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Item 7 East Northamptonshire Council Cedar Drive THRAPSTON Northamptonshire NN14 4LZ

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Item 7 East Northamptonshire Council Cedar Drive THRAPSTON Northamptonshire NN14 4LZ Agenda Item 7 East Northamptonshire Council Cedar Drive THRAPSTON Northamptonshire NN14 4LZ APPLICATIONS FOR DETERMINATION DEVELOPMENT CONTROL COMMITTEE - 6 February 2013 INDEX OF APPLICATIONS FOR CONSIDERATION Application Location Recom. Page No. 12/01889/VAR Land North Of Raunds Fronting Brick Kiln Grant 2 Road North Street Brooks Road And Midland Road Raunds Northamptonshire 12/00704/FUL SP9479 OS0050 Slipton Lane Slipton Refuse 15 Northamptonshire 12/01464/FUL Co-Operative Retail Services Ltd St Osyths Grant 25 Lane Oundle Northamptonshire PE8 4BG 12/01517/FUL Land Rear Of 23 And 25 St Marys Avenue Grant 32 Rushden Northamptonshire 12/01535/FUL 5 Parkham Industrial Estate Wellingborough Grant 39 Road Rushden Northamptonshire NN10 6AY 12/01557/FUL Laundry 259 Addington Road Grant 47 Irthlingborough Wellingborough Northamptonshire NN9 5US 12/01800/FUL Springfield Farm Oundle Road Thrapston Grant 61 Kettering Northamptonshire NN14 4PQ 12/02018/REM Land Adjacent 93 Kimbolton Road Higham Grant 73 Ferrers Northamptonshire Development Control Committee 1 of 78 25 January 2012 6 February 2013 Committee Report Committee Date : 6 February 2013 Printed: 25 January 2013 Case Officer Samantha Hammonds 12/01889/VAR Date received Date valid Overall Expiry Ward Parish 19 November 2012 20 November 2012 19 February 2013 Raunds Saxon Raunds Applicant Barwood Land And Estates Ltd Agent Savills ( L And P) Ltd - Mr R Serra Location Land North Of Raunds Fronting Brick Kiln Road North Street Brooks Road And Midland Road Raunds Northamptonshire Proposal Variation of Condition 4: Removal of the access between Brooks Road and the eastern part of the site so that access to and from this eastern parcel is via Midland Road only. Approved plan CS24675/T/108 to be substituted with revised plan CS-0593-T-001, pursuant to Application 09/01626/OUT - 'Outline application: Proposed Sustainable urban addition to Raunds comprising residential (Use Class C3); residential care facilities (Use Class C2); business (Use Class B1); storage and distribution (Use Class B8); new vehicular and pedestrian access and associated road infrastructure, public open space, landscaping (including flood alleviation measures), and conversion of existing buildings to provide residential (Use Class C3) and/or community facilities (Use Class D1) (All matters reserved except for access)' dated 12.10.09 1. Summary of Recommendation 1.1 That the proposed variation be GRANTED. 2. The Proposal 2.1 This application effectively seeks to remove from the plans one of the accesses that was approved as part of application 09/01626/OUT, specifically the access from Brooks Road to the eastern parcel of development. Procedurally this necessitates variation of condition 4 of the outline planning consent, which states that development be in accordance with the plans listed therein. 2.2 Members may recall that the consented Northdale End scheme comprises two distinct parcels of land which are connected by an east-west crossroads over Brooks Road. The proposed variation would see the south-eastern arm of that crossroad removed, resulting in a T-junction access from Brooks Road to the western-most parcel of development and the sole access to the eastern-most parcel being from Midland Road. The east-west connection between the two distinct parcels of Northdale End would be removed. 3. Site and Surroundings 3.1 The site is located to the north / north east of Raunds, with existing residential development to the south / south west and open countryside to the north, west and east of the site. Some ribbon development is present along Brooks Road which runs though the centre of the site. New Barn Farm complex abuts the north western corner of the site. Northdale Farm buildings lie within the centre of the western parcel of the site, just to the north of the Brooks Road / Midland Road junction. The centre of the Northdale End site to the Development Control Committee 2 of 78 25 January 2012 6 February 2013 town centre (Market Square) is approximately 0.7 km. 3.2 The access road that is proposed for removal under this variation would run through garden land associated with an existing dwelling on Brooks Road known as White Gables. 4. Policy Considerations 4.1 National Planning Policy Framework (2012) 4.2 Regional Plan (RSS8) On 10th November 2010 the High Court ruled that the Secretary of State's decision to revoke Regional Spatial Strategies was unlawful as it had been taken without primary legislation. A statement was then issued by the Government reiterating their intention to remove RSSs and that this should be treated as a material consideration. Despite a further legal challenge, it has now been confirmed that the Government's intention to abolish RSS's is a material consideration which should be taken into account when determining a planning application. Whilst the Localism Bill has now received Royal Assent, Regional Strategies have not yet been revoked. 4.3 North Northamptonshire Core Spatial Strategy 2008 Policy 1 - Strengthening the network of settlements Policy 6 - Infrastructure Delivery and Developer Contributions Policy 7 - Delivering Housing Policy 8 - Delivering Economic Prosperity Policy 9 - Distribution and Location of Development Policy 10 - Distribution of Housing Policy13 - General Sustainable Development Principles Policy 14 - Energy Efficiency and Sustainable Construction Policy 15 - Sustainable Housing Provision Policy 16 - Sustainable Urban Extensions 4.4 East Northamptonshire District Local Plan GEN3 - Infrastructure, Services and Amenities H4 - Housing Types and Sizes RL3 - Open space for New Development RL4 - Play areas for New Development 4.5 Other Relevant Polices / Documents North Northamptonshire Sustainable Design SPD North Northamptonshire Annual Monitoring Report Safer Places - the Planning System and Crime Prevention 2004 Northamptonshire Environmental Character Assessment Map ENC SPD - Developer Contributions NCC SPG - Crime and Disorder NCC SPG - Parking 5. Relevant Planning History 5.1 09/01626/OUT - Outline planning permission was granted by the Secretary of State in July 2011 for a mixed use development comprising 310 dwellings, a 68-bed care home and 19 close care apartments, 1,859sq.m of office/light industrial starter units, up to 140sq.m of community facilities and the conversion and restoration of the historic Northdale Farm buildings. 6. Consultation and Representations 6.1 Local Residents: Objections have been received from 29 local residents, citing the following concerns: Principle Development Control Committee 3 of 78 25 January 2012 6 February 2013 • The scheme was purposely master-planned with this link road as a prominent feature to facilitate the flow of traffic. How can it suddenly be unnecessary? • Since 2007 it has been clear that this road was needed to facilitate traffic flow for the development and the wider town. • In the Raunds Area Preferred Options it was suggested that a local distributor road to link Brick Kiln Road and Midland Road would be needed alongside any development of this site. The absence of a site-specific DPD has meant the development has been approved without this distributor road. At least there is a link of sorts on the allowed plans - this should be retained. • If the road is not constructed the justification for Northdale End is flawed on highway grounds and the town will be worse off. • Implications will be wider and affect future development • Any change that downgrades the infrastructure would only make this unwelcome development more unacceptable and compound the problem. • ENC will let them do what they want • The varied plan is not what was considered by the committees or inspectors and should hence make the application invalid. The variation should be rejected and the developer held to their original commitments in full. • The development is not needed or wanted. Highway safety • The existing road network is substandard with tight S bends, blind corners and awkward junctions. • The new access from Midland Road would not be able to cope - big safety concern especially as there would be no footpaths (danger to horse riders, dog-walkers and schoolchildren). One objector feared traffic from 700-800 homes coming out of a single exit onto Midland Road (NB: it would actually be c.105 dwellings). • Midland Road-Brooks Road junction is problematic for right turners into and out of Brooks Road. • Brooks Road is not suitable for more traffic as too narrow. • Midland Road-North Street junction is on a blind bend and is unsuitable to accommodate heavy traffic and HGV movements - this was identified in the Raunds Area Preferred Options as a long standing problem. The proposed variation will make it worse and cause a bottleneck. • Concern about weight of traffic using small bridge (over brook) on North Street and damage this causes. • If all traffic goes through the town problems will arise. • Traffic on Midland Road has increased in volume and speed - the variation will only add more vehicles to Midland Road and increase the probability of an accident. Reference made to the dangers caused by the steepness of private drives on the opposite side of Midland Road. • Traffic on Butts Road at school times is already heavy and will get worse. • Concerns about construction traffic impact. • Concern about impact on Chowns Mill • Traffic calming is needed • Would a pedestrian crossing be installed? Over Midland Road? • Access should be from the A45 • Access via a roundabout on Midland Road would be better. • A roundabout at the junction of Midland Road, Station Road and Butts Road would improve matters • The town has insufficient dropped kerbs to facilitate mobility scooters. Flooding • Brooks Road suffers from flash flooding and the culvert is becoming damaged - caused by the unkempt culvert overflowing? • Flooding in the Square area and North Street has also been a problem. • Unclear of the plans for flood alleviation. Development Control Committee 4 of 78 25 January 2012 6 February 2013 Residential amenity • Traffic noise will increase Amount of development • One objector asks why the amount of houses has gone up to 350 (NB: there is no proposed change to the amount of development than that already consented).
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