Regulatory Committee Wednesday 27 April 2005 at 7.00Pm Council

. Swanspool House Wellingborough Borough Council of NN8 1BP

Wellingborough 19th April 2005

Regulatory Committee Wednesday 27th April 2005 at 7.00pm Council Chamber, Swanspool House

AGENDA

1. Apologies for absence.

2. Declarations of Interest (if any).

Ι 3. Confirmation of the minutes of the meeting held on 30/3/2005.

Ι 4. Applications for planning permission, building regulation approval etc.

Ι 5. Planning Appeal Decisions: (a) Turnells Mill Lane, Wellingborough;

(b) Crown Inn, 34 Manor Road, Grendon.

6. Any other business that the Chairman decides is urgent.

Ι Enclosed

Please note: Site Viewing Group for Tuesday 26th April 2005 will be Councillors Waters, Morrall, A W Bailey and Palmer.

Tony McArdle Chief Executive

Membership: Councillor Waters (Chairman), Councillor Morrall (Vice- Chairman), Councillors A W Bailey, Beirne, Bell, Dholakia, Mann, Old, Palmer, Patel, Ryan, Smith and Ward.

For further copies of agenda and reports contact Performance and Democratic Services 01933 231511.

Borough Council of Wellingborough Regulatory Committee Wednesday 27th April 2005 at 7.00 pm Council Chamber, Swanspool House

INDEX

Page No. SITE VIEWING GROUP

WP/2005/0074/O - Land at 53 Station Road, Earls Barton. 1 WP/2005/0106/F - 70 Northampton Road, Earls Barton. 6 WP/2005/0125/F - Grange Farm, 60 Wellingborough Road, Earls Barton. 10 WP/2005/0131/RM - 39 Broad Green, Wellingborough. 14 WP/2005/0145/F - 22 Park Road, Wellingborough. 19 WP/2005/0177/F - M T Car Sales, Wellingborough Road, Finedon. 23

DISTRICT

WP/2004/0880/O - Land adj. 42 Windmill Close, Wollaston. 29 WP/2005/0031/O - 1 The Nursery, Isham Road, Orlingbury. 33 WP/2005/0081/F - 85-87 Highfield Road, Wellingborough. 39 WP/2005/0105/F - 3 Westlea Road, Sywell. 44 WP/2005/0141/F - Land adjacent 19 Duck End, Wollaston. 46 WP/2005/0143/F - Tasker House, 160 Westfield Road, Wellingborough. 49 WP/2005/0164/F 28 Elizabeth Way, Earls Barton. 52 WP/2005/0181/F - T S R Plastics Limited, Finedon Station Road, Finedon. 57 WP/2005/0191/O - In Rear Garden, 12 Easton Way, Grendon. 60 WP/2005/0196/O Wellingborough Borough Council Depot, Cannon Street, Wellingborough. 64 WP/2005/0217/F - Unit 3, 6 Olympic Way, Wellingborough. 71

FOR INFORMATION

WP/1999/0272/C Nene Valley Waste Limited, Carrol Spring Farm, Sidegate Lane, Wellingborough. 73 WP/2004/0806/C Sidegate Landfill Site, Sidegate Lane, Wellingborough. 80

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 26th April 2005 at 12.50 a.m.)

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0074/O

PROPOSAL: Outline application for erection of dwelling.

LOCATION: Land at 53 Station Road, Earls Barton, Northampton.

APPLICANT: Mr P Dodson.

This application has been referred to the Regulatory Committee because three letters of representation have been received from occupiers of neighbouring dwellings and has been selected for Site Viewing by a Member.

PROPOSAL: Outline application for one dwelling with siting and access to be determined at this stage.

PLANNING HISTORY: WP/2003/0176/F New vehicular access and parking – conditionally approved. WP/2003/0331/O Erection of a new single storey dwelling to the rear of existing dwelling – refused.

The reason for refusal on decision notice WP/2003/0331/O is “The proposed development would result in unacceptable harm being caused to lime trees to the rear of the site that are the subject of Tree Preservation Order and is therefore contrary to Policy G21 of the Adopted Borough of Wellingborough Local Plan 1999”.

53 Station Road, Earls Barton - Tree Preservation Order 2003. T9/92 - Consent to remove tree T4 subject to Tree Preservation Order 53 Station Road, Earls Barton. The reason for granting consent to cut down the tree is specified as influence on the foundations of a nearby property.

PLANNING POLICY: Northamptonshire County Structure Plan – GS5, H1, H2, H3 and H6. Borough of Wellingborough Local Plan - G1, G4, G21, H1, H2, H12 and T9. Supplementary Planning Guidance – Parking, Trees on Development Sites, Building Better Places and Planning Out Crime. Planning Policy Statement 1; Delivering Sustainable Development. Planning Policy Guidance 3; Housing. Planning Policy Statement 23; Planning and Pollution Control Annex 2: Development on Land Affected by Contamination.

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CONSULTATIONS: 1. NCC Highways – offers highways access specification advice and points out the existence of a Public Right of Way that runs along the northern boundary of the application site.

2. NCC Archaeology – no comment received.

3. Earls Barton Parish Council – no objection.

4. Environmental Protection – request the submission of an Environmental Risk Assessment before devolvement commences to assess the potential for contamination of the site.

5. Landscape Officer – does not object to the proposal and comments that it would be difficult to refuse the application because the trees on the site could be adequately protected in accordance with BS5837.

6. Neighbours - letters of objection have been received from and on behalf of the occupier of 57 Station Road and letters of concern have been received from the occupiers of 49, 51 Station Road. The writers have raised the following issues: • Concern regarding the effect of the development on the TPO trees on the site. • Discrepancies in the submitted reports and drawings. • Loss of privacy • Differing ground levels between the application site and surrounding land. • Access and highway danger for vehicles and pedestrians • Increase in traffic • Proximity of existing access to habitable room window.

ASSESSMENT: Site description The site is the garden area to the side and rear of no. 53 Station Road. The existing dwelling has a large attached garage that utilises vehicular access from a highway to the north of the site which follows an easterly direction and subsequently narrows to a footpath through to Saxon Rise. In the southwestern corner of the site is an off road parking area that has a tree growing in it which is served by a recently constructed vehicular access from Station Road.

The ground level of the site falls generally in a southerly direction but it also perceptibly slopes down to the east towards the rear of the neighbouring dwelling in Saxon Rise which is set down at a lower level than the application land.

The site has the benefit of fences on its northern, eastern and southern boundaries and also on the boundaries are a variety of trees and shrubs which include three limes trees that are the subject of a Tree Preservation Order.

Main issues and material planning considerations: • Compliance with policy • Effect on the visual amenity of the area • Effect on trees • Effect on neighbours amenities 3 • Parking and traffic • Crime and disorder

Compliance with policy The site is brownfield in nature and within the built up confines of a limited development village. The proposal therefore is considered to accord with the elements of national guidance and development plan policies that relate to achieving new housing development in the rural area on previously developed sites within the identified village policy lines of limited development villages.

Effect on the visual amenity of the area The site will be capable of being seen from the adjacent public right of way but it is considered that the appearance of any scheme submitted for reserved matters can be adequately controlled at that stage.

Effect on trees The application has been accompanied by a report to assess the potential for damage to the TPO trees on the site. It is accepted that there are some minor errors in the report but its methodology and conclusions have been studied by the Council’s Landscape Officer and are considered to be sound.

Effect on neighbours’ amenities It is possible that the occupiers of adjacent dwellings will have their existing standard of residential amenity compromised to some extent by the proposed development but it considered that any diminution is not sufficient to withhold planning consent for the following reasons:

• With regards privacy of no. 10 Saxon Rise it is accepted that the ground level falls down towards the east and the measured privacy distance of 17m between them is not up to the suggested standard mentioned in the Building Better Places SPG. However the proposed dwelling does not directly face the rear elevation of no. 10 Saxon and the standard of privacy will be protected by the TPO trees on the boundary together with the other intervening trees.

• The occupier of no. 57 has objected to loss of privacy by way of the potential use of the new vehicular off road car parking spaces because of the elevated nature of the off road car parking space due to the fall of the land. It is considered that this objection cannot be sustained for the following reasons:

i) The off road car parking space is existing and could be used currently by the occupiers of no. 53. ii) There is some tree and shrub planting on the common boundary that provides screening of the occupier of no. 57 from overlooking of the likely pedestrian traffic to and from the proposed dwelling to its off road parking area. iii) There is a distance of approximately 12m between the pedestrian access and the flank wall of no. 57.

Parking and traffic The comments of the nearby residents are noted but the Highway Authority has not objected to the proposal on the grounds of highway safety. The off street parking to the site has been approved under a previous application (WP/2003/0176/F refers) and the existing dwelling has adequate off street vehicular parking provision and access thereto. 4

Crime and disorder It is considered that there are no crime and disorder issues relevant to the determination of this application.

RECOMMENDATION: Approve with conditions.

1. Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than whichever is the later of the following dates: (a) the expiration of five years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. 2. Before any development is commenced, detailed plans, drawings and particulars of the design, external appearance of the proposed development together with landscaping and screen walls/fences shall be submitted to and approved by the local planning authority and the development shall be carried out in accordance therewith. 3. Before development commences a tree protection scheme in accordance with BS5837 shall be submitted to the local planning authority and approved in writing. The approved scheme shall be implemented and maintained to the satisfaction of the local planning authority until all construction on the site has ceased. 4. Before development commences the finished floor levels of the hereby approve dwelling in relation to the plot and no. 53 Station Road shall be submitted to the local planning authority and approved in writing. 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any order revoking or re-enacting that order, the hereby approved dwelling shall not be extended in any way without the consent in writing of the local planning authority.

Reasons: 1. Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990. 2. To secure satisfactorily planned development. 3. In order to protect the trees on the site that are the subject of a Tree Preservation Order. 4. In the interests of visual amenity and to protect the residential amenity of occupiers of nearby dwellings. 5. To protect the trees on the site that are subject to a tree preservation order.

INFORMATIVE/S 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Northamptonshire County Structure Plan - GS5, H1, H2, H3 and H6, Borough of Wellingborough Local Plan - G1, G4, G21, H1, H2, H12 and T9, Supplementary Planning Guidance - Parking, Trees on Development Sites, 5 Building Better Places and Planning Out Crime, Planning Policy Statement 1; Delivering Sustainable Development, Planning Policy Guidance 3; Housing, Planning Policy Statement 23; Planning and Pollution Control Annex 2: Development on Land Affected by Contamination. 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Numbers: Date Received: Site location plan and site location plan 2nd February 2005

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 26th April 2005 at 11.50 a.m.)

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0106/F

PROPOSAL: Single storey timber garden annexe.

LOCATION: 70 Northampton Road, Earls Barton, Northampton.

APPLICANT: Mr R Leighton.

Site Viewing has been requested by a councillor due to the impact on neighbours and the risk that the annexe will become a separate dwelling.

PROPOSAL: As above.

PLANNING HISTORY: WR/74/66 Garage – approved with conditions. WP/2003/0663/F Two storey side extension to dwelling for accommodation for elderly person to include kitchen/diner, bedroom and garage – withdrawn.

PLANNING POLICY: G1 of the Borough of Wellingborough Local Plan.

CONSULTATIONS: 1. Highways Authority – representation received 23/02/2005. It recommends that the highway standards and planning conditions set out in the NCC document ‘Minor Planning Applications that have an effect on the highway’ be applied to this planning application.

2. Earls Barton Parish Council – representation received 17/03/2005. It states that two letters of objection from local residents have been received by the Parish Council. The Parish Council feels that allowing an annexe of this size more than two thirds of the way down a garden would set a precedent for others to request the same. It would affect the privacy of surrounding properties and is forbidden in the deeds of the property in question. The Parish Council would have less concern if the annexe were attached to the main house, and was in keeping with the design of the main house.

3. Landscape Officer – no representation received.

4. Third Parties – two letters have been received from the occupiers of neighbouring properties. R O A 5m D .0 9 a 9 St BM ol P 80

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Grounds of objection are as follows:

• Inappropriate location for proposal • Proposal not in keeping with the character of the area • Proposed annexe and it’s occupant may face security and safety problems due to the distance from the main dwellinghouse • Impact on wildlife and trees on the site • Impact on visual amenity • Increased domestic noise • Potentially access could be created to the rear of the main dwellinghouse • Granting permission would set a precedent • Deeds of the property have restrictive covenants which do not permit the proposed development • The question is raised as to why a single storey rear or side extension could not be built?

ASSESSMENT: This application seeks planning permission for single storey timber garden annexe within the curtilage of a large detached dwelling in Earls Barton. The dwelling is positioned on a large plot and has a rear garden depth of approximately 67 metres. The rear gardens of neighbouring properties also benefit from rear gardens of similar depth. The proposed annexe is located approximately 35 metres to the rear of the main dwellinghouse and adjacent to the boundary with no. 72 Northampton Road. A wire fence of approximately 1 metre in height currently runs along the boundary with this neighbouring property. Fencing of approximately 2 metres in height and hedging run along the boundary with no. 68. Neighbouring properties are located either side of the site and land to the rear is owned by 28 Harrowick Lane. The proposed extension is a sufficient distance from neighbouring properties with approximately 28 metres between the proposed location and no. 72 and 33 metres between it and no. 68.

The site is considered to be of a sufficient size to accommodate the proposal. The annexe has a maximum height of 3.55 metres. Any windows in the side elevation will not overlook neighbouring properties as a two metre fence could be erected along this boundary without planning permission. It is considered that there will be no adverse impact on the amenities currently enjoyed by the occupiers of neighbouring properties and there will not be a material detrimental impact on visual amenity. A condition will be imposed to ensure that the annexe remains ancillary to the main residential unit and will not be subdivided from it so as to create its own planning unit.

The following comments have been received from the applicant in response to the representations received:

“We have sought to work with our neighbours over the past two years to support the extension of our property to include a ‘granny annex’ but this has been blocked. We have changed the design several times but this has not been acceptable. In order to show flexibility and sensitivity to our neighbours’ needs, at the same time as fulfilling our family commitments, we thought the cabin was an excellent compromise. Indeed, we were led to believe by one neighbour that they would actively support our application only to discover that they have not. 8

The main reason for the build is to support and help my mother-in-law Mrs Patricia Long. She had to take early retirement from her job as a school secretary ten years ago due to arthritis. Full medical records are available if needed and a Dr’s note has been requested and will be sent to you directly. She is still undergoing monthly treatment to manage this condition. She has angina and takes Glyceryl Trinitrate spray when needed as well as daily doses of Dispersible Aspirin (75mg) and Diltiazem Hydrochloride (60mg three times a day). She also has a high cholesterol level for which she takes 40mg of Simvastatin. Moving into a single storey property would ease the stress on her arthritis and on her heart. In addition to the above she also suffers from hiatus hernia. She takes 20mg of Rabeprazole sodium to manage this.

After the death of her husband four years ago my wife and I arranged for her to move into a house that adjoined our property (then in High Street Earls Barton) so that we could be there to assist her. After the unexpected arrival of our third child we needed to move into a larger property and it was always our intention to create an independent living environment for Mrs Long. My mother-in-law’s heart condition makes her very susceptible to anxiety and stress and is finding living so close to a Public House noisy and disturbing. She has recently found a number of cigarette lighters in her garden and, as no-one in the family smokes, is concerned that someone is gaining access to her garden which she obviously finds unsettling.

Her declining health and need for constant supervision is only a question of time and we do not want her housed in residential care. We are seeking to plan for her failing health now whilst she has a degree of independence. It would be too distressing for us all if, by failing to plan, she finds herself being forced into circumstances and environments where she has no say or control.”

A letter was received 7th April 2005 from the agent.

“Thank you for your letter of 29 March outlining the neighbours objections. I am pleased to respond as follows:

The covenants referred to in the deeds are from 1930 and may be challenged. Mr Leighton’s solicitor will deal with this and we request that it is not allowed to affect any planning decision.

From No. 72 1. The building position and size of the proposal is within permitted development guidelines. Should this prove to be the main issue, Mr Leighton would be willing to discuss this further. 2. The proposed building is an annexe, not a shed, it is of robust construction with high security locks on doors and windows. The location is within the rear garden of a private house with limited access, it is as secure, if not more secure than any other property in the area. 3. I believe a previous application to extend the main house was refused or withdrawn, due to neighbours objections. It was then believed that a separate annexe was a reasonable compromise. In consideration this is now the most favoured option as it offers a measure of independence and retention of dignity for Mr Leighton’s mother-in-law. 4. Deeds restriction – see above. 9

From No. 68 1. The design of the annexe is as a timber garden building, that would be perfectly acceptable under permitted development. This is specifically to lessen any impact on neighbours. The position of the annexe is in the rear garden of the existing house, again as permitted development guidelines. 2. The annexe will be set of the ground on small piers, there is no reason to believe it will affect any wildlife and it will most certainly not affect neighbours gardens. The silver birch tree is to remain. 3. Size of annexe – see No. 68 para 1. above. The annexe is to accommodate an elderly lady, I don’t think noise is an issue. 4. There is no intention or need to amend the current access. Mr Leighton would be willing to agree conditions of use for the annexe. 5. Should Mr Leighton’s mother-in-law no longer be able to use the annexe, it could simply return to use as a garden building, which I believe would not require planning approval. (I would appreciate Planning confirmation of this). 6. Each application is individual and may not necessarily set a precedent. 7. Deeds restriction – see above. 8. Extension option to existing house – see No. 72 para 3. above.

RECOMMENDATION: Approve with conditions:

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity. 3. To ensure that the annexe remains at all times in residential use dependent on the existing use of the existing dwelling the whole being and continuing to be in the same curtilage and a single planning unit.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 26th April 2005 at 12.30 p.m.)

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0125/F

PROPOSAL: Installation of 20m telecommunications tower with 3 no. antennas, 2 no. 600mm + 1 no. 300mm diameter dish antennas, radio equipment housing + development ancillary thereto.

LOCATION: Grange Farm, 60 Wellingborough Road, Earls Barton, Northampton.

APPLICANT: Hutchison 3G UK Limited.

Site Viewing has been requested by Earls Barton Parish Council.

PROPOSAL: As above.

PLANNING HISTORY: WR/66/123 Grain store and cattle yard – approved.

It is considered that there is no planning history material to the determination of this planning application.

PLANNING POLICY: T12 and G6 of the Borough of Wellingborough Local Plan. Planning Policy Guidance Note 8.

CONSULTATIONS: 1. Earls Barton Parish Council – a representation was received on 17/03/2005.

“Regarding WP/05/0125/F, we were contacted by 3G prior to planning permission being sought. There were 4 alternatives for this mast, and the one that they have chosen to apply for planning permission, is the one which causes most concern to the parish council. We would much prefer for all communication equipment to be centred around the water tower. The site chosen by 3G is one that is closest to the road and nearby houses, making it more evasive to the village as a whole.”

2. Third Parties – a representation was received on 03/03/2005 from a ward councillor for Earls Barton.

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ath Quarry P P 11 “…the fact that the tower is now bigger than during the consultation period, please register my objection to the proposal on the grounds of loss of visual amenity for the residents of Earls Barton and that the proposal is out of character with the immediate surroundings, i.e. a Victorian farmhouse and arable pasture, and that the pre-application consultation was based on a smaller tower and therefore is unsound.”

ASSESSMENT: This application seeks planning permission for the installation of a radio base station comprising of a 20m high telecommunications tower, three antennas, two 600mm and one 300mm diameter dish antennas, radio equipment housing and development ancillary thereto at Grange Farm, Wellingborough Road, Earls Barton. The installation is required in order to provide 3G coverage to the Earls Barton village and surrounding area including the A45 trunk road.

The site is located to the rear of Grange Farm which is situated on Wellingborough Road, Earls Barton. Access to the site is provided off the main entrance to Grange Farm. Farm buildings and trees provide some screening to the proposed site. Industrial areas are located to the north and north west of the site. Residential properties which front onto Wellingborough Road abut the western boundary of the industrial area to the north. Residential properties are also found to the south and south east of the application site. The A4500 is located to the north beyond the industrial area and a water tower is located to the east of the site. The site is surrounded by open countryside.

The applicant has considered a number of alternative sites prior to the proposal site being chosen. The Earls Barton Water Tower is an existing telecommunications site and is located in close proximity to the application site. This has been discounted as an option from a technical point of view. There is existing equipment from other mobile operators on the tower. There must be at least one metre of horizontal space separating it from the next nearest operator’s equipment in order for all operators’ equipment to work effectively. This separation must fall either side of the equipment. According to the applicant there is insufficient space to achieve this and locate the 3G equipment in a position required to provide the necessary coverage. Other possible sites have been discounted because they would not provide the coverage required.

Policy T12 of the Borough of Wellingborough Local Plan promotes a sequential approach to the erection of masts. The policy is in line with government guidance to approve telecommunication masts subject to making sure that the proposal can not utilise an existing mast. The application site is located within the open countryside and as a result the development has to also be assessed in the context of Policy G6. The applicant has investigated all viable site locations and has found that they do not provide the coverage required. The Local Planning Authority is satisfied that there are no alternative locations for this development and that a location has been chosen which minimises visual intrusion. The lattice mast proposed is a lightweight structure which will be set in the context of existing farm buildings and trees. The applicant has proposed landscaping 0.6m in height around the base station.

With regard to health concerns PPG 8 states the following:

“However, it is the Governments firm view that the planning system is not the place for determining health safeguards. It remains central Governments responsibility to decide what measures are necessary to protect public health. 12 In the Governments view, if a proposed mobile phone base station meets the ICNIRP guidelines for public exposure it should not be necessary for a local planning authority, in processing an application for planning permission or prior approval, to consider further the health aspects and concerns about them.”

The applicant has submitted an ICNIRP compliance notice with the application.

A letter was received 8th April 2005 from the agent.

“I am in receipt of your fax of the 4th April 2005 enclosing emails from Ward Councillor Lucy Payne and Rosemary Smart, Clerk to Earls Barton Parish Council.

In response to Councillor Payne’s comments, Hutchinson 3G, in line with the ‘Ten Commitments’ document issued by the Government to encourage pre- application consultation, undertook consultation with Ward Councillors, the Parish Council and local residents as early as possible in the site selection process. The consultation letters took account of the predicted design requirements for the site following initial site investigation.

Following this consultation detailed design surveys were undertaken to establish the precise height and design of the required structure. In order to achieve the required coverage and network transmission links (which work on the line of sight principle) it was found necessary to propose an installation of 20m in height, 5m higher than that predicted at initial consultation stage. This necessary increase in height was due to the local topography and the distance of existing Hutchinson 3G sites which could be linked into from the Earls Barton site. Following this revision a further round of consultations was undertaken dated 24th January 2005 (addressed to all initial consultees and any subsequent respondents) giving the reasons for the proposed increase in height and fully stating Three’s intention with regard to the site at Grange Farm.

In response to the Parish Council’s preference for the use of the water tower, this option has been fully investigated from the outset by Three. However, due to the limited space upon the existing water tower a site at this location could not be constructed to provide the coverage improvement required. There is already a range of existing operators equipment on the tower, particularly on the side facing Earls Barton. As stated within the planning application, a separation of distance of one horizontal metre either side of any existing equipment is required in order to install further equipment at the water tower these separation distances could unfortunately, not be achieved.

I trust that this demonstrates that Hutchinson 3G have been as open and transparent as possible during the pre-application consultation process and that there is a clear justification for utilising the site at Grange Farm in preference to other structures or locations in the vicinity.”

RECOMMENDATION: Approve with condition:

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

Reason: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 26th April 2005 at 10.40 a.m.)

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0131/RM

PROPOSAL: Erection of bungalow to replace sub-standard addition to old listed two-family dwelling together with garage for no. 39 (amended plans).

LOCATION: 39 Broad Green, Wellingborough.

APPLICANT: Mr D Welsh.

This application has been requested for Site Viewing by a local Member in order that an assessment of the impact of the proposal on the surroundings can be made.

PROPOSAL: Details for the erection of a bungalow following previous outline approval.

PLANNING HISTORY: WP/2002/0278 Erection of dwelling in rear garden - refused and appeal dismissed. WP/2004/0164/LB Demolition of sub-standard 20th Century additions to house - approved. WP/2004/0200 Erection of bungalow to replace sub-standard addition to Listed Building.

PLANNING POLICY: Policies G1, G9 and H1 of the Local Plan and UH1 and UH5 of the Local Plan Alteration.

CONSULTATIONS: 1. Environment Agency – no comments.

2. Borough of Wellingborough, Conservation Officer – the substandard structure to the rear of the Listed Building should be removed to improve access and create more light in the site.

3. County Highway Authority – the application differs little from those submitted earlier. No improvements are shown to be made to improve the width or visibility at the point of access onto the public highway and, together with its location within a traffic signalled junction, I am unable to support the application on highway grounds.

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1 t 72.5m E re TR nt 15 4. Borough of Wellingborough , Landscape Officer – the only substantial tree on the site is a dual stemmed ash opposite the entrance and approximately six metres from the NE corner of the site. The tree is growing in disturbed ground, but is apparently healthy. There has been some inappropriate cutting back of lower branches which could easily be made good. However the tree is not a particularly good specimen and it would be difficult to argue that it was of high amenity value as it is not close to the highway. Concern has been expressed by residents who back onto the site that the tree will be lost, but there is a sycamore tree within the grounds of the Railway Club which is growing behind it as viewed from this aspect. It would be very difficult to develop the site while providing sufficient measures for the retention of the ash tree. There are three other trees on the site which should be possible to protect adequately. The conifer on the Railway Club boundary, the silver birch near the SW corner which is only about three metres tall and another adjacent to the south boundary wall which has evidently been planted quite recently. This wall is over two metres high and should afford reasonable privacy, but some additional planting along this boundary would be appropriate.

5. Third Parties – 4 representations received as follows:

a. 8 Wharton Close – objects on the grounds that the height of the proposed roof will obstruct their view and the proposed chimney will blow smoke in their direction.

b. 40 Broad Green – advises it is uncertain form the submitted plans how much demolition is proposed in connection with this proposal. If it is only the existing small wooden extension that is to be demolished, they have no objections to the application. Alternately, any further demolition along the boundary between number 39 and 40 should result in a dividing wall which is at an agreed height and which retains the present stone material visible in the garden of number 40. The wall needs to at a sufficient height that the present security of their property is not reduced from its present level and, as a guide, we would suggest that the wall should be no lower than a line taken from the stone lower storey visible in the garden of number 40. There is also a point of ownership that we feel needs to be clarified before any demolition work can begin. Part of the building which is due to be demolished includes what seems to be the gable end of a building which according to the OS map of 1886, was part of an outbuilding belonging to number 40. Is it certain that this piece of wall is actually part of number 39 or does it still legally belong to number 40 and therefore need agreement with the owners of number 40 before any modifications can occur?

c. 7 Wharton Close – objects to the height of the proposed building on the grounds of loss of light and obstruction of their view towards some mature trees. Also objects to the loss of one of these trees on wildlife grounds.

d. British Railways Sports and Social Club – no objections to the application subject to the dwelling not having any dormers added at a later date and the proposal being double glazed to prevent noise nuisance complaints relating to the Social Club.

16 ASSESSMENT: This is a Reserved Matters application which involves the demolition of an extension at the rear of 39 Broad Green and the construction of a bungalow.

There is an existing Outline Planning Permission (WP/2004/0200) for this proposal which was granted by Committee in May 2004 against officer advice that the application should be refused on highway grounds.

The access is the same as in application WP/2004/0200 and the Highway Authority continue to object to its use. However, as a result of the decision to grant Outline Planning Permission, it is considered that this application cannot be refused on highway grounds. With this situation in mind, an attempt has been made to try and, at least, make the access slightly safer. As a result, the applicant has agreed to set the existing access gates back some 5.5 metres from the front of the site thereby enabling vehicles entering the site to be positioned off the highway. Furthermore, the applicant’s agent points out that the submitted scheme will give space on site for vehicles to turn around. Even with these works the access situation will not be ideal. However, bearing in mind the existing permission, it is considered there is little else that can be done.

The concerns about the effects on the amenity of properties in Wharton Close are noted. However, the property is only to be single storey and will be at least 5 metres from the boundary with these properties. The combination of these two points is considered to be sufficient to mean that the application cannot be refused on grounds of loss of light or privacy.

It is also accepted that a large tree will be lost as a result of this development. A number of other trees will, however, be retained and continue to represent an important feature in the area. The protection of the other trees on this site can be secured by planning condition. It is therefore considered that the loss of one tree is insufficient to justify refusing this application.

The other concern of one of these residents about possible smoke from the chimney in the new dwelling is not considered to be a reason for refusing this application.

The proposal is in close proximity to a Listed Building but the scheme is acceptable to the Council’s Conservation Officer. The design of the bungalow is also considered to be acceptable in the surroundings.

The concerns of the Railway Club are noted and a condition can be imposed to remove the normal permitted development rights to create dormer windows in the roof. Double glazing will also be a requirement for the development from the point of view of the Building Regulations.

Finally, the query raised by number 40 Broad Green about how much of the existing property is to be demolished has been looked into. As a result, the applicant’s agent has confirmed that the amount proposed in the existing Listed Building Consent is correct. This means the wooden structure plus a two storey 20th Century extension to the Listed Building at 39 Broad Green. Bearing in mind this existing consent, it is not considered this can be opposed. The point about who is the owner of the walls where this work is to take place is a matter to be resolved outside this planning decisions.

17 RECOMMENDATION: Approve subject to conditions.

1. Prior to the commencement of the development, a scheme for fencing and the retention of existing walls around the boundaries around the site shall be submitted to and approved in writing by the local planning authority incorporating any amendments the local planning authority may require. The scheme shall be carried out concurrently with the development to the satisfaction of the local planning authority. 2. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced. 3. The areas shown for parking and turning on the approved plans shall be laid out and surfaced to the satisfaction of the local planning authority before the premises are occupied and shall be permanently set aside and reserved for the purpose. 4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order), no extensions or other forms of enlargement to the residential development hereby permitted, nor erection of porches, outbuildings, hardstanding, storage tanks, gates, fences, walls or other means of enclosure, shall take place without the prior approval of the local planning authority. 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order), the retained walls and enclosures shall not be demolished without the prior permission of the local planning authority. 6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order), no garage accommodation shall be used as a habitable accommodation and no additional windows shall be installed in the dwelling without the prior permission of the local planning authority. 7. Prior to the commencement of the development a plan showing pre and post development site levels shall be submitted to the local planning authority for approval. This development shall be undertaken in accordance with this plan incorporating any amendments the local planning authority may require. 8. The site shall be landscaped and planted with trees and shrubs in accordance with a comprehensive scheme which shall be submitted to and approved in writing by the local planning authority before the development is commenced. The landscaping scheme shall be implemented concurrently with the development and shall be completed not later than the first planting season following the substantial completion of the development. Any trees and shrubs remove, dying, being severely damaged or becoming seriously diseased within 5 years of planting shall be replaced by trees and shrubs of similar size and species to those originally required to be planted or other species as may be agreed. 9. Prior to the commencement of the development, a scheme for the protection of trees on the site that are to be retained shall be submitted to and approved in writing by the local planning authority following a meeting on site and incorporating any amendments the local planning authority may require. The scheme shall be carried out concurrently with the development to the satisfaction of the local planning authority.

Reasons: 1. In the interests of amenity. 2. In the interests of amenity. 3. In the interests of the safety and convenience of users of the adjoining highway/s. 4. In the interests of amenity and privacy. 5. In the interests of amenity and privacy. 6. In the interests of amenity and privacy. 7. In the interests of amenity and privacy. 8. In the interests of amenity. 9. In the interests of amenity.

INFORMATIVE/S 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: G1, G9 and H1 of the Local Plan and UH1 and UH5 of the Local Plan Alteration. 2. The applicant is advised that this decision relates to the following drawing number received on the date shown: Drawing Number: Date Received: 3883/02 B 29th March 2005 3. Before any work begins on site, a meeting should be arranged between the developers and the Council's landscape officer to agree the precise measures for the protection of the trees to be retained on the site. These should be in accordance with BS 5837. A protective fence must be erected to exclude access from as much of the root zones of the trees to be protected as possible. This should be supported with clause 8.2 of BS 5837, the height to be agreed on site. Assuming that vehicular access will be required the area must be protected by a temporary surface. Clause 8.3.1 of the BS stipulates that a reinforced concrete slab should be laid over the existing soil surface. The routing of services to avoid roots being severed is also to be carefully considered at the initial site meeting. 19

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 26th April 2005 at 10.15 a.m.)

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0145/F

PROPOSAL: Demolition of existing and new build of 11 flats.

LOCATION: 22 Park Road, Wellingborough.

APPLICANT: Mr Tony Smith.

This application has been requested for Site Viewing by a local Member in order that an assessment of the impact of the development on the surroundings can be made.

PROPOSAL: Amended proposal for demolition of existing buildings and construction of 11 flats.

PLANNING HISTORY: Most relevant is: WP/2004/0830 Demolition of existing buildings and construction of 12 flats - withdrawn.

PLANNING POLICY: Policies G1, E4, UH1 and UH5 of the adopted Local Plan and Local Plan Alteration.

CONSULTATIONS: 1. Borough of Wellingborough, Conservation Officer - the design and appearance of the proposed flats is objectionable on the following grounds:

a. The massing of the building is out of scale, overpowering and inconsistent with the authentic grain and intimacy of the buildings to be replaced and of the buildings in the local street scene. b. The block is too tall in relation to prevailing ridge heights. c. The front elevation in particular is poorly designed with over-regimented. fenestration, ill-conceived and disproportionate gable projections for which there are no local references, and poor legibility in the absence of front entrances which would authentically contribute to the street scene. d. The proposed concrete roofing tiles and reconstructed stone facing on the gable projections are not appropriate in this location as they do not respect the existing traditional natural materials in the locality. e. The scheme could occur anywhere in the UK, having no references to the local Wellingborough vernacular either through an architecturally historicist or contemporary design solution.

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8 H ) in Hall ET 2 TRE 20 In summary, the proposal is considered to be a bland, arbitrary and aesthetically offensive structure, failing in its response to the environment in which it is located.

2. County Highway Authority – you should satisfy yourself as to the adequacy of parking accommodation provided to serve the development. The proposals for the improvement of vehicular access onto Great Park Street appear to meet the requirements of the Highway Authority. Pedestrian to vehicle visibility of 2m x 2m must be provided and maintained on both sides of the point of entry to the site. The means of access must be 4.5m wide for a distance of 10m from the highway boundary. To prevent loose material being carried onto the highway the whole service area area must be hard paved. To ensure safe and unobstructed use can be made of the access it will be necessary for adjustments to be made to the existing controls on parking that exist in the vicinity of the site. Such alterations must be discussed with the Highway Service and carried out at the expense of the applicant. The new vehicular crossing must be constructed, the existing crossing on Park Road made good and the footway made good in accordance with the specification of Northamptonshire County Council. If it is desired to dedicate any redundant parts of the site as highway maintainable at public expense arrangements should be discussed with the highways service. It is assumed that requirements in respect of refuse collection have been discussed with the appropriate officer of the Borough Council of Wellingborough. 3. Wellingborough Civic Society – this is no better than the previous application. We wish to see a more imaginative scheme for this corner. The height of the building is paramount and should be carefully considered. A complex mews design including the old café would site more respectfully on the site.

4. Transco – no objections.

5. Central Networks – no objections.

6. Environment Agency – no comments.

7. Third Parties - 7 letters of objection received. The main grounds of concern are as follows:

a. The proposal will add to existing parking and traffic problems in the area. b. The point of access is dangerous and too close to other points of access nearby. c. The café frontage is unique and should be retained as a feature. d. The proposed development is not in keeping with the Victorian surroundings. e. The use of the flats is uncertain. f. The development will result in the loss of a much needed potential business/commercial plot. This could be a mixed use combined with residential. g. If flats are needed in the area, why not develop nearby former shoe factories for this purpose? h. The proposed development will block views and is too high. i. The proposed development will result in a loss of privacy and light for properties nearby. j. The proposal represents a greater occupational density for the site compared to that which exists at present. 21

ASSESSMENT: The application site comprises a number of redundant commercial buildings with residential accommodation at first floor level. It is dominated by the circular frontage of a recently closed café.

This proposal is a resubmission following a number of objections to an earlier scheme for this site involving the demolition of the existing buildings on the site and then the erection of 12 flats. The objections to the earlier scheme were similar to those which have been received to this latest proposal.

This latest scheme reduces the number of flats to 11. The applicant advises this gives a better parking arrangement with easier manoeuvring space plus an improved vehicular entrance and better refuse storage arrangements compared to the earlier scheme.

In response to the concerns of third parties about highway issues and parking, the proposal is acceptable to the Highway Authority and allows for one parking space per dwelling. The amount of parking provision is acceptable in terms of the adopted County wide item of Supplementary Planning Guidance on parking. It is therefore considered that the proposal cannot be refused on the grounds of parking of highways concerns.

The concerns about the loss of the site as a potential commercial site are noted. Policy E4 of the Local Plan seeks to retain commercial sites in such a use unless the site is incapable of adaptation for modern uses or there are amenity or traffic problems which cannot be overcome. It is considered that it would be difficult to use the site for modern business uses unless it was redeveloped with a new building. Such a use would however, potentially, also generate amenity and traffic concerns for nearby residents. The site is located in an area regarded as a predominantly residential in the Local Plan and therefore it is considered that a residential use for the site is to be preferred.

The loss of the Victorian café frontage is regretted. It is, however, not Listed and therefore the Council has few powers to prevent its demolition. Furthermore, the applicant has offered to dedicate the frontage to the town’s proposed heritage museum.

Notwithstanding the situation with the loss of the café frontage, there are major concerns about the design of the current proposal as reflected in the views of the Council’s Conservation Officer as outlined above.

In particular, the scheme is considered to be too tall for the surrounding properties and out of keeping with the Victorian character of the immediate area. Criterion 1 of Policy G1 of the Local Plan requires a high standard of design that respects and enhances the character of its surroundings. Furthermore, Criterion 2 of Policy UH5 of the Local Plan Alteration requires residential development to respect and enhance the building characteristics of the locality where it is located and Criterion 5 of the same Policy points out the need to avoid unneighbourly standards of amenity in design and layout.

The proposal is considered to be over dominant in the surroundings and is of an unsympathetic design. It is therefore considered to be contrary to all these aims. In view of this, the application should be refused. 22

RECOMMENDATION: Refuse.

1. The proposal is considered to be contrary to Criterion 1 of Policy G1 of the adopted Borough of Wellingborough Local Plan and Criteria 2 and 5 of Policy UH5 of the adopted Local Plan Alteration in that it would result in a development which is of an unsympathetic design that is over dominant in the surroundings.

POLICY G1

PROPOSALS FOR DEVELOPMENT WILL NORMALLY BE GRANTED PLANNING PERMISSION WHERE THE DEVELOPMENT:

1. IS OF A HIGH STANDARD OF DESIGN WHICH RESPECTS AND ENHANCES THE CHARACTER OF ITS SURROUNDINGS.

POLICY UH5

BOROUGH OF WELLINGBOROUGH LOCAL PLAN ALTERATION CHAPTER 3. HOUSING A11

PLANNING PERMISSION WILL BE GRANTED FOR RESIDENTIAL DEVELOPMENT WITHIN THE TOWN, AS DEFINED ON THE PROPOSALS MAP, PROVIDED THAT PROPOSALS SATISFY:

2. THE NEED TO CREATE PLEASING ENVIRONMENTS WITH A RANGE OF DWELLING TYPES AND SIZES, IN LAYOUTS THAT RESPECT AND ENHANCE THE BUILDING CHARACTERISTICS AND LANDSCAPE SETTINGS OF THE LOCALITY; AND

5. THE NEED TO AVOID UNNEIGHBOURLY STANDARDS OF AMENITY IN DESIGN AND LAYOUT.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 26th April 2005 at 11.10 a.m.)

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0177/F

PROPOSAL: Demolition of petrol canopy, office and workshops. Erection of 18 apartments with parking areas.

LOCATION: M T Car Sales, Wellingborough Road, Finedon, Wellingborough.

APPLICANT: The Tower Property Group.

The Parish Council would like a site viewing on the grounds that there are not enough parking spaces for the flats and over development of the site. They also feel that it over looks the properties in The Wells.

PROPOSAL: Demolition of petrol station and erection of 18 apartments with parking.

PLANNING HISTORY: Various permissions associated with previous use as petrol station and for the sale of second hand cars.

PLANNING POLICY: Policies G1, G4, E4 and H2 of the adopted Borough of Wellingborough Local Plan.

CONSULTATIONS: 1. Finedon Parish Council - the above application was discussed and the Parish Council agreed that they would like a site viewing on the grounds that there is not enough parking spaces for the flats and over development of the site. They also feel that it over looks the properties in The Wells.

2. Borough of Wellingborough, Economic Development Officer – Economic Development does not have any requirements for Section 106 contributions in connection with this application.

3. Borough of Wellingborough, Environmental Protection – the site risk assessment is based on a commercial end use and appears acceptable for this end use. I do note from the description that the erection of 18 apartments with parking areas is proposed. A risk assessment for residential end use will be required for this proposal. No groundwater was detected on site. Further groundwater monitoring should be carried out to verify seasonal variation.

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8 b C 5 m A ta 1 S 24 4. Borough of Wellingborough, Community Development - requests a Section 106 contribution of £5000 towards play facilities in the area.

5. County Education Authority – the County Council will not require Section 106 contributions as there is sufficient capacity at the local schools to accommodate any additional pupils.

6. Environment Agency – no objections subject to various informatives related to the previous use of the land to be brought to the applicant’s attention.

7. Police Crime Prevention Design Adviser – no problems identified.

8. Third Parties – a number of letters of objection received. As follows:

a. 16 The Wells. I wish to lodge an objection against this application. Following your letter 16th March 2005, I can confirm that I have inspected the plans in general and the elevation of the proposed property in particular. I have also carried out inspections at the Wells as well as doing some calculations based on the properties. The proposed property is on the southern boundary of The Wells and also on higher ground. My objections are as follows. Every property will have a reduction in light at some time of the day. Properties 1 to 8 The Wells will be affected most of the day, properties 9 to 14 The Wells in the morning and early afternoon and properties 15 to 22 The Wells in the morning. Properties 1, 3, 5 and 7 will be in the shadow of the proposed property all day and all then year. They will receive no sunlight at all. Properties 2, 4, 6 and 8 will receive no sunlight in autumn, winter and spring and even then only the top floor. The first floor would probably, like the ground floor flats, receive no sunlight for most if not all the year. The elimination of sunlight in the car park of The Wells during the winter months would increase the risk of icy conditions persisting for longer periods, perhaps all day under some conditions. This would affect the safety of those using the car park. It is my submission that the erection of the proposed property would deleteriously affect the lives of those living in the Wells in general and for those in flats 1 to 8 inclusive in particular.

b. The Wells Management Company. This objects on the following grounds: The planned 3 storey building which backs immediately onto The Wells will cause a loss of light to residents. The ground level of the site is approximately 8 feet higher than The Wells ground level. The three storey block plus the difference in ground level will mean that a large part of The Wells will receive no sunlight at any time of the year. The part of the development backing onto the Wells is a three storey plain brick wall. This is reminiscent of prison perimeter wall designs. The development does not blend in with the style and structure of the surrounding area.

c.46 Well Street. This objects on the grounds that it is considered the proposal will dominate all the properties in The Wells and Well Street. As a result, the architectural balance of properties around the Green will be destroyed. There is also a request for a site visit before the application is determined because the plans do not show the difference in levels between the site and land behind.

d. 48 Wellingborough Road (an elderly person’s home). This letter is concerned about the risk of contamination from the site polluting their property 25 and the disturbance in terms of noise and dust as a result of construction works.

e. 6 The Wells. Summary of objections on the following grounds: The size and impact of the new building (particularly in terms of its effect on The Wells), the adverse impact of the development in terms of noise, disturbance and traffic impact from residents, inadequate car parking provision, loss of privacy as a result of over looking towards The Wells plus loss of light and overshadowing at The Wells. The letter adds that they feel there is no need for apartment type accommodation in Finedon and suggests lower density family type accommodation is more suited to the site. If permission is granted, it should be subject to conditions to ensure requiring the safe decontamination of the site, a reduction in height of the property, the building being repositioned so that no development taking place at the rear of the site and no additional windows or telecommunications type equipment being installed in the elevation facing The Wells.

f. 10 The Wells. Objects on grounds of size and impact of the buildings on the amount of sunlight received at this property. It is also considered that there would be a loss of privacy and disturbance from noise and traffic associated with the development.

g. 4 The Wells. Objects on the grounds that the rear view from the apartments would be spoiled, the proposal is not in keeping with its surroundings, the development would reduce light at The Wells and there is insufficient parking available to serve this and other developments in the area.

ASSESSMENT: The proposal is for 18 flats in a single block that is partly 3 storey and partly 4 storey. The uppermost storeys in both parts are contained within the roof space.

This is a former commercial premises and, normally, Policy E4 of the Local Plan seeks to ensure such sites are retained in such a use unless they are not suitable for modern business purposes or their continued operation would cause amenity or traffic problems which cannot be overcome. It is considered that it would be difficult to use the site for modern business uses unless it was redeveloped with a new building. Such a use would however, potentially, also generate amenity and traffic concerns for nearby residents. There are residential properties very close and therefore it is considered, in principle, that a residential use for the site is to be preferred to continued commercial use.

Policies G1, G4 and H2 of the adopted Borough of Wellingborough Local Plan all accept residential development in a location such as this provided the proposal is of an acceptable design and does not have an adverse effect on its surroundings.

In terms of design, the proposal is considered to be of high quality utilising Victorian style features and ironstone detailing. From this point of view, the proposal is welcomed and it will create a much greater impression in the street scene and surroundings than the current petrol station. The proposal is on a main route through Finedon and this impact is important. This is not considered to be a reason to refuse the application.

26 The provision of flats is also welcomed because it is considered this will help provide much needed accommodation in Finedon for single people, the elderly and young couples.

In terms of impact on nearby properties, there is a large residence to one side and a commercial premises/gymnasium to the other. The proposal is sufficiently distance to not have a significant impact on either of these.

To the front is the Wellingborough Road with a public car park opposite.

To the rear are residential properties in The Wells. These are located in 3 blocks (numbers 1-6, 7-14 and 15-21).

The block with numbers 1 to 6 The Wells is 21 metres from the proposed building. This distance is the recommended distance in the Council’s adopted item of Supplementary Planning Guidance entitled ‘Building Better Places’ between facing windows to avoid loss of privacy. This distance is also sufficient to ensure that any loss of light is not sufficient to justify refusing the application.

The block with numbers 7 to 14 The Wells varies between 14 and 20 metres away. However, the building has been designed to have no windows in its rear elevation directly facing these properties in The Wells to avoid overlooking. The part of the development closest to this part of The Wells has also been lowered by one storey compared to the rest of the scheme to ensure any loss of light is not sufficient to justify refusing the application.

The block with numbers 15 to 22 is in excess of 21 metres away from the new building and so will not be significantly affected.

When considering the possible impact on The Wells, it is also important to note that these properties currently look towards a derelict petrol station in poor condition. There is already a large brick wall, much closer than the proposed flats. They will therefore have a much better outlook as a result of this development.

In response to the concerns about parking, the proposal has provision for 1 space per flat. This is acceptable in terms of the adopted Countywide Parking standards. There is also a free public car park on the opposite side of the road to accommodate visitors as an added bonus.

The scheme also includes provision of an amenity area at the rear plus adequate space for the storage of refuse and recyclables.

In terms of traffic generation, the proposal will result in less traffic movements compared to when it was a petrol station.

The scheme is of a high density (approximately 150 units per Hectare). However, this is in line with current Government thinking on the development of brown field sites. Members should also note that the development at The Wells to the rear is at a relatively high density. The high density of the scheme is not considered to be a reason to justify refusing this application.

The concerns about disturbance as a result of construction works are noted. In view of the proximity of elderly residents it is considered that a condition should be 27 imposed on any condition restricting construction works to between 7.30 a.m. and 7.30 p.m.

Finally, any contamination in the ground resulting from previous activities will have to be removed safely a result of this development. This is welcomed and will be a benefit to nearby residents. At the time of writing this report, discussions are proceeding on this point and the precise works to be undertaken are still to be agreed. This aspect can, however, be controlled by planning condition.

Overall, it is considered that this proposal will be improvement to this part of Finedon and, subject to the applicant entering into a Section 106 agreement to secure funds for nearby play provision, should be approved.

RECOMMENDATION: That the issue of planning permission is delegated to the Director of Environment and Economy subject to the prior signing of a Section 106 agreement to secure funds for nearby play provision and subject to the following conditions:

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. Prior to the commencement of the development, a scheme for the protection of trees on the site and the treatment of boundaries shall be submitted to and approved in writing by the local planning authority following a meeting on site and incorporating any amendments the local planning authority may require. The scheme shall be carried out concurrently with the development to the satisfaction of the local planning authority. 3. The site shall be landscaped and planted with trees and shrubs in accordance a scheme to be submitted to the local planning authority. The scheme shall be implemented concurrently with the development and shall be completed not later than the first planting season following the substantial completion of the development. Any trees and shrubs removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by trees and shrubs of similar size and species to those originally required to be planted or other species as may be agreed. 4. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced. 5. The areas shown for parking and turning on the approved plans shall be laid out and surfaced to the satisfaction of the local planning authority before the premises are occupied and shall be permanently set aside and reserved for the purpose. 6. The vehicular crossings must be provided in accordance with the specification of Northamptonshire County Council. The driveways must be hard paved over at least the first 5 m from the highway boundary. 7. Development shall not begin until a scheme of investigation and assessment to identify the extent of any contamination on the site and the measures necessary to make the land fit for the proposed use has been submitted to and approved in writing by the local planning authority and implemented including any amendments the local planning authority may require. 8. No works connected with the construction of this development shall take place before 7.30 a.m. or after 7.30 p.m. on Mondays to Saturdays with no construction works taking place on Sundays or Public Holidays.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity. 3. In the interests of amenity. 4. In the interests of amenity. 5. In the interests of the safety and convenience of users of the adjoining highway/s. 6. In the interests of highway safety. 7. To avoid any residual effects from any contamination on the site. 8. In the interests of amenity.

INFORMATIVES: 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: G1, G4, E4 and H2 of the adopted Borough of Wellingborough Local Plan. 2. The applicant is advised that this decision relates to the following drawing numbers 926.26.13, 990.20.06, 990.21.12 and 990.32.06 received on 16th March 2005. 3. Before any work begins on site, a meeting should be arranged between the developers and the Council's landscape officer to agree the precise measures for the protection of the trees on the site. These should be in accordance with BS 5837. A protective fence must be erected to exclude access from as much of the root zones of the trees to be protected as possible. This should be supported with clause 8.2 of BS 5837, the height to be agreed on site. Assuming that vehicular access will be required the area must be protected by a temporary surface. Clause 8.3.1 of the BS stipulates that a reinforced concrete slab should be laid over the existing soil surface. The routing of services to avoid roots being severed is also to be carefully considered at the initial site meeting. 4. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Area Maintenance Engineer, Northamptonshire County Council - Atkins, Highways Depot, Harborough Road, Brixworth, Northamptonshire, NN6 9BX, tel. (01604) 883400 prior to any construction/excavation works within the public highway. Any alterations to the public utilities apparatus must be carried out at the expense of the applicant. 29

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2004/0880/O

PROPOSAL: One pair of dormer bungalows - amended plan.

LOCATION: Land adj. 42 Windmill Close, Wollaston, Northamptonshire.

APPLICANT: Mr A Rice.

This application has been referred to Committee for determination due to an objection by the Wollaston Parish Council.

PROPOSAL: Outline application for one pair of dormer bungalows with design and external appearance to be considered at this stage. The density of the development is 43 per hectare.

PLANNING HISTORY: Since construction:- BW/77/904 Front entrance porch – conditionally approved.

PLANNING POLICY: Northamptonshire County Structure Plan - GS5, H1, H2, H3 and H6. Borough of Wellingborough Local Plan - G1, H2 and H12. Supplementary Planning Guidance – Parking, Building Better Places and Planning Out Crime. PPS1; Delivering Sustainable Development. PPG3; Housing. Planning Policy Statement 23; Planning and Pollution Control Annex 2: Development on Land Affected by Contamination.

CONSULTATIONS: 1. NCC Highways – refer to NCC highways publication for highways advice.

2. NCC Archaeology – no comment received.

3. Environment Agency – no objections. The Environment Agency response however goes on to state that the application site is within 500 metres of the Scott Bader chemical plant which has three Integrated Pollution Control Authorisations issued by the Environment Agency and it has been the subject of several substantiated odour complaints in the past.

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A 8 30 4. Environmental Development and Protection Service – considers that the submitted Environmental Risk Assessment is satisfactory.

5. Wollaston Parish Council – objects to the proposal because it feels that it is an over intensification and not in keeping with the surrounding properties. The Council also feels that the site is more suitable for one single storey bungalow.

6. Neighbours - letter of objection received from the occupiers of 39 Windmill Close which makes reference to loss of view and the opinion that one bungalow would be more in keeping with the surroundings. Letter of representation received from the occupiers of 42 Windmill Close in which the writers express no objection to the proposals and opine that it will be beneficial to see the site developed rather than left in its present state. They do however mention the following concerns:

• Loss of privacy. • Difference in ground levels. • Private property issues concerning land stability and attaching brickwork.

ASSESSMENT: Site description The application site is a parcel of land that is slightly irregular in shape but measures as 14m across the frontage and approximately 33m from front to back. Abutting the flank boundaries are other bungalows of differing designs. The ground level of the site falls discernibly down from the north to the south. At the time of Officer Inspection the site was being used for low intensity storage of building materials and had an untidy and overgrown appearance. Nearby is a variety of housing designs in a medley of exterior facing materials.

Material planning considerations: • Compliance with policy and national guidance • Effect on the visual amenity of the area • Effect on neighbours amenities • Crime and disorder

Compliance with policy The site is brownfield in nature and within the built up confines of a limited development village. The proposal therefore is considered to accord with national guidance and development plan policies with regards to achieving new housing development on previously developed sites in the rural area.

Effect on visual amenity It is considered that the proposal will not cause any demonstrable harm to the visual amenity of the area due to the existing variety of dwelling designs in the locale. The plot sizes are relatively small therefore conditions are suggested to maintain planning control over the site to ensure that it will not become overdeveloped in the future to the detriment of the appearance of the street scene. It is further considered that the deletion of a builder’s materials store will be of benefit to the visual amenity of the area.

Effect on neighbours’ amenities The proposal could have the propensity to detrimentally affect the amenities of occupiers of nearby dwellings by way of loss of privacy from windows in the flank 31 elevations at first floor level. It is considered however that this potential harmful effect can be adequately controlled by withdrawing the permitted development rights for additional first floor windows other than those obscure glazed windows illustrated in the plans that accompany the application. With regards the first floor rearward facing dormer windows it is considered that the surrounding occupiers will still enjoy a standard of privacy that is commensurate with an otherwise developed residential area. With regards the proposed ground floor windows it is further considered that they will not result in any undue loss of privacy for nearby neighbours due to their low level, boundary fencing condition and condition regulating the final finished floor level of the plots in relation to the surrounding development.

Crime and disorder It is considered that there are no crime and disorder issues relevant to the determination of this application.

RECOMMENDATION: Approve with conditions.

1. Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than whichever is the later of the following dates: (a) the expiration of five years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. 2. Before any development is commenced, detailed plans, drawings and particulars of the siting of the proposed development and the means of access thereto, together with the screen walls/fences shall be submitted to and approved by the local planning authority and the development shall be carried out in accordance therewith. 3. Before development is commenced the finished floor levels of the hereby approved development in relation to no. 42 Windmill Close shall be submitted to the local planning authority and approved in writing and the development shall be carried out in accord with the agreed levels. 4. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced. 5. Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995 or any Order revoking or re-enacting that Order no windows shall be inserted into the flank elevations of the hereby approved development at first floor level without the consent in writing of the local planning authority. 6. The first floor windows illustrated in the flank elevations of the hereby approved development shall be obscure glazed and shall remain as obscure glazed to the satisfaction of the local planning authority.

Reasons: 1. Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990. 2. To secure satisfactorily planned development. 32 3. In the interests of protecting the residential amenities of occupiers of neighbouring dwellings. 4. In the interests of visual amenity. 5. In the interests of privacy 6. In the interests of privacy.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0031/O

PROPOSAL: One dwelling.

LOCATION: 1 The Nursery, Isham Road, Orlingbury.

APPLICANT: Mr and Mrs G Morris.

NOTE: This application was deferred at the Regulatory Committee held on 2nd March 2005. In light of highway advice the committee resolved to ask the applicant to demonstrate, by way of a scale drawing of the access and its surroundings, that the requirements of the Highways Authority can be met.

A plan has been received showing that the highway requirements can be achieved at the junction with Isham Road. The Highways Authority has confirmed that the application is acceptable in highway terms and that the current visibility provided at the junction is reasonable and in effect visibility requirements have been achieved.

Two further conditions should be imposed in any approval. Conditions:

6. Prior to the commencement of the development the access shall be laid out in accordance with the additional plan, drawing number 05-0130/SK/01 P3 Highway Entry Plan, deposited with the local planning authority on 15th April 2005.

7. Development shall not begin until a scheme of investigation and assessment to identify the extent of any contamination on the site and the measures necessary to make the land fit for the proposed use has been submitted to and approved in writing by the local planning authority and implemented including any amendments the local planning authority may require.

Reason: 6. In the interests of the safety and the convenience of users of the adjoining highway.

7. To avoid any residual effects from any contamination of the site.

Informative 2 on the previous officers report requires revision due to the additional plan received.

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Further third party representations, in addition to those detailed in the previous report, have been made regarding this application.

A representation was received on 8th March 2005 from the occupier of 7 The Leys. This is summarised as follows:

• The occupier refers to the notification of the site viewing meeting and states that this was unsatisfactory, in that no specific information was available.

• It is considered that is not possible in this case for objectors to make reasoned comments on the basis of the application as submitted and it would be inappropriate to give any permission without the submission of a detailed application.

• The occupier reiterates their concern regarding the excessive distance of the proposed dwelling from the public highway. It is stated that Building Regulations specify a maximum of 45m in order that emergency services, in particular the fire brigade, can gain access to the premises.

A representation was received on 11th March 2005 from the occupiers of 6 The Leys. This is summarised as follows:

• The occupiers refer to the site viewing meeting held on 1st March 2005. It is stated that the applicant would not allow neighbours onto his land and that for this reason the meeting should be declared void.

• It is stated that they were told that their concerns were irrelevant as the application is only for outline permission at this stage.

• It is believed that it is incorrect to discuss the application without full detail of the development.

• It is highlighted that the plans submitted are incorrect as they only show two existing properties in The Nursery whereas there are three.

• Access is considered to be inadequate and that the 45m Building Regulation requirement for access by emergency vehicles cannot be achieved.

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

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 1st March 2005 at 3.40 p.m.)

Regulatory Committee 02/03/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0031/O

PROPOSAL: One dwelling.

LOCATION: 1 The Nursery, Isham Road, Orlingbury.

APPLICANT: Mr and Mrs G Morris.

A visit by Site Viewing Group is requested by Orlingbury Parish Council as it is considered that the proposed access is dangerous and unsuitable.

PROPOSAL: As above.

PLANNING HISTORY: Land at 1 The Nurseries: WP/2004/0774/O One residential detached two storey dwelling – withdrawn. This application was withdrawn to allow access to the site to be clarified.

PLANNING POLICY: G1, H3 and H12 of the Borough of Wellingborough Local Plan.

CONSULTATIONS: 1. Orlingbury Parish Council – site viewing is requested. The Parish Council feels that the Rectory Lane access is very dangerous and not suitable for four properties to use.

2. Highways Authority – the following comments are made:

“The contents of the sketch accompanying this application illustrating the access points into the site of the proposal are noted. In view of the intensified use to which the land is to be put it must be confirmed that the access onto Isham Road can comply with the requirements of Northamptonshire County Council. It must be ensured that the drive at the point of access has a width of 4.5m over the first 10m from the highway boundary and is hard paved to prevent loose material being carried on to the public highway.

It is suggested that a suitable maintenance regime be put in place to ensure that adequate visibility is maintained at the point of access onto Isham Road.

36 The applicant should be urged to discuss refuse collection aspects of the application with the appropriate officer of the Council.”

3. Northants Heritage – no representation.

4. Landscape Officer – the following comments have been received:

“Having looked at the grey file I cannot see that it adds much to what went before. It is stated that trees are to be retained, and I previously observed that it should be possible to develop the site without tree loss. Planning conditions should give protection. What is more concerning is the issue of visibility and widening of the access off Isham Road, but I do not recall what was growing on either side of the access. According to the aerial photographs in 1990 there were no trees in the highway boundary hedge of great stature.”

5. Health and Safety Executive – as the proposed development is within the Safeguarding Zone of a licensed explosive site, the details of the consultation have been forwarded to the HSE’s Explosives Inspectorate for their consideration.

6. Environmental Development and Protection – no representation received.

7. Third Parties – 6 letters of objection from the occupiers of neighbouring properties. The grounds of objections include the following:

• inadequate access • road/pedestrian safety • volume of traffic • excessive distance from the public highway • pollution, noise levels, and disturbance • overlooking and loss of privacy • out of character with the existing development • visual amenity • overdevelopment • loss of light • “one dwelling” can mean anything; more detail is required • land behind the existing house would be more suitable for development • restrictive covenant currently prevents further development of the site

ASSESSMENT: The application seeks outline planning permission for one dwelling. The application site is situated in the confines of the Orlingbury Village Policy Line within an existing residential development which is comprised of three properties. Orlingbury is designated as a Restricted Infill Village. Policy H3 of the Borough of Wellingborough Local Plan permits residential development within this location in principle provided that specific criteria are complied with.

POLICY H3:

WITHIN THE RESTRICTED INFILL VILLAGES, SMALL SCALE RESIDENTIAL DEVELOPMENT WILL BE PERMITTED WITHIN THE VILLAGE POLICY LINES PROVIDED THAT THE PROPOSAL: 37

1. INVOLVES A SITE ALLOCATED FOR HOUSING ON THE PROPOSALS MAP; OR 2. WILL HAVE NO ADVERSE IMPACT UPON THE SIZE, FORM, CHARACTER AND SETTING OF THE VILLAGE AND ITS ENVIRONS; AND WILL, WHERE APPROPRIATE IN THE CONTEXT OF CRITERION 2, CONSIST OF A SMALL GROUP OF DWELLINGS OR INFILLING OR THE REDEVELOPMENT OR CONVERSION OF EXISTING BUILDINGS.

The application site is an area of green land to the front of no. 1 and no. 3 The Nurseries. The rear gardens of properties of The Leys are located to the west of the site. Land to the north of the site lies outside the village policy line and is designated open countryside. The existing residential development surrounding the site is of an open plan and spacious nature. It is considered that a single storey dwelling could be sited without harm to the amenities currently enjoyed by the occupiers of neighbouring properties.

There are two means of access to the site from Lammas Close and Isham Road. The Highways Authority have stated that in view of the intensified use to which the land is to be put it must be confirmed that the access onto Isham Road can comply with the requirements of the Northamptonshire County Council. It must be ensured that the drive at the point of access has a width of 4.5 metres over the first 10 metres from the highway boundary. The applicants have stated that this is possible and have submitted a plan illustrating how this will be achieved. However concerns have been raised by the occupiers of neighbouring dwellings that the above requirement of the Highways Authority is not possible due to ownership matters. Further advice from the Highways Authority has been sought. Any highway comments received will be verbally reported to the Committee at this meeting.

RECOMMENDATION: Approve subject to the following conditions:

38 Reasons: 1. Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990. 2. To secure satisfactorily planned development. 3. To protect the amenities of neighbouring properties. 4. In the interests of highway safety. 5. In the interests of highway safety.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0081/F

PROPOSAL: 10 new self contained flats - revised plans.

LOCATION: 85-87 Highfield Road, Wellingborough.

APPLICANT: East Midlands Housing Association.

PROPOSAL: (As above). This application relates to development of a vacant site of 778 square metres which was formerly occupied by a scrap yard. Highfield Road comprises predominantly of Victorian terraced properties, although to the north of the corner of the junction of Highfield and Leys Road there is the entrance to a large scrap yard. Leys Road and Melton Road (to the east, with gardens of some properties backing onto the application site) are lined by semi-detached properties.

The proposal is for the erection of a street frontage 2 and a half storey (with the extra storey being partially in the roof space at the frontage) ‘L’ shaped pitched roof block of 10 self contained flats (9 - 2 bedroom flats and one – 1 bedroom flat), including a covered access way to a parking court and landscaped amenity areas to the rear. This equates nominally to approximately 128 residential units per hectare (overall Structure Plan requirement is 35 residential units of all types of residential development per hectare). This application needs to be determined by the Regulatory Committee as the number of units exceeds the threshold that requires consideration to be given to securing benefits in terms of Planning Obligations.

The applicant’s have responded to the negotiations that have been carried out by submitting revised plans (reducing the scheme from that of a full 3 storeys, as submitted) which at the time of drafting this report are subject to re-consultation with interested parties. Any further comments received will be reported on the ‘Committee Update List’.

PLANNING HISTORY 81/460 Single storey extension to form bathroom. 90/495EU Scrap yard, stores and offices, weighbridge. WP/2003/0382/O Eight no. 2 bedroom flats with parking.

PLANNING POLICY: Borough of Wellingborough Local Plan Policies: G1, C10, H1, H5, H8 and T9. Northamptonshire Structure Plan Policies: GS2, GS3, GS4, GS5, GS6, H2, H6, T3, T8 and T10. SPG VIII: Building Better Places. D D

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CONSULTATIONS: 1. Environment Agency – recommends the imposition of conditions to relate to potential contaminants that might be present on the site.

2. Orange – object to the proposal as he development will interrupt the signal to the 8m high telecoms mast in Leys Road. The objection would no longer stand if consent can be gained for the mast to be12m in height.

3. Environmental Health Officer – the applicant should be requested to provide an Environmental Risk Assessment that addresses the potential contamination of the site.

4. Housing Strategy Officer – East Midland’s Housing Association is one of the chosen preferred RSL partners with whom the Council works in partnership with to provide affordable housing that is need in the Borough. There is a high demand for this type of housing as there are currently more than 500 people on the housing register awaiting town centre flats therefore supports this development.

5. County Highway Authority - recommends conditions relating to the means of access, pedestrian visibility and construction of the footway crossing and suggests the safety of the access be discussed with NCC and refuse collection discussed with the Borough Council.

6. Police Community Safety Officer – no problems identified with the scheme.

ASSESSMENT: The issues that need to be taken into account in the determination of this application are: (i) Planning policy and the suitability of the site for residential development, (ii) Responding to points made in consultation responses, and (iii) Planning Obligation considerations. (iv) Responding to some of the points arising in representations

(i) In terms of present planning policy considerations there is a presumption in favour of redevelopment of a site of this kind in this type of location. The national planning policy guidance advice is to concentrate new development within existing settlements whenever this is possible and to re-use existing sites. This guidance is reflected in the Development Plan policy framework. At the strategic level the overall thrust is one of urban concentration of development and rural restraint overall in the interests of sustainability. The proposal is considered to be in accord with specific elements of Government guidance and development plan policy in regard to directing new housing development to brownfield sites within the urban areas. With regard to policy E4 it is considered that there will be a net environmental gain from the removal of a scrap yard use in proximity to adjacent housing and the scheme is therefore in accordance with policy E4. 41

(ii) Whilst there is clearly likely to be some impact upon the residential amenities of the occupiers of neighbouring properties this is not considered to be of such magnitude that refusal of the proposals is justified. The proposal is similar in height to the existing adjacent properties. Adequate space is provided on site to meet present parking standards and requirements.

(iii) Given that this proposed scheme exceeds 10 residential units, the development is in excess of the threshold for seeking Planning Obligations in accordance with the terms of the Council’s adopted Guidance. Given that this is an affordable housing scheme it may not be appropriate to secure further planning obligations on this site and it may be that a S106 agreement will be unnecessary in this instance.

(iv) The landscaping requirements can be secured through the imposition of an appropriate condition as is proposed. It is not considered that the proposal will overshadow neighbouring properties to a great extent, as it is no higher than the existing building on the site. The Highway Authority has no objections to the scheme, subject to compliance with conditions proposed.

RECOMMENDATION: That the issue of planning permission be delegated to the Director of Environment and Economy subject to the possible prior signing of a Section 106 legal agreement.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or as amended) no garages, sheds or other buildings shall be erected without express planning permission from the local planning authority, other than those expressly authorised by this permission. 3. Prior to the commencement of development a scheme for sound insulation between the flats shall be submitted to and approved in writing by the local planning authority. The agreed scheme shall be completed before the flats are occupied. 4. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced. 5. The site shall be landscaped and planted with trees and shrubs in accordance with a comprehensive scheme which shall be submitted to and approved by the local planning authority before the development is commenced. The scheme shall be implemented concurrently with the development and shall be completed not later than the first planting season following the substantial completion of the development. Any trees and shrubs removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by trees and shrubs of similar size and species to those originally required to be planted or other species as may be agreed. 6. A scheme for screen fencing/walling shall be agreed with the Local Planning Authority before the start of construction. The agreed scheme shall be implemented to the satisfaction of the local planning authority before the houses are occupied. 7. To maintain visibility for tuning traffic it is required that a visibility splay of 4.5m x 33m be established between Leys and Highfield Road. Land forward of the 42 visibility line is to be laid out as a footway in accordance with the specification of Northamptonshire County Council and dedicated as highway maintainable at public expense. 8. The shared private drive into the garage court must be 4.5m wide for the first 10m from the highway boundary and to prevent loose material being carried out onto the public highway it is to be hard paved for at least the first 5m. 9. Pedestrian to vehicle visibility of 2m x 2m is to be maintained on each side of the point of access. 10. The footway crossing must be constructed to heavy duty standard and the existing point of access closed and the footway made good in accordance with the specification of Northamptonshire County Council. 11. Prior to the completion of the development hereby permitted, provision shall be made at the front of the building adjacent to the paving, for wheelie bins to stand on the day of collection. 12. The development shall be carried out in accordance with the amended plans deposited with the Local Planning Authority on 1 April 2005. 13. Before development is commenced an Environmental Risk Assessment (ERA) to assess the potential for contamination of the site shall be submitted to the local planning authority. Should the ERA reveal that the site is subject to contamination a scheme for its remediation shall be submitted to the local planning authority and approved in writing. The approved remediation scheme shall be implemented and completed to the satisfaction of the local planning authority before the dwellings are first occupied. 14. Before development is commenced the finished floor levels of the hereby approved dwellings in relation to the adjacent dwelling and ground floor flats shall be submitted to the local planning authority and approved in writing.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity. 3. In the interests of residential amenity. 4. In the interests of amenity. 5. In the interests of visual amenity. 6. In the interests of amenity and privacy. 7. In the interests of highway safety. 8. In the interests of highway safety. 9. In the interests of highway safety. 10. In the interests of highway safety. 11. In the interests of general amenity. 12. To ensure that the development is carried out in accordance with the agreed amendments. 13. In the interests of assessing any potential contamination of the site and to implement the necessary remediation measures. 14. In the interests of residential amenity.

INFORMATIVE/S: 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: GS2, GS3, GS4, GS5, GS6, H2, H6, T3, T8 and T10 of the County 43 Structure Plan and Borough of Wellingborough Local Plan Policies: G1, C10, H1, H5, H8 and T9. 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: 6110/005 - 007 (3 drawings) 01/04/2005 3. The applicant should ensure that refuse collection arrangements of the proposal be discussed with the appropriate officer of the Borough Council. 4. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Area Maintenance Engineer, Northamptonshire County Council - Atkins, Highways Depot, Harborough Road, Brixworth, Northamptonshire, NN6 9BX, tel. (01603) 883400 prior to any construction/excavation works within the public highway. 44

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0105/F

PROPOSAL: Loft conversion with dormers to front and rear.

LOCATION: 3 Westlea Road, Sywell, Northampton.

APPLICANT: Mrs Tuckett.

PROPOSAL: As above.

PLANNING HISTORY: WR/68/39 Housing Site – approved with conditions. WR/68/287 Residential Development – approved.

PLANNING POLICY: G1 of the Borough of Wellingborough Local Plan.

CONSULTATIONS: 1. Sywell Parish Council – proposal is regarded as being totally inappropriate to the area and suggests that the applicant be asked to submit new plans.

2. Third Parties – no representation received.

ASSESSMENT: This application seeks planning permission for a loft conversion with dormer windows to the front and rear elevations to a semi-detached bungalow located in Sywell. There is variety in the building line on the southern side of Westlea Road, the same side as the site, with some properties being set back in relation to others. The application site is set forward in relation to neighbouring bungalows to the south west. Two storey semi-detached properties are located to the north of the site, on the opposite side of Westlea Road. There are approximately 55 metres between the dwellinghouse of no. 3 Westlea Road, the subject of this application, and the dwellinghouses to the rear of the site. A number of properties located within the vicinity of the application site have flat roof dormers to their front elevations. This includes no. 9 Westlea Road and a number of properties on Stonelea Road. It is considered that the proposed dormers will not have a detrimental impact on the amenities currently enjoyed by the occupiers of neighbouring properties. The design of the proposed dormers is considered to be in-keeping with the character of the area.

Sywell 1 2

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1 4 45 RECOMMENDATION: Approve with conditions.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. 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.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0141/F

PROPOSAL: New dwelling.

LOCATION: Land adjacent 19 Duck End, Wollaston, Wellingborough.

APPLICANT: Sizeroy Limited.

PROPOSAL: Various amendments to previous planning permission for one dwelling at this site.

PLANNING HISTORY: Most recent – WP/2003/0795 One dwelling – refused. WP/2004/0456 Amended proposal for one dwelling – approved.

PLANNING POLICY: 17/19 Duck End are Grade II Listed Buildings. The site is within Wollaston Conservation Area. Borough of Wellingborough Local Plan Policies H2, G1, G9 and G12. Supplementary Planning Guidance VIII, Building Better Places.

CONSULTATIONS: 1. County Highway Authority – visibility from the point of egress of oncoming traffic in Duck End is limited and its width does not comply with the requirement for a shared private drive. Duck End, at this point, is a one way street and it is considered that the means of access should be improved to provide a clear width of 4.5 m and for improved visibility to be achieved on the West side of the point of access. The wall on this side of the point of access must be reduced to provide visibility above a height of 0.6m within a splay of 2m x 2m. To prevent loose material being carried out onto the public highway, at least the first 5m of the driveway including the whole of the existing parking place must be hard paved. You should satisfy yourself as to the adequacy of the parking accommodation provided to serve both the existing and proposed development.

2. Environment Agency – no comments.

3. Wollaston Parish Council – no objections.

4. Central Networks (Electricity) – no objections.

5 4

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15 Scale 1:1250 3 1 Priory 47 5. Borough of Wellingborough, Environmental Health – the applicant should be requested to provide an environmental risk assessment which addresses the potential contamination of the site.

6. Third Parties – 3 respondents have written with objections. The main planning concerns are:-

a. The latest proposal will result in an increase in overlooking and loss of amenity for nearby properties. b. The use of reclaimed brick will result in a dwelling that is out of keeping with the surrounding Conservation Area which mainly involves buildings of stone construction. c. One of the main issues with previous schemes has been the height of the property. This latest proposal introduces a chimney which will increase the height of the property once more. Smoke from this will also cause problems for nearby properties. d. The development will cause traffic and drainage problems. e. The proposal will result in a loss of light for nearby properties. f. The size of the property is out of keeping with the surrounding area.

ASSESSMENT: This latest proposal for a dwelling at this site covers the same floor space as the one approved by this Committee under reference WP/2004/456. The design is broadly the same. It does, however, have a slightly lower ridgeline than the approved dwelling (just over 7m as opposed to just over 7.5m) but does include a chimney which takes its maximum height to just over 7.5 m once more.

As with the previous scheme, the front of the property is proposed to be constructed of stone. The rear and sides of the property are now to be partly reclaimed brick with stone features whereas the approved proposal was to be rendered on these elevations.

All of these aspects of the development are considered acceptable in the surroundings. In addition, possible concerns about loss of light, highways and drainage are not considered valid as this proposal will have no greater an impact than the one already approved. The possible effects of smoke from the chimney of the property are not a planning consideration.

This latest proposal does, however, also contain amendments in terms of the provision of windows and some of these cause concern.

In particular, 1st floor windows are proposed in the East and South facing windows to serve a bedroom. Previously, this bedroom was to have velux lights in the roof. The south facing window will enable overlooking towards the rear gardens of properties in Abbey Court and, of more concern, the East facing window will look directly into the gardens of number 9 and 11 Duck End. In addition, both windows will enable views towards Bramley Court.

This increase in overlooking, and the resultant loss of privacy, compared to the previous scheme is considered sufficient to justify refusing this application.

RECOMMENDATION: Refuse.

1. The proposal is considered to be contrary to criterion 2 of Policy G1 of the Adopted Borough of Wellingborough Local Plan in that it will result in a significant loss of amenity to nearby properties in terms of overlooking.

POLICY G1

PROPOSALS FOR DEVELOPMENT WILL NORMALLY BE GRANTED PLANNING PERMISSION WHERE THE DEVELOPMENT:

2. WILL NOT AFFECT THE AMENITIES OF ANY NEIGHBOURING PROPERTIES OR RESULT IN WIDESPREAD IMPACT, BY REASON OF NOISE, VIBRATION, SMELL, LIGHT OR OTHER POLLUTION, UNACCEPTABLE LOSS OF LIGHT OR OVERLOOKING.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0143/F

PROPOSAL: Extension to provide additional bedrooms, kitchen and dining space.

LOCATION: Tasker House, 160 Westfield Road, Wellingborough.

APPLICANT: Mr B Balendra.

This application has received two written objections and one verbal objection from the occupiers of neighbouring properties.

PROPOSAL: As above.

PLANNING HISTORY: BW/84/0896 Change of use from residential to old peoples home for maximum of 10 persons – approved with conditions. BW/85/0311 Rear extension to form additional accommodation to old persons home and ancillary works – approved with conditions. BW/89/0941 Side extension to form dining room – approved with conditions. WP/91/0941 Two storey side extension – approved with conditions. WP/2004/0223/F Extensions to provide additional bedrooms, lounge space, dining space and utility space – approved with conditions. WP/2004/0433/F Extensions to provide additional bedrooms, office and lounge space – withdrawn. WP/2004/0610/F Extension to provide additional bedrooms, office and lounge space – approved with conditions.

Planning application WP/2004/0223/F was granted approval on 19th May 2004. This application was for two storey and single storey extensions within the curtilage of Tasker House. The subsequent application WP/2004/0433/F was withdrawn to allow discussions between the applicant, agent and Local Planning Authority to take place. A further application was submitted with amendments made to overcome some of the concerns raised by the occupiers of neighbouring properties. This application, WP/2004/0610/F, was heard and approved by the Regulatory Committee on 10th November 2004. The land between Tasker House and No. 162 Westfield Road currently has planning permission for a two storey five bedroom detached dwelling which is now in the process of being constructed. Applications WP/2004/0433/F and WP/2004/0610/F included this land which is outside of the curtilage of Tasker House. The current application only applies to land within the curtilage of the nursing home.

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9 R 7 3 V Scale 1:1250 E Y R O A D 1 5 50 PLANNING POLICY: G1 of the Borough of Wellingborough Local Plan.

CONSULTATIONS: 1. Highways Authority – recommends that the highway standards and planning conditions set out in the NCC document ‘Minor Planning Applications that have an effect on the highway be applied to this planning application.

2. Landscape Officer, Borough of Wellingborough – no comments.

3. Environmental Protection – no representation received.

4. Third Parties – grounds of objection can be summarised as follows:

• Loss of light • Height of the proposed extensions • Overlooking and loss of privacy • Interference with balanced flue at 158 Westfield Road • Exacerbation of car parking problems and obstruction • More delivery vehicles and disturbance outside 158 Westfield Road • Nursing home is large enough for the space it occupies

ASSESSMENT: The application seeks planning permission for ground and first floor extensions to provide additional bedrooms, kitchen and dining space to the existing nursing home. The extensions are proposed to the rear and sides of the property. The application site fronts onto Northampton Road whilst access to the site is provided at the rear off Roberts Street. Parking is found to the rear of the property. Terraced properties are located along Westfield Road to the north east of the site. Ground and first floor extensions are proposed to the side of the property which is adjacent to the boundary with no. 158 Westfield Road. These extensions will be in line with the existing property at the rear. There is a distance of approximately 1 metre between the property the subject of this application and no. 158 Westfield Road. There are no windows visible in the side elevation of this adjacent dwelling which faces the site. It is considered that the proposed extensions will not have a detrimental impact on the amenities currently enjoyed by the occupiers of this neighbouring dwelling.

The land adjacent to the site to the south west has planning permission for one dwelling. This dwelling is in the process of being constructed. There will be approximately 1 metre between the proposed extensions and the boundary with this land. The ground floor extension adjacent to this boundary will project approximately 8.6 metres into the rear curtilage whilst the first floor will be in line with the existing property at the rear and therefore set in from the ground floor. This part of the application received approval under planning reference WP/2004/0223/F. It is considered that there will be no adverse impact on the dwelling that is currently being erected.

Bungalows which front onto Roberts Street are found to the rear of the site. There is a considerable height difference between these neighbouring properties and the application site. There will be approximately 21 metres between the first floor rear facing windows of the proposed extensions and the bungalows to the rear. This is acceptable in terms of Supplementary Planning Guidance VIII: Building Better Places which states that 21 metres is acceptable in terms of providing reasonable 51 garden length and privacy without screening. It is considered that there will be no detrimental impact on the properties located to the rear of the site.

This application is considered to be in accordance with Policy G1 of the Borough of Wellingborough Local Plan and Supplementary Planning Guidance. The application is therefore recommended for approval.

RECOMMENDATION: Approve with conditions.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity.

Regulatory Committee 28/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0164/F

PROPOSAL: Proposed new dwelling.

LOCATION: 28 Elizabeth Way, Earls Barton, Northampton.

APPLICANT: Mr and Mrs Mckenzie.

This application is referred to the Regulatory Committee for determination due to receipt of an objection from the Earls Barton Parish Council and 4 no. neighbours.

PROPOSAL: As described above.

PLANNING HISTORY: WP/2004/0903/F New two storey dwellinghouse – refused.

The reasons on the refusal notice for the above are:

1. The proposal is considered to be contrary to policy GS5 of the Northamptonshire County Structure Plan and G1.1, G4.2, H2.2, H12.1 and H12.2 of the Borough of Wellingborough Local Plan because the proposed dwelling would result in an overdevelopment and incongruous appearance to the detrimental of the visual amenity of the street scene.

2. The local planning authority has not been able to assess the potential for contamination of the proposal site because the application was not accompanied by an Environmental Risk Assessment in accordance with Planning Policy Statement 23: Planning and Pollution Control Annex 2: Development of Land Affected by Contamination.

PLANNING POLICY: Northamptonshire County Structure Plan - GS5, H3 H6, H7. Borough of Wellingborough Local Plan - G1, H2, H8, H12, T10. Supplementary Planning Guidance – Parking, Planning Out Crime, Building Better Places. Planning Policy Statement 1; Delivering Sustainable Development. Planning Policy Guidance 3; Housing. Planning Policy Statement 23; Development on Land Affected by Contamination.

CONSULTATIONS: 1. NCC Highways – refer to NCC publication for highways advice. 485100 © Crown Copyright. All rights reserved. 485300 Borough Council Of Wellingborough: Licence No.100018694. Published 12/04/2005 852 264500 264500

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2. NCC Archaeology – no comment received.

3. Environmental Protection – considers that the Environmental Risk Assessment that has been submitted to consider the previous uses of the site and the potential for contamination is acceptable.

4. Department of Housing and Community Development – no objections.

5. Earls Barton Parish Council – object to the application and give the following reasons for opposing the scheme:

• Overdevelopment of the site. • Incongruous feature in the street scene to the detriment of the visual amenity of the area.

6. Neighbours - letters of objection have been received from occupiers of the following dwellings: 26, 30, 32 Elizabeth Way and 31 West Street, Earls Barton.

The concerns raised by the objectors are summarised below:

• Additional pressure for parking facilities • Proposal would result in more vehicular traffic and increased highway danger • Overdevelopment of the site • Out of character with the area • Opinion that size and impact of the development will be unbearable • Loss of light and privacy • Request that the site be visited by Local Councillors to clarify matters

ASSESSMENT: The site is the side garden of a semi-detached dwellinghouse that is currently occupied by a detached garage of some antiquity. The plot is slightly irregular in shape because it widens towards the rear boundary.

The dwelling most affected by the scheme is no. 30 Elizabeth Way which is an extended semi-detached property that is conspicuously set further back in its plot in relation to the proposed building. The elevation of no. 30 that directly faces the proposal has a utility room window together with a dining room window located further back on the elevation which is set in from the boundary by approximately 1.5m.

The dwellings to the east in Elizabeth Way, apart from the new development directly opposite, appear to have been developed contemporaneously as social housing and they display a traditional orientation and design with regular spaces between the buildings. The side garden area of the application plot marks the transition from the older development in Elizabeth Way to the newer dwellings running to the west.

Main issues and material planning considerations: • Compliance with policy requiring brownfield housing development • Effect on neighbours amenities • Compliance with policy regarding the visual amenity of the area 54 • Crime and disorder

Compliance with brownfield policy The site is brownfield in nature as defined by PPG3 and palpably within the built up confines of a limited development village. The proposal therefore is considered to accord with the elements of national guidance and development plan policies that specifically relate to achieving new housing development on previously developed sites on brownfield sites within the recognised confines of villages in the rural area.

Effect on neighbour’s amenities The issues raised by the objectors are noted but it is considered that the objections raised are not so substantive to withhold the granting of permission by way of detrimental effect on residential amenities for the following reasons:

• The proposed dwelling is located to the southeast of no. 30 which would undoubtedly be affected by some loss of light. Any loss of light however would not be throughout the day and is therefore considered to be insufficient to refuse on this basis. • The traffic and parking requirement generated by the development of a single dwellinghouse would not be sufficiently detrimental to withhold planning permission in the face of a no comment from the highway authority. • The plans show off street parking provision for the existing dwellinghouse in the front garden. Nearby residents are of the opinion that there is insufficient space for off road parking but the plan measures as 4.9m. from the front wall of the house to the highway. The Parking Supplementary Planning Guidance requires parking spaces to be 4.8m. in depth. Also PPG3 only requires 3 no. spaces to be provided in total for the existing and proposed dwellings and the plans illustrate 4 no. spaces. • It is accepted that there may be some loss of privacy for the occupiers of the no. 30 Elizabeth Way. This dwelling however is set back in its plot some way from the application building and this leads to the opinion that no undue loss of privacy will occur as a result of the development in what is an otherwise built up street frontage. • The massing impact of the proposal will not be overly detrimental due to the relative position of the proposed building in relation to no. 30. • With regards to village amenities one dwelling unit is not sufficiently large to instigate a section 106 agreement for additional amenity facilities in the village. • The other issues mentioned by the objectors e.g. asbestos removable, private property rights and noise during development are considered to be beyond the planning remit.

Visual amenity Policy GS5 of the structure plan together with policies G1.1, G4.2, H2.2 and H12.1 and 2 of the local plan all require new housing development to respect the design and appearance of the surroundings of the proposed development. The reasons for the previous refusal are stated above and it is accepted that the current proposal still illustrates the new dwellinghouse being built upto its eastern boundary but a gap is maintained at the side of the existing dwelling to the boundary. It is considered therefore that in this instance the revised scheme can be recommended for approval for the following reasons:

55 • The design of the dwelling would not present an incongruous feature in this part of Elizabeth Way because the direction of the ridgeline and its appearance are consistent with the new dwellings opposite and those to the east. • The position of the proposed dwelling on its plot which is set back from the front wall of no. 28 acts as a visual link to no.30 which is set back in its plot further still. • The set back will mitigate the site appearing as overdeveloped when it is viewed from the west and from the south.

Crime and disorder It is considered that there are no crime and disorder issues relevant to the determination of this application.

RECOMMENDATION: Approve with conditions.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced. The development shall be carried out in accordance with the approved samples unless otherwise agreed in writing by the local planning authority. 3. Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking or re-enacting that Order, the hereby approved dwelling shall not be extended without the consent in writing of the local planning authority. 4. Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking or re-enacting that Order, no windows shall be inserted into the flank elevations above first floor level, other than expressly permitted by this permission, without the consent in writing of the local planning authority. 5. The development shall be carried out in accordance with the amended plan(s) deposited with the local planning authority on 22nd March 2005.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of visual amenity. 3. To protect the residential amenity of occupiers of neighbouring dwellings. 4. In the interests of privacy. 5. To ensure that the development is carried out in accordance with the agreed amendments.

INFORMATIVE/S 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Northamptonshire County Structure Plan - GS5, H3 H6, H7 Borough of Wellingborough Local Plan - G1, H2, H8, H12, T10 56 Supplementary Planning Guidance - Parking, Planning Out Crime, Building Better Places Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Guidance 3; Housing Planning Policy Statement 23; Development on Land Affected by Contamination 2. The applicant is advised that this decision relates to the following drawing numbers received on the dates shown: Drawing Number: 04/113/02a Date Received: 22nd March 2005 3. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Area Maintenance Engineer, Northamptonshire County Council - Atkins, Highways Depot, Harborough Road, Brixworth, Northamptonshire, NN6 9BX, tel. (01603) 883400 prior to any construction/excavation works within the public highway.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0181/F

PROPOSAL: Proposed warehouse.

LOCATION: T S R Plastics Limited, Finedon Station Road, Finedon, Wellingborough.

APPLICANT: T S R Plastics Limited.

PROPOSAL: New warehouse building

PLANNING HISTORY: Various – most recent is: WP/2004/0837 New warehouse building – withdrawn.

PLANNING POLICY: Policies G1 and E6 of the Borough of Wellingborough Local Plan.

CONSULTATIONS: 1. Environment Agency – points out the proximity of a former landfill site which is thought to be unlikely to be producing landfill gas of a sufficient quantity to be hazardous and advises that the responsibility for safe development of this proposal lies with the applicant.

2. Isham Parish Council – awaited.

3. County Highway Authority – you should satisfy yourself as to the adequacy of parking accommodation available on the premises to serve the existing and proposed development.

4. Borough of Wellingborough, Landscape Officer – the planting between the site boundary and the proposed building is confined to two metres, consisting of a single row of silver birch inter-planted with hazel. The quantity of hazel needs to be defined. Contrary to what is shown on the plan it will not be possible to provide a bund in such a narrow strip of land. Although it would be preferable to have a wider planted area this should provide reasonably effective screening. The applicant was going to explore the possibility of planting on the adjacent railway land, but this has evidently come to nothing. There has been some natural regeneration already and if the birch establish successfully they are likely to help colonisation process.

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Slope D 58 5. Third Parties – a. one letter received on behalf of the residents of Finedon Station Road objecting to the application on the grounds of increased risk to highway safety, noise and light pollution plus implications of developing in the flood plain. b. A letter received from the adjacent property (Station Farm). This does not object to the proposal but is concerned about the height. It is suggested that the only way to lessen the impact of the warehouse is to reduce the ground level and make the finished floor level the same as the adjacent existing warehouse.

ASSESSMENT: This is an amended proposal for a warehouse in an area defined in the adopted Borough of Wellingborough Local Plan as ‘open countryside’ but within the curtilage of an existing industrial site. This application is made following the withdrawal of an earlier proposal because it was considered to be too intrusive in the surroundings.

Policy E6 of the Local Plan normally does not allow new commercial development in such locations. However, there is scope for an exception to be made to this for sensitively located extensions within the curtilages of existing sites providing no material intensification of use results.

In connection with the previous application, the applicant advised that he is currently having to store packaging materials on lorry trailers in his car park. This material frequently gets wet and damp and there are also problems of unloading it in the winter in poor lighting conditions and the cold. He proposes to store this material in the new warehouse building instead. On this basis, no material intensification of use on the site will result. Accordingly, the concerns of the nearby residents about traffic, noise and light pollution are not seen as sufficient to justify refusing the application. Furthermore, the use of the building for purely warehouse purposes can be controlled by planning condition.

The proposal is, however, for a free standing building and not an extension as suggested by the Policy to be acceptable. The lorry trailers that are used for storage at present are unsightly and the use of a building is considered, in principle, to be a better alternative.

This latest proposal has been reduced in height compared to the earlier proposal that was withdrawn and also has made provision for a 2 metre wide landscaping strip to the rear of it to enable screening as opposed to a 1 metre strip in the earlier programme. This landscaping can be secured by condition. The proposed building is to be located in a gap between an existing building closer to the front of the site and a pair of sprinkler tanks. The main buildings are then just behind the sprinkler tanks. The warehouse will be no higher than the sprinkler tanks. There is also a landscaped bund along the front of the site to help with screening.

Overall, this latest proposal is seen to be a better solution compared to the present storage arrangements and, as a result of the improvements made since the last application, will not intrude into the surroundings to an extent that is sufficient to justify its refusal.

Finally, in response to the concerns about the flood plain, the Environment Agency has not objected to the application. Furthermore, the Council’s latest records do not 59 show the site to be in the flood plain. On this basis, it is considered that the application cannot be refused on the grounds of its impact on the flood plain.

RECOMMENDATION: Approve subject to conditions.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. The premises shall be used only for purposes within Class B8 of the schedule to the Town and Country Planning (Use Classes) Order 1987 or any provision equivalent to that Class in any Statutory Instrument revoking or re-enacting that Order. 3. Provision shall be made for the parking, turning, loading and unloading of vehicles within the site in accordance with the submitted plans. The areas so provided shall be laid out and surfaced to the satisfaction of the local planning authority before the premises are occupied and shall be permanently set aside and reserved for the purpose. 4. Details of all proposed external facing materials including window frames, doors and drainage pipes shall be submitted to and approved by the local planning authority prior to the commencement of construction work on site. 5. The site shall be landscaped and planted with trees and shrubs in accordance with a comprehensive scheme which shall be submitted to and approved by the local planning authority before the development is commenced. The scheme shall be implemented concurrently with the development and shall be completed not later than the first planting season following the substantial completetion of the development. Any trees and shrubs removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by trees and shrubs of similar size and species to those originally required to be planted or other species as may be agreed.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity and to ensure that effective planning control is retained by the local planning authority. 3. To ensure that adequate parking facilities are maintained. 4. In the interests of visual amenity. 5. In the interests of visual amenity.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0191/O

PROPOSAL: Single storey dwelling in rear garden to include access.

LOCATION: In rear garden, 12 Easton Way, Grendon, Northampton.

APPLICANT: Mr M Carroll.

PROPOSAL: Outline application for 1 dwelling at the rear of an existing property.

PLANNING HISTORY: Various - most recent: WP/2004/0172 Outline application for 1 dwelling at the rear of an existing property -withdrawn.

PLANNING POLICY: Policies G1, G4 and H3 of the adopted Local Plan.

CONSULTATIONS: 1. Grendon Parish Council – objects on the grounds that this application would set a precedent by not being compatible with the characteristics of the site and its surroundings, historically.

The dwellings on Easton Way and on The Knoll were so designed to be at the front of their plots and their gardens at the back forming the boundary. The proposal would appear to be too long for the site (3/4 bedroom dwelling). The proposed dwellings would move associated noise and disturbance nearer to the boundary of other properties to the south, north and west of no.12, therefore changing the present environment. Increase traffic onto Easton Way could be a problem. The proposal is outside the housing targets set out in the Northamptonshire County Structure Plan 1996-2016 (SP).

2. Borough Council of Wellingborough, Environmental Health – recommends that the applicant provides an Environmental Risk Assessment to address potential contamination of the site prior to any approval.

3. County Highway Authority – as a shared private drive the means of access to the site of the proposal must be 4.5m wide for a distance of 10m from the highway boundary. To prevent loose material being carried onto the public highway the first 5m of the drive is to be hard-paved. Any works required to be carried out to widen the existing vehicular crossing must comply with the O

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4. Third Parties – one letter of objection (2 The Knoll) advising that the proposal is not compatible with the site and surroundings. This development would change the historical planning of properties in Easton Way and the boundaries with The Knoll whereby dwellings are placed towards the front of the land and gardens meet to form the back boundary. The dwelling and garage would be close to their boundary and there is no mention of a concrete garage which is at present close to this point.

ASSESSMENT: This is an outline application for a single dwelling on land comprising part of the rear gardens of numbers 12 and 14 Easton Way, Grendon. It is located on land within the Village Policy Line for that settlement as defined in the adopted Borough of Wellingborough Local Plan.

Policy G1 of the Local Plan accepts development of this nature providing that it does not have an adverse effect on its surroundings.

In addition, Grendon is regarded as a Restricted Infill Village in the Local Plan. Policies G4 and H3 of the Local Plan allow single dwellings in the village in the form of infilling within the Village Policy Line provided that the development does not have an adverse effect on the size, form, character and setting of the village and its environs.

Paragraph 3.14 of the Local Plan defines ‘infilling’ for the purposes of Policy H3 as the ‘filling of a small gap……….. in an otherwise built up frontage’.

Related to the above, paragraph 3.16 of the Local Plan advises that, in considering proposals of this nature, the building of a new dwelling behind another (known as ‘tandem’ development) is usually unsatisfactory. This is because of the resultant disturbance and lack of privacy to the front property and an inadequate access to serve the rear dwelling.

In this case, the proposed site involves the development of land to the rear of two dwellings with an access running between them. This does not comprise ‘infilling’ as defined above and is contrary to the existing pattern of development in this part of the village. Furthermore, it is considered that the construction of a dwelling here and the use of an access running alongside the rear gardens of the two properties in front will be detrimental to their amenities.

A similar application was withdrawn last year following concerns on the above grounds. No information has been forthcoming with this application which justifies why the proposal should now be acceptable. The planning application should therefore be refused.

RECOMMENDATION: Refuse.

1. The proposed development would be contrary to Policies G4 and H3 of the Borough of Wellingborough Local Plan in that, if permitted, it would result in development of land that does not amount to infilling of a small gap in an otherwise built up frontage and would not conform to the existing pattern of 62 development in this part of the village. 2. The proposal is contrary to Policy G1.2 of the Borough of Wellingborough Local Plan in that it would have an adverse effect on the amenities of neighbouring properties by means of disturbance as a result of the proposed access and overlooking.

POLICY G1

PROPOSALS FOR DEVELOPMENT WILL NORMALLY BE GRANTED PLANNING PERMISSION WHERE THE DEVELOPMENT:

POLICY G4

IN THE LIMITED DEVELOPMENT AND RESTRICTED INFILL VILLAGES DEVELOPMENT WILL BE GRANTED PLANNING PERMISSION, SUBJECT TO MORE SPECIFIC POLICIES REGARDING INDIVIDUAL SITES AREAS OR USES, IF IT:

1. IS WITHIN THE VILLAGE POLICY LINES, AS DEFINED ON THE PROPOSALS MAP;

2. WILL NOT, EITHER INDIVIDUALLY OR CUMULATIVELY WITH OTHER PROPOSALS, HAVE AN ADVERSE IMPACT ON THE SIZE, FORM, CHARACTER AND SETTING OF THE VILLAGE AND ITS ENVIRONS.

LIMITED DEVELOPMENT VILLAGES ARE: EARLS BARTON; FINEDON AND WOLLASTON

RESTRICTED INFILL VILLAGES ARE: BOZEAT; ECTON; GREAT DODDINGTON; GREAT HARROWDEN; GRENDON; HARDWICK; IRCHESTER; ISHAM; LITTLE HARROWDEN; LITTLE IRCHESTER; MEARS ASHBY; ORLINGBURY; SYWELL EXCLUDING THE OLD VILLAGE; AND WILBY.

63 POLICY H3

WITHIN THE RESTRICTED INFILL VILLAGES, SMALL SCALE RESIDENTIAL DEVELOPMENT WILL BE PERMITTED WITHIN THE VILLAGE POLICY LINES PROVIDED THAT THE PROPOSAL:

1. INVOLVES A SITE ALLOCATED FOR HOUSING ON THE PROPOSALS MAP; OR

2. WILL HAVE NO ADVERSE IMPACT UPON THE SIZE, FORM, CHARACTER AND SETTING OF THE VILLAGE AND ITS ENVIRONS; AND

3. WILL, WHERE APPROPRIATE IN THE CONTEXT OF CRITERION 2, CONSIST OF A SMALL GROUP OF DWELLINGS OR INFILLING OR THE REDEVELOPMENT OR CONVERSION OF EXISTING BUILDINGS. 64

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0196/O

PROPOSAL: New swimming pool and fitness centre with associated facilities.

LOCATION: Wellingborough Borough Council Depot, Cannon Street, Wellingborough.

APPLICANT: Borough Council of Wellingborough.

This application has been referred to the Regulatory Committee for determination because the Borough Council of Wellingborough is the applicant.

PROPOSAL: Outline application for a new swimming pool and fitness centre with associated facilities; the siting and access are to be determined at this stage.

PLANNING HISTORY: Recorded planning history of a Council Municipal Depot on the site dating from 1963.

PLANNING POLICY: Northamptonshire County Structure Plan - GS5, RT1, TCR1. Borough of Wellingborough Local Plan – C10, G1, G22, L4, T3, T5, T7 and T9. Supplementary Planning Guidance – Building Better Places, Planning Out Crime and Parking. Planning Policy Statement 1; Delivering Sustainable Development. Planning Policy Guidance 13; Transport. Planning Policy Guidance 17; Planning for Open Space, Sport and Recreation.

CONSULTATIONS: 1. Environmental Protection – verbally requested that an Environmental Risk Assessment be submitted prior to development commencing to address the potential for contamination of the site.

2. Environment Agency – no comment received at time of writing the report.

3. Anglian Water – letter received on 7th April 2005 stating that Anglian Water would be able to respond in approximately three weeks.

4. Transco – no comment received at time of writing the report.

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TCB 5 2 65 5. Central Networks – no objection but makes comments regarding the close proximity of its apparatus together with Health and Safety issues.

6. Northants Police Community Safety Officer – no written comment received at time of writing the report but has verbally suggested that the Council seeks the Safer Car Park Award.

7. NCC Built and Natural Environment – no comment received at time of writing the report.

8. Wellingborough Civic Society – no comment received at time of writing the report.

9. Wellingborough Town Centre Partnership - no comment received at time of writing the report.

10. NCC Highways – does not object to the proposal but makes suggestions regarding the access arrangements for the site.

11. Sport England – no comment received at time of writing the report.

12. Wellingborough Amateur Swimming Club – no comment received at time of writing the report.

13. Amateur Swimming Association – no comment received at time of writing the report.

14. Wellingborough Council Leisure Services – no comment received at time of writing the report.

15. Wellingborough Council Housing and Community Development - no comment received at time of writing the report.

16 Neighbours – letter of objection has been received from the occupier of 5 Thomas Street. The writer state the following reasons for the objection:

• Opinion that the development in on the wrong site and that a new swimming pool could be built in Croyland Road. • Belief that the swimming pool is too small and could be larger if the fitness centre was to be deleted. • Access difficulties in Thomas Street due to parking. • Noise at the weekends from cars and buses. • Residents living opposite the site entrance should be entitled to secondary double glazing.

A letter of support has been received from the occupier of 29 Thomas Street. The writer considers that the proposed swimming pool will be of benefit to the town and also comments that the visual amenity of the area will be improved by the new building.

ASSESSMENT: Site description The application site is the Council’s municipal depot which is located on the edge of the town centre as defined by the Borough of Wellingborough Local Plan. The site 66 slopes generally down from the north to the south and it displays a range of buildings and structures that have been developed over the years to facilitate its depot use. On the eastern boundary is a collection of buildings that exhibit both flat and pitched roofs; the tallest of which is approaching 5m in height and built upto the boundary. Also on this boundary are examples of corrugated tin fences topped by barbed wire. Beyond the eastern boundary is a terrace of dwellings in York Road that have a variety of outbuildings, boundary treatments and planting in their back gardens that average 12m in length. At the northeast corner of the site is an end of terrace dwelling that is in Thomas Street and it has a blank flank wall that faces the existing depot. To the south is a vacant site, club premises and The Cannon Public House. On the western boundary is a public toilet and an electricity primary sub station. Adjoining to the north is the existing Thomas Street Car Park with predominantly terraced dwellinghouses beyond. Although the principal land use to the north and east is residential elsewhere the area could reasonably be described as mixed use with retail, club and A3 uses all being evident nearby.

Main Issues and Material Planning Considerations: • Compliance with policy • Effect on the visual amenity of the area • Traffic and parking • Effect on the amenities of occupiers of nearby dwellings • Crime and disorder

Compliance with policy The proposal is considered to comply with elements of development plan policy and Government guidance with respect to enhancing the provision of sporting facilities within the Borough. With regards to town centre policy TCR1 contained in the County Structure Plan it is considered that the proposal is in accord with a leisure use of a brownfield site in the proposed location. With regards Policy C10 of the Borough Council of Wellingborough Local Plan it is reproduced below for ease of reference:

POLICY C10

PLANNING PERMISSION FOR DEVELOPMENT WITHIN THE MIXED USE AREAS BEYOND THE TOWN CENTRE CORE WILL ONLY BE GRANTED IF IT WOULD NOT RESULT IN:

1. SUBSTANTIAL CONFLICT WITH SURROUNDING USES OR ADVERSE IMPACT UPON THE AMENITY OF ADJOINING RESIDENTIAL AREAS;

2. A CONSEQUENT LACK OF OPPORTUNITY FOR A BROAD RANGE OF USES TO BE ACCOMMODATED WITHIN THESE MIXED USE AREAS AS A WHOLE;

3. SUBSTANTIAL CONFLICT WITH THE STRATEGY OF CONCENTRATING MOST RETAIL USES IN THE TOWN CENTRE CORE AREAS; OR

4. SUBSTANTIAL INCREASES IN ON-STREET PARKING.

Criterion 1 of Policy C10 It is considered that replacing a municipal depot with a public swimming pool will not result in substantial conflict with surrounding users or adversely impact on nearby 67 residential occupiers which is discussed more fully below. It could be the case that any increased footfall in the area as a result of the swimming pool will be of benefit to the businesses in the locality.

Criterion 2 of Policy C10 It is considered that the swimming pool will increase the range of uses in this already mixed use area.

Criterion 3 of Policy C10 The proposal will not conflict with the intention of directing most retail uses to the town centre core area.

Criterion 4 of Policy C10 It is considered that the proposal will not result in a substantial increase in on street parking and this issue is discussed below in greater detail.

It can be seen from the above that there is no material conflict with any development plan policy appertaining to the town centre that would be a justifiable reason for withholding permission for the development.

Effect on the visual amenity of the area As mentioned above the site is situated on the edge of the town centre and the final design of the proposal therefore needs to reflect its important location at the gateway to the centre of the town when it is approached from the north. The existing buildings and structures on the site reflect its use and it is considered that they are of no particular architectural merit and also do not add any quality to the visual amenity of the street scene. The application is in outline form and the sketches that accompany the application are indicative only but it is considered that there is no reason why any submission for approval of reserved matters cannot make an architectural statement that contributes positively to the visual amenity of the street scene locally and the town centre in general.

Traffic and parking The floor area of the development is approximately 3200m2 and the maximum number of off road car parking spaces required by the Parking Supplementary Planning Guidance (SPG) is 145 and the SPG also sets out the requirement for 42 bicycle spaces. The plans illustrate 111 no. car parking spaces and in addition there are 4 family parking spaces, 5 disabled spaces and 17 motorcycle spaces proposed. The plans also show provision for 40 bicycle spaces. It should be noted that the number of car parking spaces in the SPG is expressed as a maximum figure and it is considered that the number of car parking spaces that will be provided is adequate in an edge of town centre location that is relatively close to bus stops and which also allows for access by its users by way of bicycle or on foot.

A traffic assessment has accompanied the application that identifies that the nearby road junctions have adequate capacity to serve the proposed development and the Highway Authority has not opposed the scheme. With regards the comments that have been made by the Highway Authority it is considered that they have been addressed by the submission of the amended plans that were received on 7th April 2005. The Highway Authority has been reconsulted with the amended plans and if it has any further comments to make they will be reported to the Committee via the late letters procedure.

68 It can be concluded from the above that there are no reasons on highways grounds to decline the application.

Effect on the amenities of occupiers of nearby dwellings It is considered that there are three principal issues that could possibly affect the quality of the residential amenities that are currently enjoyed by occupiers of nearby dwellings; namely noise, loss of light and impact of the building.

With regards to noise this issue can be refined into two possible noise generators. The first is the potential noise emanating from inside the building due to the activities occurring within the building itself together with plant and equipment and the second is the noise from vehicular traffic movements.

With regards the sound from inside the building it is considered that noise from this source can be effectively minimised by the sensitive location of the entrance, plant and equipment and a building design that ensures that there are no openings facing nearby residential occupiers sufficient to allow harmful levels of noise migration.

Part of the site is already an existing car park and it is accepted that residents in Thomas Street and Cannon Street may experience some increased level of disturbance due to the extra vehicular movements associated with the proposal. It is considered however that the extra movements that have been identified in the traffic assessment that accompanies the application which will be over and above the current usage of the car park indicate that any additional disturbance will be insufficient to warrant withholding the planning permission. The dwellings in York Road have been described above and the plans in this location show an indicative mitigating landscaping scheme which can be implemented by way of the reserved matters condition. In the middle of the site at the southern end of the proposed building is a service yard in which the type and size of vehicles using it will not be dissimilar to those that currently use the depot site.

The current site is host to a variety of vehicles including many HGV’s which start operating from 6:00 a.m. and sometimes do not return to the site until 7:30pm, although their point of access is adjacent to the Cannon Public House. It is accepted that the type and times of vehicular traffic accessing the site will alter as a result of the development but it is considered that any harmful effects on the standards of amenity that occupiers of nearby dwellings currently enjoy will not be so detrimental by way of noise to justify refusing the proposal. It is considered prudent however to suggest a condition that requires the submission of a noise assessment prior to development commencing to identify the potential sources of noise emissions and the necessary remediation measures.

With regards potential loss of light the most affected occupiers will be those who reside in dwellings that are adjacent to the site in York Road and Thomas Street. The buildings that sit on the eastern boundary already cast a shadow towards the adjacent dwellings in the late afternoon and evening. The siting of the proposed building is illustrated as being set in from the boundary of the site by approximately 3.5m and it is considered that the effect on the quality of the light that is currently received by adjacent residents can be adequately assessed at the approval of reserved matters stage. It is further considered that the existing back walls of the existing buildings combined with the corrugated tin and barbed wire do not have a pleasing appearance and the replacement boundary treatment will be controlled by way of the reserved matters condition.

69 The visual impact of the building will not necessarily be overbearing for nearby occupiers due to the condition which requires the submission of a landscaping and the design of the building which will be a visual improvement on the existing structures and building that are on the site.

Crime and disorder The Northants Police Community Safety Officer has not objected to the proposal and the applicant has been requested to consider gaining the Safer Car Park Award to ensure that users of the car parks will have the benefits of designed in security at the earliest stages of construction.

RECOMMENDATION: Approve with conditions.

1. Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than whichever is the later of the following dates: (a) the expiration of five years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. 2. Before any development is commenced, detailed plans, drawings and particulars of the design, drainage and external appearance of the proposed development together with detailed landscape scheme and screen walls/fences shall be submitted to and approved by the local planning authority and the development shall be carried out in accordance therewith. 3. Before development is commenced an Environmental Risk Assessment (ERA) to assess the potential for contamination of the site shall be submitted to the local planning authority. Should the ERA reveal that the site is subject to contamination a scheme for its remediation shall be submitted to the local planning authority and approved in writing. The approved remediation scheme shall be implemented and completed to the satisfaction of the local planning authority before the dwellings are first occupied. 4. Before development is commenced a Noise Assessment shall be submitted to the local planning authority. The development shall be carried out in accord with the recommendations of the Assessment unless otherwise agreed in writing by the local planning authority. 5. Before development is commenced a traffic control scheme to regulate the access onto Cannon Street shall be submitted to the local planning authority and approved in writing. The approved scheme shall be implemented before the development is first brought into use and shall be retained to the satisfaction of the local planning authority unless agreed otherwise in writing by the local planning authority. 6. The development shall be carried out in accordance with the amended plan(s) deposited with the local planning authority on 7th April 2005.

Reasons: 1. Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990. 2. To secure satisfactorily planned development. 70 3. In the interests of assessing any potential contamination of the site and to implement the necessary remediation measures. 4. In the interests of protecting the amenity of occupiers of nearby dwellings. 5. In the interests of highway safety. 6. To ensure that the development is carried out in accordance with the agreed amendments and in the interests of highway safety.

INFORMATIVE/S 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Northamptonshire County Structure Plan - GS5, RT1, TCR1 Borough of Wellingborough Local Plan - C10, G1, G22, L4, T3, T5, T7 and T9 Supplementary Planning Guidance - Building Better Places, Planning Out Crime and Parking Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Guidance 13; Transport Planning Policy Guidance 17; Planning for Open Space, Sport and Recreation 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Numbers: 03 05 RevA, 03 06 RevA, 03 07 RevA Date Received: 7th April 2005 3. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Area Maintenance Engineer, Northamptonshire County Council - Atkins, Highways Depot, Harborough Road, Brixworth, Northamptonshire, NN6 9BX, tel. (01603) 883400 prior to any construction/excavation works within the public highway. 71

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0217/F

PROPOSAL: Change of use from vacant shop (A1) to a bookmakers office (A2).

LOCATION: Unit 36, Olympic Way, Wellingborough.

APPLICANT: Sean Quirke.

PROPOSAL: Change of use from vacant shop to bookmakers.

PLANNING HISTORY: Most recent:- WP/2001/0331 Change of use to takeaway – refused and upheld on appeal WP/2003/0259 Change of use to bookmakers – refused and upheld on appeal.

PLANNING POLICY: Policy S6 of the adopted Borough of Wellingborough Local Plan.

CONSULTATIONS: No replies received at the time of writing this report.

ASSESSMENT: This proposal relates to a vacant shop unit in the Olympic Way Local Centre. There are a total of 5 units in this centre. It was formerly used as a newsagents. The other 4 units comprise a supermarket, chemists and 2 takeaways.

Policy S6 of the adopted Local Plan seeks to ensure retail (A1) units remain the dominant use in Local Centres such as this. The aim of this is to serve the needs of nearby residents especially the elderly, infirm and those without access to a car.

If this proposal is allowed it will mean that 3 of the 5 units in the Local Centre will be in non-A1 retail use. This will be contrary to the aims of Policy S6.

Previous proposals for a takeaway (in 2001) and bookmakers (in 2003) have been refused on this ground and the decisions were upheld on appeal.

At the time of the last appeal in late 2003, the property had been vacant in excess of 2 years. Over a year has passed since then and the property is still vacant. The property has therefore now been empty for over 3 years. Clearly, it is not in the interests of the vitality and attractiveness of the Local Centre to have a unit that is constantly vacant. T H IR L M E

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2 2 3 7 Foot

8 Bridge

The Eagle

9 Slope 7 (PH)

Slope 9

1 2

682 1 682

3 Slope 7 5

9 OL YM P IC

A 7

9 Y

3 1

5 96.4m 6 2 7

9 28

1 1 3 3 4 6 5 2 2 1 3 4 3 0 36

2 6

Sylvanus 1 House 8

7 3

5 1

1 4

1 0

3 4

7 1

3 3

9 2

7 2 Slope 3 1

Y A W 268100 1 268100N IL K 487400 487600 875 9

Scale 1:1250 7 6 95.5m 72

It is also considered that if an A1 use has not been attracted in this timescale it is extremely unlikely that one will now be found. Related to this, it is noted that the supermarket appears to be well stocked and sell most items people would need on a daily basis including newspapers. There is also a chemists next door which provides an additional facility. Accordingly, if the unit subject to this application is allowed to be used for a non-retail purpose, local people would still have good shopping facilities.

In view of this, it is considered that other uses now need to be considered as an alternative to the unit remaining vacant.

The use proposed in this case is seen to be preferable to a takeaway use as was applied for in 2001. This is because there are already 2 takeaways in the Local Centre and these units tend to conduct most of their trade in the evenings. The current proposal would conduct most of its trade during the day time and would also prevent takeaways dominating the uses in the centre.

Finally, we have been advised of the possibility of one of the existing takeaways also changing to a book makers. This would not require planning permission as an A3 use can change to A2 under the terms of the General Permitted Development Order. Therefore, from a planning point of view, cannot be prevented from happening. Clearly, the Local Centre is unlikely to be able to support two facilities of this nature. However, if this occurs, it is for the commercial market to decide which, if any, proposal continues. This is not seen to be a reason for refusing this planning application.

On balance, it is considered to be in the best interests of the Local Centre to allow an exception to Policy S6 and allow this proposal.

RECOMMENDATION: Approve.

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

Reason: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

FOR INFORMATION

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/1999/0272/C

PROPOSAL: Modification to planning permission BW/92/246/C and WP/97/532/C.

LOCATION: Nene Valley Waste Limited, Carrol Spring Farm, Sidegate Lane, Wellingborough.

APPLICANT: Nene Valley Waste Limited.

NOTE: This application was reported to Development Control Sub-Committee 1st December 1999 the following was resolved:

That Members raise no objection to the Environmental Statement.

These views were forwarded to the County Council and they have now advised that they have granted permission for this development subject to the following:-

THIS PLANNING PERMISSION SUPERSEDES PLANNING PERMISSIONS BW/92/246C WP/94/28C, WP/95/74C and WP/97/532

Scope of Planning Permission

1a) The materials to be landfilled shall be confined to

(i) Domestic, commercial and industrial waste within the area of planning permission BW/92/246C as indicated on the application Plan A to Planning Application -Application Areas and Adjoining Interests (Drawing No. MSIDLO.DRG dated March 1998) received by this Authority on 12th May 1999 (copy attached to this permission) and (ii) inert materials within the application boundary as shown on Plan A to Planning Application - Application Areas and Adjoining Interests (Drawing No. MSIDLO.DRG dated March 1998) received by this Authority on 12th May 1999

1b) Any clays extracted in connection with this development shall be used solely for on-site engineering operations within area BW/92/246C.

Access and Highway Safety

2a) The sole vehicular access to the site for the development hereby permitted shall be limited to the existing access from Sidegate Lane as shown on the 74 application Plan A to Planning Application - Application Areas and Adjoining Interests (Drawing No. MSIDLO.DRG dated March 1998) received by this Authority on 12th May 1999. This access shall be maintained in accordance with present standards.

2b) No vehicle shall enter the public highway unless its wheels and chassis are cleansed of mud and debris.

2c) All vehicles transporting materials in connection with this development shall be adequately sheeted.

Landfill Gas and Leachate Control

3. Any modifications to the details of the location and design of the proposed leachate pretreatment/holding lagoons, gas wells and collection systems, gas flare and pump, gas utilisation generators and buildings and associated fencing of the secure compound which have been submitted to and approved in writing by the County Planning Authority, shall be the subject of further approval by the County Planning Authority.

Soil Handling, Storage and Bunding

4a) Prior to tipping operations taking place all suitable topsoil shall be stripped from the landfilling area and stored separately for re-use.

4b) Prior to tipping operations taking place all suitable subsoil shall be stripped from the landfilling area and stored separately for re-use.

4c) All operations referred to in (a) and (b) of this condition shall be undertaken during suitable, dry weather conditions. During period of uncertain weather conditions, operations shall be undertaken in stages with breaks during wet spells.

4d) The stored materials shall be sown with grass seed or sprayed with herbicides to prevent weed accumulation.

5a) All topsoil and subsoil stripped and stored in accordance with Condition 5 of this permission shall be placed at locations to be agreed in writing by the County Planning Authority.

5b) Topsoil storage shall be confined to bunds not exceeding 3 metres in height.

5c) Subsoil storage shall be confined to bunds not exceeding 5 metres in height.

Hours of Working

6. Except as may otherwise be agreed in writing by the County Planning Authority, the development hereby permitted and all operations relating thereto shall be restricted to between the hours of 7.00am and 6.00pm Mondays to Fridays and 7.00am and 1.00pm on Saturdays with no such operations taking place on the site on Sundays or Public Holidays. The use of the site for the receipt of Civic amenity waste shall be permitted between the hours of 7.00am and 6.00pm Mondays to Fridays and 8.00am and 4.00pm on 75 Saturdays, Sundays and Public holidays.

Dust

7. Suitable measures shall be adopted to ensure that dust generation on site is kept to a minimum including the use of waste spray facilities in periods of dry weather.

Noise Suppression

8a) The monitoring of noise levels at the noise sensitive properties (Finedon Top Lodge Farm, Carrol Spring Farm and Ryebury Farm) adjacent to the site shall continue to take place and the results of the noise monitoring shall be submitted to the County Planning Authority in accordance with details to be agreed in writing by the County Planning Authority.

The Laeq (30 minutes) noise levels at the noise sensitive properties shall not exceed an increase in 10 dBA above ambient noise levels during working hours. Should the agreed maximum specified level be exceeded the operator shall immediately implement remedial measures to rectify the situation and the County Planning Authority shall be notified in writing of the remedial measures undertaken.

If the levels continue to exceed the maximum specified noise level and subsequent written notice is given by the County Planning Authority then all operations on site shall cease within 2 days of such a written notice. No operations shall re-commence on site until a programme of remedial action has been agreed in writing by the County Planning Authority.

8b) Except as may otherwise be agreed in writing by the County Planning Authority all equipment and machinery shall be fitted with silencers where appropriate or have baffles or be maintained so as to reduce noise to a minimum. Trees and Hedgerows

9. Operations at the site shall be controlled to ensure no disturbance to, and the retention of all existing trees, hedgerows, shrubs and other vegetation on the boundaries of the site. Accordingly, no landfilling operations or other associated activities shall take place within three metres of any such hedgerow or seven metres of the bole of any such tree adjacent to the site.

Limits and Infilling

10. A survey of levels shall be carried out and submitted to the County Planning Authority at not less than 12 months intervals starting from the date of this permission until such time as the site is fully restored.

Phasing of Works

11. Except as may otherwise be agreed in writing by the County Planning Authority, landfilling operations shall be phased in accordance with the revised phasing scheme Plan C to Planning Application – Phasing Plan (Drawing No. MSIDLO.DRG dated March 1998) received on 12th May 1999. 76

Buildings

12. Details of any ancillary buildings showing their location, colouring and any screening shall be submitted to and approved in writing by the County Planning Authority prior to their erection.

Landscaping and Restoration

13. Except as may otherwise be agreed the landscaping and restoration scheme shall be in accordance with the submitted landscaping plan dated 27 June 1997 and received by this Authority on the 1 July 1997.

14. Any trees or shrubs which die or for any reason fail to become established within five years of planting shall be replaced during the following planting season with trees or shrubs of a similar size and species to those originally required.

15. Following the completion of landfilling operations the site shall be capped and provision made for landfill gas control in accordance with the Waste Management Licence.

16. The area landfilled shall be progressively restored and the final layer of the tipped area shall be covered as landfilling proceeds to a depth of not less than one metre. This one metre covering shall be kept free of materials likely to interfere with final restoration and subsequent cultivation and not less than the top 300mm of this covering shall be composed of topsoil stripped and stored in accordance with Condition 5(a) of this permission or other suitable soil-like material. The remaining covering materials shall comprise the subsoil stripped and stored in accordance with Condition 5(b) of this permission and other suitable material as necessary, spread in their correct sequence.

17. The final levels shall be in accordance with the contour plan (Proposed Pre- Settlement Levels, Drawing No. 9857/9/A3 dated September 1999 sic) received on the 6th April 1999, and shall conform with the contours of the surrounding land, with natural drainage to the perimeter of the site without backfalls or ponding. Upon the completion of the landfilling and grading operations the area shall be ripped (rooted) to relieve compaction and any stones or other materials which would impede subsequent agricultural cultivation, shall be removed or buried on site to a depth of not less than one metre.

18. Upon completion of the works referred to in Condition 17 above the site shall be left in a clean and tidy condition and sown with a suitable grass seed mixture to establish a long term ley. (see informative 3 attached to this permission).

19. Any ditches, fences, gates, field drains or water supplies disturbed during the operations, shall be made good where necessary and any further ditches, fences, gates, field drains or water supplies shall be provided on reinstatement for good husbandry.

77 20. Except as may otherwise be agreed in writing by the County Planning Authority, within one year after the completion of the landfilling operations or that date referred to in Condition 21 of this Permission, whichever is the sooner:-

a) the vehicular access route shall be reinstated to that of a normal agricultural access incorporating any agreed modifications to the fencing and hedging.

b) all fixed and mobile plant, machinery, structures, buildings, foundations and internal haul roads on the application site shall be removed and the land reinstated in accordance with the restoration conditions of this planning permission.

End Date

21. The development hereby permitted shall cease no later than 31st March 2008 (Twenty hundred and eight) within Area A on Plan WP/99/272C and no later than 31st December 2002 (retrospective) within Area B on Plan WP/99/272C and the site shall be reinstated in accordance with the conditions of this permission provided that, if within this period the landfilling of materials is completed, the conditions of this permission relating to restoration and aftercare shall be carried out forthwith.

Aftercare

22. An aftercare scheme, requiring that such steps as may be necessary to bring each phase of the land restored under condition 13 to the required standard of use for agriculture, forestry or amenity shall be submitted for approval of the County Planning Authority not later than the completion of the landfilling operations and thereafter implemented as approved.

The reasons for the conditions are:-

1. To specify the range of wastes permitted to be deposited and the scope of this planning permission. 2. To safeguard the interests of users of the highway. 3. To retain control over the detailed appearance and treatment of these proposals, in the interests of the amenity of the area and of nearby residents. 4. To enable the reinstatement of insitu soils once landfilling has finished so as to return the land to its original agricultural characteristics. 5. To safeguard the visual amenities of the vicinity and enable satisfactory restoration to agricultural use. 6. To ensure that working on site is carried out within reasonable hours so as to avoid disturbance to nearby residential properties. 7. To safeguard the local environment and protect the amenities of local residents from unreasonable dust levels. 8. To minimise the noise disturbance to local residents and to ensure that plant, equipment and machinery is adequately sound-proofed in the interests of the amenities of local residents. 9. To ensure the enhancement of the development through the retention of existing natural features by safeguarding their health and stability. 10. To ensure the proper restoration of the site in accordance with the submitted plans. 11. To ensure that landfilling is carried out progressively and in an orderly 78 manner. 12. To ensure that the County Planning Authority retains control of the location, erection, appearance and removal of buildings and foundations in the interests of amenity. 13. To improve the appearance of the site in the interests of visual amenity and to advise the County Planning Authority of any significant development on site. 14. To ensure as far as possible the maintenance of the approved planting and landscaping scheme. 15&16.To ensure the proper restoration of the site within a reasonable time in a progressive and orderly manner in the interests of local amenity and to advise the County Planning Authority of any significant development on site. 17. To safeguard the environmental and visual amenities of the area. 18. To safeguard the visual amenities and agricultural characteristics of the area. 19&20.To ensure that the County Planning Authority retains control of the removal of fixed and mobile plant, machinery buildings and foundations in the interests of amenity. In the interests of highway safety and visual amenity. 21. To specify the dates when the conditions of this permission shall have been fully implemented and to enable the County Planning Authority to reconsider the position at the end of the periods stated. 22. To comply with the requirements of Schedule 5 of the Town and Country Planning Act 1990 and to ensure that the restored land is correctly husbanded and to bring the land to the standard requirement for agriculture, forestry or amenity use.

INFORMATIVES

1. The Development Plan Policies relevant to this planning decision are:- Northamptonshire County Structure Plan 1996-2016, Policies W1 and W3.

2. The development shall be undertaken and security sum payments shall continue to be made in accordance with the terms of the Agreement under Section 106 of the Town and Country Planning Act 1990, dated the 20th April 1995, between Northamptonshire County Council and Nene Valley Waste Limited in the matter of landfill gas and leachate monitoring.

3. The applicant is reminded of the requirements of the Ministry of Agriculture Fisheries and Food as set out in its letter dated the 7th August 1992 (copy attached).

1. If the applicant is aggrieved by the decision of the local planning authority to refuse permission or approval for the proposed development, or the grant permission or approval subject to conditions, he may appeal to the Secretary of State for the Environment in accordance with Sections 78 and 79 of the Town and Country Planning Act 1990 within six months of receipt of this notice. (Appeals must be made on a form which is obtainable from the Planning Inspectorate, 3/08a Kite Wing, Temple Quay House, 2 The Square, Temple Quay, Bristol, BS1 6PN). The Secretary of State has power to allow a longer period for the giving of a notice of appeal but he will not normally be prepared to exercise this power unless there are special circumstances which excuse the delay in giving notice of appeal. The Secretary of State is not required to entertain an appeal if it appears to him that permission for the proposed development could not have been granted by the local planning authority, or could not have been so granted otherwise than subject to the conditions imposed by them having regard to the statutory requirements (a), 79 to the provisions of the development order, and to any direction given under the order. He does not in practice refuse to entertain appeals solely because the decision of the local planning authority was based on a direction given by him.

2. If permission to develop land is refused or granted subject to conditions, whether by the local planning authority or by the Secretary of State for the Environment and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by carrying out of any development which has been or would be permitted he may serve on the Council of the district in which the land is situated a purchase notice requiring that council to purchase his interest in the land in accordance with the provisions of Part VI of the Town and Country Planning Act 1990.

3. In certain circumstances, a claim may be made against the local planning authority for compensation, where permission is refused or granted subject to conditions by the Secretary of State on appeal or on a reference of the application to him. The circumstances in which such compensation is payable are set out in Section 114 of the Town and Country Planning Act 1990.

(a) The statutory requirements are those set out in Section 79(6) of the Town and Country Planning Act 1990, namely sections 70 and 72(1) of the Act.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

FOR INFORMATION

Regulatory Committee 27/04/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2004/0806/C

PROPOSAL: Extension in the lift of the site. Variation of condition 21 (end date) of planning permission BW/92/246C for the continuation of infilling and associated operations until 31st July 2017.

LOCATION: Sidegate Landfill Site, Sidegate Lane, Wellingborough.

APPLICANT: Sita.

NOTE: This application was reported to Regulatory Committee 8th December 2004 the following was resolved:

That the County Council be advised that no objections are raised to this application providing that it is solely to allow the completion of existing permitted operations and there is no further increase in the height, void space and area of this site beyond those permitted by existing planning permission.

These views were forwarded to the County Council and they have now advised that they have granted permission for this development subject to the following:-

Note: This planning permission updates the consolidating Permission (WP/99/272C) dated 22nd September 2004, which in turn modified consent nos. BW/92/246C, WP/94/28C and WP/97/532C, the conditions of which are retained with the exception of Condition 21 (end date) which is varied as indicated, and an additional four conditions (Nos. 23-26) to ensure satisfactory completion of the site.

Scope of Planning Permission

1a) The materials to be landfilled shall be confined to:

(iii) Domestic, commercial and industrial waste within the area of planning permission BW/92/246C as indicated on the application Plan A to Planning Application -Application Areas and Adjoining Interests (Drawing No. MSIDLO.DRG dated March 1998) received by this Authority on 12th May 1999 (copy attached to this permission) and (iv) inert materials within the application boundary as shown on Plan A to Planning Application - Application Areas and Adjoining Interests (Drawing No. MSIDLO.DRG dated March 1998) received by this Authority on 12th May 1999 81

1b) Any clays extracted in connection with this development shall be used solely for on-site engineering operations within area BW/92/246C.

Access and Highway Safety

2a) The sole vehicular access to the site for the development hereby permitted shall be limited to the existing access from Sidegate Lane as shown on the application Plan A to Planning Application - Application Areas and Adjoining Interests (Drawing No. MSIDLO.DRG dated March 1998) received by this Authority on 12th May 1999. This access shall be maintained in accordance with present standards.

2b) No vehicle shall enter the public highway unless its wheels and chassis are cleansed of mud and debris.

2c) All vehicles transporting materials in connection with this development shall be adequately sheeted.

Landfill Gas and Leachate Control

4. Any modifications to the details of the location and design of the proposed leachate pretreatment/holding lagoons, gas wells and collection systems, gas flare and pump, gas utilisation generators and buildings and associated fencing of the secure compound which have been submitted to and approved in writing by the Waste Planning Authority, shall be the subject of further approval by the Waste Planning Authority.

Soil Handling, Storage and Bunding

4a) Prior to tipping operations taking place all suitable topsoil shall be stripped from the landfilling area and stored separately for re-use.

4b) Prior to tipping operations taking place all suitable subsoil shall be stripped from the landfilling area and stored separately for re-use.

4c) All operations referred to in (a) and (b) of this condition shall be undertaken during suitable, dry weather conditions. During periods of uncertain weather conditions, operations shall be undertaken in stages with breaks during wet spells.

4d) The stored materials shall be sown with grass seed or sprayed with herbicides to prevent weed accumulation.

5a) All topsoil and subsoil stripped and stored in accordance with Condition 5 of this permission shall be placed at locations to be agreed in writing by the Waste Planning Authority.

5b) Topsoil storage shall be confined to bunds not exceeding 3 metres in height.

5c) Subsoil storage shall be confined to bunds not exceeding 5 metres in height.

82 Hours of Working

8. Except as may otherwise be agreed in writing by the Waste Planning Authority, the development hereby permitted and all operations relating thereto shall be restricted to between the hours of 7.00am and 6.00pm Mondays to Fridays and 7.00am and 1.00pm on Saturdays with no such operations taking place on the site on Sundays or Public Holidays. The use of the site for the receipt of Civic amenity waste shall be permitted between the hours of 7.00am and 6.00pm Mondays to Fridays and 8.00am and 4.00pm on Saturdays, Sundays and Public holidays.

Dust

9. Suitable measures shall be adopted to ensure that dust generation on site is kept to a minimum including the use of water spray facilities in periods of dry weather.

Noise Suppression

8a) The monitoring of noise levels at the noise sensitive properties (Finedon Top Lodge Farm, Carrol Spring Farm and Ryebury Farm) adjacent to the site shall continue to take place and the results of the noise monitoring shall be submitted to the Waste Planning Authority in accordance with details to be agreed in writing by the Waste Planning Authority.

The Laeq (30 minutes) noise levels at the noise sensitive properties shall not exceed an increase in 10 dBA above ambient noise levels during working hours. Should the agreed maximum specified level be exceeded the operator shall immediately implement remedial measures to rectify the situation and the Waste Planning Authority shall be notified in writing of the remedial measures undertaken.

If the levels continue to exceed the maximum specified noise level and subsequent written notice is given by the Waste Planning Authority then all operations on site shall cease within 2 days of such a written notice. No operations shall re-commence on site until a programme of remedial action has been agreed in writing by the Waste Planning Authority.

8b) Except as may otherwise be agreed in writing by the Waste Planning Authority all equipment and machinery shall be fitted with silencers where appropriate or have baffles or be maintained so as to reduce noise to a minimum.

Trees and Hedgerows

83 Limits and Infilling

13. A survey of levels shall be carried out and submitted to the Waste Planning Authority at not less than 12 months intervals starting from the date of this permission until such time as the site is fully restored.

Phasing of Works

14. Except as may otherwise be agreed in writing by the Waste Planning Authority, landfilling operations shall be phased in accordance with the revised phasing scheme Plan C to Planning Application – Phasing Plan (Drawing No. MSIDLO.DRG dated March 1998) received on 12th May 1999.

Buildings

15. Details of any ancillary buildings showing their location, colouring and any screening shall be submitted to and approved in writing by the Waste Planning Authority prior to their erection.

Landscaping and Restoration

15. Following the completion of landfilling operations the site shall be capped and provision made for landfill gas control in accordance with the Waste Management Licence.

84 18. Upon completion of the works referred to in Condition 17 above the site shall be left in a clean and tidy condition and sown with a suitable grass seed mixture to establish a long term ley. (see informative 3 attached to this permission).

20. Except as may otherwise be agreed in writing by the Waste Planning Authority, within one year after the completion of the landfilling operations or that date referred to in Condition 21 of this Permission, whichever is the sooner:-

c) the vehicular access route shall be reinstated to that of a normal agricultural access incorporating any agreed modifications to the fencing and hedging.

d) all fixed and mobile plant, machinery, structures, buildings, foundations and internal haul roads on the application site shall be removed and the land reinstated in accordance with the restoration conditions of this planning permission.

End Date (Amended)

21. The development hereby permitted shall cease no later than 31st July 2017 and the site shall be reinstated in accordance with the conditions of this permission provided that, if within this period the landfilling of materials is completed, the conditions of this permission relating to restoration and aftercare shall be carried out forthwith.

Aftercare

22. An aftercare scheme, requiring that such steps as may be necessary to bring each phase of the land restored under condition 13 to the required standard of use for agriculture, forestry or amenity shall be submitted for approval of the Waste Planning Authority not later than the completion of the landfilling operations and thereafter implemented as approved.

23. The operators of the site will at a minimum of 12 monthly intervals provide in writing to, and upon request by, the Waste Planning Authority detailed information on the quantities and types of all waste materials brought on to the site for re-use, recovery, and disposal or use in restoration of the site, together with an assessment of used and remaining capacity. Such information will only be used in aggregated format as part of an Annual Monitoring Report produced by the Waste Planning Authority.

24. Following the imposition of the landfill directive regulations all waste disposed of on this site as part of this development shall be waste that has been pre- treated in accordance with the landfill regulations and should predominately originate from Northamptonshire.

85 25. Not later than 12 months after the imposition of the landfill directive regulations an assessment shall be carried out into the assumed settlement rates used in relation to the agreed pre-settlement contour plans and provided in plan form and in writing to the Waste Planning Authority by the operator including an assessment of possible future settlement rates which may affect the agreed pre-settlement tipping heights, timing, restoration and completion of the site. If the pre-settlement contours are likely to be affected by the changes in waste entering the site then, an amended scheme of pre- settlement contours the revised shall be submitted within 3 months and for agreement in writing by the Waste Planning Authority.

26. A survey of levels, inputs and remaining capacity shall be carried out at least 12 months prior to the 31st July 2017 and provided in plan form and in writing to the Waste Planning Authority by the operator including an assessment as to the probability that the site will be completed and restored by the revised end date herby approved. If the site is unlikely to be completed by this date, then an amended scheme of restoration to ensure completion by the revised end date, shall be submitted, 8 months prior to the 31st July 2017, to and agreed in writing by the Waste Planning Authority.

The reasons for the conditions and Relevant Development Plan Policies are:-

15. To specify the range of wastes permitted to be deposited and the scope of this planning permission. (County Structure Plan (CSP) Policy W3). 16. To safeguard the interests of users of the highway. (CSP Policy W3). 17. To retain control over the detailed appearance and treatment of these proposals, in the interests of the amenity of the area and of nearby residents. (CSP Policy W3). 18. To enable the reinstatement of insitu soils once landfilling has finished so as to return the land to its original agricultural characteristics. (CSP Policy W3). 19. To safeguard the visual amenities of the vicinity and enable satisfactory restoration to agricultural use. (CSP Policy W3). 20. To ensure that working on site is carried out within reasonable hours so as to avoid disturbance to nearby residential properties. (CSP Policy W3). 21. To safeguard the local environment and protect the amenities of local residents from unreasonable dust levels. (CSP Policy W3). 22. To minimise the noise disturbance to local residents and to ensure that plant, equipment and machinery is adequately sound-proofed in the interests of the amenities of local residents. (CSP Policy W3). 23. To ensure the enhancement of the development through the retention of existing natural features by safeguarding their health and stability. (CSP Policy W3). 24. To ensure the proper restoration of the site in accordance with the submitted plans. (CSP Policy W3). 25. To ensure that landfilling is carried out progressively and in an orderly manner. (CSP Policy W3). 26. To ensure that the Waste Planning Authority retains control of the location, erection, appearance and removal of buildings and foundations in the interests of amenity. (CSP Policy W3). 27. To improve the appearance of the site in the interests of visual amenity and to advise the Waste Planning Authority of any significant development on site. (CSP Policy W3). 28. To ensure as far as possible the maintenance of the approved planting and landscaping scheme. (CSP Policy W3). 86 15&16. To ensure the proper restoration of the site within a reasonable time in a progressive and orderly manner in the interests of local amenity and to advise the Waste Planning Authority of any significant development on site. (CSP Policy W3). 19. To safeguard the environmental and visual amenities of the area. (CSP Policy W3). 20. To safeguard the visual amenities and agricultural characteristics of the area. (CSP Policy W3). 19&20. To ensure that the Waste Planning Authority retains control of the removal of fixed and mobile plant, machinery buildings and foundations in the interests of amenity. In the interests of highway safety and visual amenity. (CSP Policy W3). 23. To specify the date when the conditions of this permission shall have been fully implemented and to enable the Waste Planning Authority to reconsider the position at the end of the periods stated. (CSP Policy W3). 24. To comply with the requirements of Schedule 5 of the Town and Country Planning Act 1990 and to ensure that the restored land is correctly husbanded and to bring the land to the standard requirement for agriculture, forestry or amenity use. (CSP Policy W3). 25. To monitor the possible effects on the restoration of the site and future changes to the planning and waste management systems. (CSP Policy W3 and NMLP Policy 36). 26. To be in keeping with the proximity principle, national waste policy and the imposition of the landfill directive regulations and future changes to the planning system and waste management system. (CSP Policy W3 and NMLP Policy 36). 27. To monitor the effect of the imposition of the landfill directive regulations on the restoration of the landfill site and possible future settlement rates which may affect the agreed timing or restoration and completion of the site and the agreed pre-settlement contour plans. (CSP Policy W3 and NMLP Policy 36). 28. To ensure the site is completed by 2017. (CSP Policy W3 and NMLP Policy 36).

INFORMATIVES 1. The development shall be undertaken and security sum payments shall continue to be made in accordance with the terms of the Agreement under Section 106 of the Town and Country Planning Act 1990, dated the 20th April 1995, between Northamptonshire County Council and Nene Valley Waste Limited in the matter of landfill gas and leachate monitoring. 2. The applicant is reminded of the requirements of the Ministry of Agriculture Fisheries and Food as set out in its letter dated the 7th August 1992 (copy attached).

REASONS FOR APPROVAL OF THIS APPLICATION This application provides for an extension of time at the existing landfill site to allow infilling with industrial and domestic waste and the extraction of clays from the current expiry date of 31st March 2008 to 31st July 2017. The applicants states that the site has a void capacity of 2.5m3 tonnes and at current and predicted rates of fill it will take a further 12 yeas to complete. Continued landfill operations at this site would be consistent with the Best Practicable Environmental Option for the waste stream and accord with the relevant County Structure Plan policies as well as the Northamptonshire Waste Local Plan (Proposed Modifications – January 2005). No 87 objections have been raised following the consultation processes and it is considered that planning permission should be granted.

1. If the applicant is aggrieved by the decision of the local planning authority to refuse permission or approval for the proposed development, or the grant permission or approval subject to conditions, he may appeal to the Secretary of State for the Environment in accordance with Sections 78 and 79 of the Town and Country Planning Act 1990 within six months of receipt of this notice. (Appeals must be made on a form which is obtainable from the Planning Inspectorate, 3/08a Kite Wing, Temple Quay House, 2 The Square, Temple Quay, Bristol, BS1 6PN). The Secretary of State has power to allow a longer period for the giving of a notice of appeal but he will not normally be prepared to exercise this power unless there are special circumstances which excuse the delay in giving notice of appeal. The Secretary of State is not required to entertain an appeal if it appears to him that permission for the proposed development could not have been granted by the local planning authority, or could not have been so granted otherwise than subject to the conditions imposed by them having regard to the statutory requirements (a), to the provisions of the development order, and to any direction given under the order. He does not in practice refuse to entertain appeals solely because the decision of the local planning authority was based on a direction given by him.

(a) The statutory requirements are those set out in Section 79(6) of the Town and Country Planning Act 1990, namely sections 70 and 72(1) of the Act.

88 27th April 2005

AGRICULTURAL DETERMINATION NOTICE

Application No. Applicants Location of Proposal Decision Name Description of Proposal

WP/2005/0171/AG W H Norton & Sons Manor Farm, Harrowden Road, Agreed Orlingbury. Agricultural storage building

89 27th April 2005

REGULATORY COMMITTEE

The following applications dealt with under the terms of the Director of Environment and Economy’s delegated powers.

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

WP/2004/0504/F Mr and Mrs J W Pitts Land off Glebe Road, Mears Approved Ashby, Northampton. Dairy youngstock unit with associated buildings and dwelling house.

WP/2005/0010/CON Robertson Francis & Partners Off Gleneagles Drive, Approved Wellingborough. Details submitted pursuant to Condition 3 concerning a scheme to deal with contamination of the site for erection of terraced town houses in four curved blocks each of five houses at land off Gleneagles Drive, Wellingborough. Reference no. WP/2003/0509/F.

WP/2005/0048/F Mr and Mrs M Whatling 19 Hilltop Road, Little Approved Harrowden. Detached domestic garage.

WP/2005/0075/F Mr and Mrs Smith 33 Prospect Avenue, Approved Irchester, Wellingborough. First floor and two storey rear extensions.

WP/2005/0078/F J K Chall 105 Mill Road, Approved Wellingborough. Change of use from butchers shop to hot food takeaway (A3).

WP/2005/0079/F Tesco Stores Limited 1 Grafton Close, Approved Wellingborough. Change of use from dwelling to office on 1st floor and erection of lobby.

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

WP/2005/0080/LB Sue Collins 70 High Street, Ecton, Approved Northampton. New lean-to extension.

WP/2005/0082/F Mr and Mrs S Smith 26 Barker Road, Earls Barton, Approved Northampton. Single storey extension to rear of property.

WP/2005/0086/F Mr and Mrs Howes 57 School Road, Irchester, Approved Wellingborough. Single storey side extension and detached double garage (amended plans).

WP/2005/0087/F Steven Tyler 9 Prospect Close, Wollaston. Approved Renewal of planning permission WP/00/0218 - 2 storey domestic extension incorporating existing domestic garage.

WP/2005/0088/F Mr and Mrs Marriott 41 Blaydon Walk, Approved Wellingborough. Proposed conservatory to rear.

WP/2005/0089/F Newton and Frost Limited Former Scrap Yard, Station Approved Road, Isham, Kettering. Erection of boundary fence.

WP/2005/0090/F Mrs J Eaton 3 Wilby Lane, Great Approved Doddington, Wellingborough. Single storey rear extension.

WP/2005/0091/LB Mr and Mrs H L Hodgson The Priory, 44 Station Road, Approved Earls Barton, Northampton. Erection of Sky aerial dish to exterior wall.

WP/2005/0092/F Mr S Ridout 38 Weldon Close, Approved Wellingborough. Two storey side extension.

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

WP/2005/0094/F CVS (UK) Limited 73 Northampton Road, Approved Wellingborough. Extension to existing veterinary practice (amended plans).

WP/2005/0100/F Mr A and Mrs M Roper Land adjacent to 39 Roberts Approved Street, Wellingborough. Construction of a 4 bedroom detached dwelling with integral double garage.

WP/2005/0104/LB Nigel Anthony Pear Tree Cottage, 2 Church Approved Way, Ecton, Northampton. Placement of sky satellite mini-dish.

WP/2005/0108/F Mr Curtis 23 Winston Drive, Isham, Approved Kettering. Extended garage + pitched roof to dormer at rear.

WP/2005/0109/F Mr P D and Mrs J A Gates 31 Oakway, Wellingborough. Refused First floor rear extension (resubmission).

WP/2005/0110/F Mr and Mrs C Whiting 9 Glenfield Drive, Great Approved Doddington, Wellingborough. Demolition of existing garage + construction of a two storey side extension + first floor extension to rear.

WP/2005/0111/F Mr and Mrs White 3 Woodlands Grange, Earls Approved Barton, Northampton. Conversion of garage roof space to bedroom and dormers to front.

WP/2005/0113/F Mr D Watford Haircut Sir, 85 Approved Wellingborough Road, Finedon, Wellingborough. Window shutters and replace existing window, bricking up lower section.

WP/2005/0114/F D Bletsoe-Brown Plantation House, 79 Ecton Approved Lane, Sywell, Northampton. 2 storey side extension to house.

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

WP/2005/0115/F Cornerstone Construction Conisway Limited, 140 Approved Limited Highfield Road, Wellingborough. 6 no. 2 bed houses and associated parking and demolition of existing building.

WP/2005/0116/F Barracuda Group Limited Palace Cinema, Gloucester Approved Place, Park Road, Wellingborough. Installation of new shop front and removal of existing cinema canopy.

WP/2005/0117/F S Savage 8 Milner Road, Finedon, Approved Wellingborough. Single storey rear extension and two storey side extension.

WP/2005/0118/F Mr P Arnold 14 Muirfield Road, Approved Wellingborough. Single storey side extension forming garage, kitchen extension and shower room.

WP/2005/0119/F Mrs J M Farey-Wood 95 London Road, Bozeat, Approved Wellingborough. Single storey rear extension (extension constructed 1.1m longer than permiited by application WP/2003/0652/F - Approved 13-11-2003.

WP/2005/0120/F Mr C K Kemp 24 Prospect Avenue, Approved Irchester, Wellingborough. Addition of white UPVC conservatory to rear of dwelling.

WP/2005/0121/F Mr and Mrs S Hawkes Volta Towers, Station Road, Approved Finedon, Wellingborough. Alteration to existing roof to form bedrooms and bathrooms.

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

WP/2005/0122/F Linsey Decaro and Susan 23, 25 & 27 Oxford Street, Approved Wiggins Finedon, Wellingborough. Conversion of 3 no. shop units into 2 no. residential flats.

WP/2005/0124/F Mrs K Neville 82 Orlingbury Road, Isham, Approved Kettering. Two storey rear extension.

WP/2005/0126/F Mr S Kelf 56 Hinwick Road, Wollaston, Approved Wellingborough. Two storey side extension.

WP/2005/0128/CON Mr and Mrs M Smith Maryland Farm Barn, 1 Approved Easton Way, Grendon, Northampton. Details submitted pursuant to Condition 3 concerning detailed proposals for the design of the eaves and verges of the extension for proposed 1st floor extension over single storey kitchen - amended plan at Maryland Farm Barn, 1 Easton Way, Grendon. Reference no. WP/2003/0766/F approved 30 January 2004.

WP/2005/0130/F Ms P Harris 12 Kestrel Lane, Approved Wellingborough. Conservatory to rear of dwelling.

WP/2005/0132/F Mr and Mrs Andrew Hilton 3 The Sorrels, Isham, Approved Kettering. Two storey front extension.

WP/2005/0133/F Mr D Baker 175 Midland Road, Approved Wellingborough. Ground floor extension and conservatory.

WP/2005/0134/F E Potter 26 Earls Barton Road, Mears Approved Ashby, Northampton. Replacement of flat roof with pitched roof.

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

WP/2005/0139/CON Mr and Mrs S Chauhan Rear off 48 and 48a Hatton Approved Park Road, Wellingborough. Details submitted pursuant to Condition 8 concerning landscaping of the site. Reference no. WP/2004/0634/RM approved 8th December 2004.

WP/2005/0144/F Mr and Mrs R Nicholson 18 Troon Crescent, Approved Wellingborough. Rear and side single storey extension.

WP/2005/0146/F Mr and Mrs M Gregory 5 Lancaster Close, Wollaston, Approved Wellingborough. First floor extension over existing garage (to side of house).

WP/2005/0149/F Borough Council of Harrowden Road On either Approved Wellingborough side of the road approximately 50m from the A509 Roundabout, Wellingborough Gateway sculpture to be erected - approximately 5m tall, built of steel.

WP/2005/0150/CON Adept Construction and 46a Oxford Street, Approved Engineering Wellingborough. Details submitted pursuant to Condition 4 concerning external facing material for construction of 8 no. flats at 46a Oxford Street, Wellingborough. Reference no. WP/2004/0756/F approved 16 September 2004.

WP/2005/0151/F Mick Garratt Homestead 27 Melton Road North, Approved Services Wellingborough. Conversion of semi-detached house into 2 no. 1-2 bedroom flats + 2 storey bathroom extension.

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

WP/2005/0152/F Mr and Mrs G Fairbrass 23 St Marys Road, Bozeat, Approved Wellingborough. Single storey extension to garage with spa room at rear.

WP/2005/0153/F M A Foulser 111 Wollaston Road, Approved Irchester, Wellingborough. Demolish existing attached garage, construct a replacement garage and provide alternative/second vehicle access to Wollaston Road.

WP/2005/0154/F Mr and Mrs Ruparel 97 Bourton Way, Approved Wellingborough. Single storey rear extension.

WP/2005/0155/LUD Mr and Mrs Ruparel 97 Bourton Way, Approved Wellingborough. Single storey rear extension, front porch extension + conversion of garage into a habitable room.

WP/2005/0156/F Shaw Healthcare Lancum House, Bush Close, Approved (DeMontfort) Limited Wellingborough. Extension and internal remodelling of existing 37 bed care home to provide enhanced 43 bedroom accommodation (revised scheme).

WP/2005/0157/F Mr R McLaurie 37 London Road, Little Approved Irchester, Wellingborough. Single storey rear extension (revised scheme).

WP/2005/0158/F Mr and Mrs L Mealing Rear 9 Dowthorpe End, Earls Approved Barton, Northampton. Detached bungalow with integral garage.

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

WP/2005/0165/F Bhupendra R Patel Pravasi Pravasi Mandal, 65 Elsden Approved Mandal Road, Wellingborough. Retention of planning permisson WP/96/0407 without compliance to Condition 2 - request to allow opening times to be Sunday- Thursday - 09:00-22:30 and Friday and Saturday 09:00- Midnight to allow for the hiring of premises to community groups for gatherings, meetings, family events/extending day care hours.

WP/2005/0166/CON Timeline Developments 21 Prince Street, Earls Approved Limited Barton, Northampton. Details submitted pursuant to conditions 1 concerning external facing and roofing materials for conversion of former factory to three residential units with onsite parking. Reference no. WP/2004/0709/RM approved 7 January 2004.

WP/2005/0167/F Mr D Brown 40 Allens Hill, Bozeat, Approved Wellingborough. Rear conservatory.

WP/2005/0170/F King and Murphy Enterprises 12 Church Street, Approved Limited Wellingborough. Two storey extension forming two flats.

WP/2005/0178/CON Mr and Mrs R Harvey Adj 38 Rectory Lane, Approved Orlingbury, Kettering. Details submitted pursuant to conditions 4 concerning external facing and roofing materials for dormer bungalow utilising shared access. Reference no. WP/2004/0585/F approved 13 October 2004.

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

WP/2005/0180/CON Mr P Bletsoe Brown Cottage Farm, Sywell, Approved Northampton. Details submitted pursuant to conditions 2 concerning external facing and roofing materials for the Demolition of existing Dutch barn and erection of new building for use as B1 offices. Reference no. WP/2001/0217/RM approved 08 June 2001.

WP/2005/0206/CON Mr and Mrs Lucy, C/o Agent 46 Ecton Lane, Sywell, Approved Northampton. Details submitted pursuant to conditions 5 concerning survey of site levels and finished floor plans for the proposed demolition of existing bungalow and construction of a new two storey dwelling with detached garage. Reference no. WP/2005/0042/F approved 18 February 2005.

BACKGROUND PAPERS

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

Borough Council of Wellingborough, Environment and Economy Department, Croyland Abbey, Tithe Barn Road, Wellingborough.

98 REGULATORY COMMITTEE

APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address FP/2004/0325/ B Lever Homes Ltd2 Leyland Alteration and refurbishment to Drive Northampton provide 5 terraced houses APPROVED C

FP/2004/0851/ B Mr R Threadgold 26 North Extensions and alterations Street Mears Ashby APPROVED C Northampton

FP/2004/0884/ B Mr & Mrs J Douglas 31 West Conversion of former church room Street Wellingborough into dwelling APPROVED C

FP/2004/1120/ A Mr&Mrs S.P Butler 5 Gipsy Garage and first floor extension Lane Irchester APPROVED Wellingborough

PS/2004/1369/ A Corby Borough Council Extensions to the Nursery and Building ControlDeene House Pre-School Play Room. Internal APPROVED New Post Office Square alterations including provision of Corby disabled toilet facility and ramp to front entrance

FP/2004/1936/ A Nicky Anercreonte Conversion of upper floors to flats Properties92 Chapel Street APPROVED C Luton

1 99 REGULATORY COMMITTEE

APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address PS/2004/2314/ A Kettering Borough Proposed new reception classroom CouncilBowling Green Road studio and staff room extension APPROVED C Kettering

FP/2004/2382/ A Mr Dignan 36 Chatsworth Two storey extension to rear Drive Wellingborough APPROVED

FP/2004/2460/ Mrs D M Perkins 55 Nest More rooms in existing roof space Lane Wellingborough REJECTED

FP/2004/3063/ A Mr J Broadbent Thomson Create existing offices in to six Broadbent Ltd4 West Street apartments APPROVED Oundle Peterborough

FP/2005/0177/ L A Trading LtdOsbourne Change of use to form 5 dwellings House 20 High Street South APPROVED C Olney

PS/2005/0187/ Ash Mahmood Northampton Conversion of factory to 18 no. flats Borough CouncilCliftonville APPROVED House Bedford Road Northampton

2 100 REGULATORY COMMITTEE

APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address FP/2005/0192/ Mr M Chapman Vicarage Conversion of existing buildings Farm Regent Street Finedon and associated external works APPROVED C

FP/2005/0211/ Mr Lee Ainsworth 22 Double storey front extension and Pytchley Road Orlingbury garage APPROVED C Kettering

FP/2005/0212/ Mr Lovell 147 Five bedroom detached dwelling Wellingborough Road REJECTED Rushden

FP/2005/0214/ Mr R Elderkin & Mrs L Two storey side extension Groom34 Queen Street REJECTED Bozeat Wellingborough

FP/2005/0221/ Mr D Robinson 56 Princess Proposed garage and utility room Way Wellingborough APPROVED

FP/2005/0260/ Mr Rob Nash 22 Troon Two storey front extension Crescent Wellingborough APPROVED

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APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address FP/2005/0294/ Mr & Mrs Maple 10 Milton Loft conversion Avenue Wellingborough APPROVED C

FP/2005/0296/ A Anne Marriot 17 Kenmuir Rear extension and alterations Road Finedon APPROVED Wellingborough

FP/2005/0353/ Mr B Vidal 187 Northampton Loft conversion Road Wellingborough REJECTED

PS/2005/0390/ East Northants District Science Laboratory and HPA CouncilCedar Drive APPROVED Thrapston

FP/2005/0394/ Mr D Baker 175 Midland Ground floor rear extension Road Wellingborough APPROVED C

FP/2005/0397/ Mr & Mrs S Chauhan 36 Proposed detached dwelling house Roche Way Wellingborough and attached double garage APPROVED

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APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address FP/2005/0433/ D M E Motorsport Ltd18 Install mezzanine with storage and Dale Close Wellingborough 2 no offices APPROVED

FP/2005/0443/ Mr L Jefferies 52 Ashby Proposed extension Close Wellingborough APPROVED

DI/2005/0444/ Gala Group LtdNew Castle Alterations to provide disabled, House Castle Boulevard access, toilet and place of safety APPROVED C Nottingham

FP/2005/0445/ Mr Wood 11 Kilborn Road Single storey front extension Wellingborough APPROVED C

FP/2005/0449/ Mr&Mrs R Tuckett 28 Hatton Works to basement to make Avenue Wellingborough habitable and new stair in kitchen APPROVED

FP/2005/0452/ Mr K Waterfield 14 2 Storey side and rear extensions Orlingbury Road Great and double garage APPROVED C Harrowden Wellingborough

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APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address PS/2005/0453/ Kettering Borough Extensions and alterations CouncilBowling Green Road APPROVED Kettering

FP/2005/0456/ The Trustees Of The Ecton Barn conversion to single office EstateSouth Lodge Farm APPROVED Ecton

FP/2005/0460/ Mr A Patel 109 Albert Road Single storey rear extension to form Wellingborough bathroom APPROVED

FP/2005/0504/ Mr Marvin Rodwell 5 Thorpe Side extension Close Wellingborough APPROVED

BN/2005/0515/ P Andrew 10 The Headlands Structural alterations to internal wall Wellingborough ACCEPTED

BN/2005/0517/ Mr Tony Wheatley 79 Removal of part of chimney breast Northampton Road and raising of height above hob in ACCEPTED Wellingborough kitchen

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APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address BN/2005/0536/ Nick Garratt Homestead Bathroom extension Services2 Piccadilly BDS ACCEPTED Sheep Street

BN/2005/0538/ Owner/Occupier23 Romove load bearing wall between Potsgrove Woburn 2 rooms on ground floor replace ACCEPTED with RSJ

BN/2005/0539/ Mr D Campbell 65 Hayden Removal of two wall outbuilding to Avenue Finedon make one ACCEPTED Wellingborough

BN/2005/0540/ P Morgan P O Box 7321 Installation of sink/cooker/electricity sockets and extractor fan ACCEPTED

BN/2005/0541/ P Morgan P O Box 7321 Installation of sink/cooker/electricity sockets and extractor fan ACCEPTED

FP/2005/0544/ Mr&Mrs R H McLaurie 37 Single storey rear extension London Road Little Irchester APPROVED C Wellingborough

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APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address FP/2005/0545/ Mr&Mrs Humphrey 2 Dene Extension above garage Close Wellingborough APPROVED C

FP/2005/0546/ R&M Holman 12 Peartree Toilet extension Close Bozeat Wellingborough APPROVED

FP/2005/0656/ Mr S J Westley 58 Two-storey side extension Chatsworth Drive APPROVED Wellingborough

FP/2005/0657/ Crown Castle Installation of telecoms equipment InternationalNormandy Way APPROVED No1 Wolcey Hemel Hempstead

WI/2005/0658/ Mr & Mrs B Pearce 191 Replacement bedroom window Wollaston Road Irchester ACCEPTED Wellingborough

WI/2005/0660/ Mr Smart 84 Stanley Road Replacement of 3 windows and two Wellingborough doors ACCEPTED

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APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address BN/2005/0671/ Mr Tesas Patel 35 Covington Create new access to garage from Grove Wellingborough inside of the house ACCEPTED

BN/2005/0683/ Mr C J Pickering 22 Change of integral garage into Westminster Road study/shower room ACCEPTED Wellingborough

WI/2005/0695/ David Edward Pinnock 5 4 UPVC double glazed windows, 2 Steele Road Wellingborough front porch, 1 landing window, 1 ACCEPTED bedroom window-all front elevation

FP/2005/0696/ S Bailey 9 South Street Single storey extension Isham Kettering APPROVED

BN/2005/0700/ Mr&Mrs Tuckett 28 Hatton New external stair to conservatory Avenue Wellingborough and associated work ACCEPTED

DI/2005/0761/ United Reformed Construction of a ramp for disabled ChurchHigh Street access inside perimeter Church APPROVED C Wellingborough Hall

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APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address WI/2005/0762/ Mr A Robertson 29 Park Replacement windows to rear of Road Wellingborough property ACCEPTED

WI/2005/0763/ Mr A York 16 Lancaster Replacement patio door Close Wollaston ACCEPTED Wellingborough

BN/2005/0764/ Owner/Occupier101 Loft conversion Bradshaw Way Irchester ACCEPTED Wellingborough

DI/2005/0765/ Mr & Mrs Vosper 214 Knox convert bathroom into bedroom and Road Wellingborough study into a shower room ACCEPTED

BN/2005/0777/ Indoo Patel 63 Albert Road Re-roofing Wellingborough ACCEPTED

BN/2005/0825/ Mr S Jurek-George 5 Make doorway from no 5 into no 7 Stanwell Way ACCEPTED Wellingborough

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APPLICATIONS DEALTH WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :18/04/2005

Description Application No. Name & Address BN/2005/0840/ Mr Stephen Prigmore Install replacement windows to rear. Brambles Lower Street Great Install new bathroom, install new ACCEPTED Doddington central heating

BN/2005/0841/ E.L Weatherill 31 Brickhill Additional window to side elevation Road Wellingborough ACCEPTED

BN/2005/0869/ Gary Thomas 24 Talbot Remove wall between Road Wellingborough kitchen/dining room ACCEPTED

BN/2005/0891/ P Morgan P O Box 7321 Replacement window, extractor fan, new wc/wash basin, lighting circuit ACCEPTED

BN/2005/0892/ P Morgan P O Box 7321 Replacement window, 2 extractor fans, new wc/wash basin, lighting ACCEPTED circuit