The application property is located within easy walking distance to the facilities on Wellingborough Road. It is considered that the application site is in a sustainable location within 160 metres of bus stops on Wellingborough Road. In this regard, the proposal is considered to be in accordance with the requirements of the IPPS in respect of parking considerations.

7.8 Within such areas, the IPPS recommends that storage space should be provided which is accessible to cycle users. Space is available to the rear of the house, and a condition is recommended requiring details to be submitted for approval for secure cycle storage.

7.9 The proposal is, therefore, in compliance with this principle of the IPPS. However, a further consideration in respect of parking is the Northamptonshire Parking Standards. This document was adopted in September 2016, after the IPPS.

7.10 The Northamptonshire Parking Standards state that HIMOs shall provide on plot parking at the ratio of one parking space per bedroom. The proposed development will produce a demand for 6 parking spaces, which is an increase of 3 compared to the existing use as the parking requirement for a 4-bed dwelling is 3 spaces.

7.11 Northamptonshire Highways have recommended that a parking beat survey be undertaken, to establish if the change of use would result in increased level of parking demand on street immediate to the site. The applicant has declined to submit one stating that they consider it was not appropriate due to the sustainable location and parking not being required due to this and the close proximity of a bus stop. They also considered that the permission granted by the Planning Committee in March 2018 for No. 29 sets a precedent in this instance, as this property was already accepted as a HIMO, which was further away from facilities without a parking beat survey.

7.12 Furthermore, regard must be paid to previous appeal decisions over the past few months where Planning Inspectors have consistently taken the view that where a site is close to local amenities and public transport, and no parking is provided, considerable weight has been given to the sustainable location of the site, and the appeals concerned have been allowed. Indeed, some Inspectors have taken the view that proposed occupiers in recognising the lack of parking provision and proximity to amenities, may choose the location for this purpose and not wish to have cars.

7.13 In view of the recent appeal decisions, and the weight the Inspectors have given to the sustainability of locations, and having regard to the sustainable location of the application site, the number of occupants proposed, and that there is sufficient room within the site to provide secure bicycle storage, in accordance with the requirements of the IPPS, it is not considered that a refusal on highway grounds could be upheld.

Amenity

7.14 The proposed use falls within Use Class C4, which in effect categorises this as a residential use. There is no evidence to demonstrate that the proposal would generate adverse amenity impacts such as noise or anti-social behaviour over and above those created by a more conventional C3 dwelling. Consequently, it is not considered that a refusal of planning permission, or the imposition of conditions in relation to amenity issues would be reasonable or sustainable at appeal.

8. CONCLUSION 96 8.1 The proposed development would not lead to an unacceptable concentration of HIMOs within the locality that would adversely impact upon the character of the local area, street scene, nor would the development have significant adverse impacts on neighbouring amenity or parking provision. The property is of sufficient size to accommodate the level of accommodation as proposed and would accord with the relevant requirements of both national and local planning policy and guidance.

8.2 The proposed development is recommended for approval subject to the following conditions.

9. CONDITIONS

1. The development hereby permitted shall be occupied by a maximum of 6 residents at any one time.

Reason: In the interests of amenity of the proposed occupiers and the surrounding area in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy

2. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

3. The development hereby permitted shall be carried out in accordance with the following approved plan: 18/A96/51.

Reason: For the avoidance of doubt and to accord with the terms of the planning application

4. Full details of facilities for the storage of refuse and materials for recycling shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and fully implemented prior to the use hereby permitted commences and retained thereafter.

Reason: In the interests of amenity and to secure a satisfactory standard of development in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

5. Full details of facilities for the secure and covered parking of bicycles shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and fully implemented prior to the use hereby permitted commences and retained thereafter.

Reason: In the interests of amenity and to secure a satisfactory standard of development in accordance with Policies H1 and H5 of the West Northamptonshire Joint Core Strategy and the National Planning Policy Framework.

6. The basement area shall be used for storage only and shall not be used as habitable room or bedroom at any time.

Reason: In the interests of amenity and in accordance with Policy H1 of the West Northamptonshire Joint Core Strategy.

10. BACKGROUND PAPERS

10.1 None.

11. LEGAL IMPLICATIONS

11.1 The development is CIL liable.

12. SUMMARY AND LINKS TO CORPORATE PLAN 97 12.1 In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

98