Planning Committee

Wednesday 18 April 2018 at 7pm

Council Chamber, Swanspool House, Doddington Road, Wellingborough, Northamptonshire, NN8.

1. Apologies for absence.  2. Declarations of interest (completed forms to be handed to the committee clerk).  3. Confirmation of the minutes of the meeting held on 14 March 2018.  4. Applications for planning permission, listed building consent, building  regulation approval and appeal information.*  5. Any other items that the chairman decides are urgent.

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

Site viewing group for 17 April 2018 will be Councillors Morrall, Ward, Aslam and Stevenson.

Liz Elliott Managing Director

Date issued: 10 April 2018.  Enclosed.

Swanspool House, Doddington Road, Wellingborough, Northamptonshire NN8 1BP Tel: 01933 229777 Fax: 01933 231684 www.wellingborough.gov.uk Further information:

If you have any questions regarding this agenda, please contact Fiona Hubbard, Democratic Services Officer, on 01933 231 519 or [email protected]

Requests to address the planning committee meeting:

If you wish to speak at the planning committee meeting in relation to an agenda item, you must register your request no later than 12 Midday on the day of the meeting.

You can do this by:

 Completing the form on the council’s website at www.wellingborough.gov.uk/speakersform; or  by contacting Fiona Hubbard by telephone or email, as detailed above.

Membership: Councillor Morrall (Chairman), Councillor Ward (Vice Chairman), Councillors Aslam, Graves, Hallam, G Lawman, Lloyd, Maguire, Scarborough,

Stevenson and York (11). BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM 2 PLANNING COMMITTEE 18 April 2018

DECLARATIONS OF INTEREST UNDER THE CODE OF CONDUCT

When the Chairman calls for declarations of interest in matters to be considered at the meeting you must declare orally:  any relevant ‘Registrable Interest’ that is not in the register of interests,  any relevant ‘Other Interest’. Registrable interests in the register of interests do not need to be declared orally to the meeting.

Members are reminded that if they have a registrable Interest that is a disclosable pecuniary interest in any matter to be considered at the meeting they cannot participate, or participate further, in any discussion of the matter at the meeting; or participate in any vote, or further vote, taken on the matter at the meeting unless they have first obtained a dispensation from the Monitoring Officer in advance of the meeting.

An extract from the Code of Conduct relating to declarations of interest is printed on the reverse of this form.

Please write down your interests in the table below. If you have no registrable interests to declare, please state ‘none’ on the form. You are still required to declare your interest orally at the meeting.

Councillor name: Committee/date/ Title Type of interest Reason for interest minute number (please tick)  Registerable  DPI  Other  Registerable  DPI  Other  Registerable

DPI   Other  Registerable  DPI  Other  Registerable  DPI  Other

 Registerable  DPI  Other Please place this completed declaration form in the basket (on the table next to the exit) at the end of the meeting to ensure your declaration is recorded accurately.

Declaration of interests: page 1 of 4 Extract (modified) from the Code of Conduct 2012 Part 2 – Interests

4 Registerable Interests 4.1 You must within 28 days of this Code being adopted by or applied to the authority; or your election or appointment to office (where that is later), notify the Monitoring Officer in writing of the details of your interests within the following categories, for inclusion in the authority’s register of interests: 4.1.1 any disclosable pecuniary interests you are required to disclose. You have a disclosable pecuniary interest if it is of a description specified in regulations made by the Secretary of State (see Appendix A) and either: (a) it is an interest of yours, or (b) it is an interest of: (i) your spouse or civil partner; (ii) a person with whom you are living as husband and wife, or (iii) a person with whom you are living as if you were civil partners and you are aware that that other person has the interest. 4.1.2 details of any body of which you are a member or in a position of general control or management and to which you are appointed or nominated by your authority 4.1.3 details of any body exercising functions of a public nature, any body directed to charitable purposes or any body one of whose principal purposes includes the influence of public opinion or policy (including any political party or trade union), of which you are: (a) a member, or (b) in a position of general control or management; 4.2 You are expected to ensure that your register of interests is kept up to date and notify the Monitoring Officer in writing within 28 days of becoming aware of any change in respect of your disclosable pecuniary interests and other registerable interests. 4.3 You may inform the Monitoring Officer if you consider that disclosure of the details of the interest could lead to you, or a person connected with you, being subject to violence or intimidation. If the Monitoring Officer agrees with your view, the interest is treated as a “sensitive interest” for the purposes of the Code 4.4 If a sensitive interest is entered in the authority’s register, copies of the register that are made available for inspection, and any published version of the register, will not include details of the interest (but may state you have an interest the details of which are withheld).

5 Disclosure of Interests and Participation at Meetings 5.1 If you attend a meeting and 5.1.1 have and are or become aware, or should reasonably be aware, that you have an interest of the type described in paragraph 4.1 above in any matter to be considered, or being considered, at that meeting, and 5.1.2 the interest is not entered in the authority’s register of members’ interests, you should (and must if the interest is a disclosable pecuniary interest) disclose to the meeting the fact that you have an interest in that matter and the nature of that interest, at or before the consideration of the item of business or as soon as the interest becomes apparent. 5.2 Where your interest is a “sensitive interest” for the purposes of the Code, you need not disclose the details of the sensitive interest to the meeting, but merely the fact that you have an interest in the matter concerned. 5.3 If you have and are aware or become aware, or should reasonably be aware, that you have 5.3.1 a disclosable pecuniary interest in any matter to be considered, or being considered, at a meeting, or 5.3.2 any other registerable interest in any matter to be considered, or being considered, at a meeting, and (a) the matter to be considered, or being considered, at that meeting: (i) affects your financial position or the financial position of a person or body through whom the interest arises ;or (ii) relates to the determining of any approval, consent, licence, permission or registration in relation to you or any person through whom the interest arises, and (b) the interest is one which a member of the public with knowledge of the relevant facts would reasonably regard as so significant that it is likely to prejudice your judgment of the public interest1, you should not, and must not if the interest is a disclosable pecuniary interest,: 5.3.3 participate, or participate further, in any discussion of the matter at the meeting other than to the extent permitted by the authority’s Procedure Rules in respect of registerable interests other than disclosable pecuniary interests2; or 5.3.4 participate in any vote, or further vote, taken on the matter at the meeting unless you have first obtained a dispensation from the Monitoring Officer in advance of the meeting. In addition, i f the authority’s Procedure Rules require you to leave the room where the meeting is held while any discussion or voting on the matter takes place, you must do so. 5.4 “Meeting” means any meeting organised by or on behalf of the authority, including: 5.4.1 any meeting of the authority, or a committee or sub-committee of the authority (including joint committees and joint sub-committees) 5.4.2 meetings of working parties 5.4.3 any briefing by officers (e.g. to political groups or lead advisers); and 5.4.4 any site visit to do with business of the authority 5.5 If you seek to discuss with an officer a matter that, if it were to be considered at a meeting of the authority, you would not be able to participate in the discussion of, or voting on, by virtue of the matter relating to a registerable interest of yours, you are expected to inform the officer of that interest in advance of any discussion and accept that the officer has discretion as to whether or not to discuss the matter with you; save that he or she cannot treat you less favourably than he or she would treat a member of the public wishing to discuss a matter of the same type.

6 Other Interests 6.1 In addition to the requirements of Paragraph 5, where you have an interest described in paragraph 6.3 below in any business of the authority, and 6.1.1 where you are aware or ought reasonably to be aware of the existence of that interest, and 6.1.2 you attend a meeting of the authority at which the business is considered, you are expected to disclose to that meeting the existence and nature of that interest at the commencement of that consideration, or when the interest becomes apparent. 6.2 Where your interest is a “sensitive interest” for the purposes of this Code, you need not disclose the details of the sensitive interest to the meeting, but merely the fact that you have an interest in the matter concerned. 6.3 You have an interest for the purposes of paragraph 6.1 of this Code where: 6.3.1 a decision in relation to that matter might reasonably be regarded as affecting the well-being or financial standing of you or a member of your family or a person or body with whom you have a close association to a greater extent than it would affect the majority of the Council Tax payers, ratepayers or inhabitants of the ward or electoral area for which you have been elected or otherwise of the authority’s administrative area, or

1 A registerable interest that satisfies the tests in paragraphs 5.3.2 (a) and (b) shall be known as a prejudicial interest for the purpose of declarations of interest at a meeting. 2 These rules are to the effect that if the matter is one on which an ordinary member of the public would be allowed to address the meeting you are provided with the same opportunity. If an ordinary member of the public is not allowed to speak on the matter, you cannot do so. Declaration of interests: page 2 of 4 6.3.2 it relates to or is likely to affect any of the interests listed in the Table in the Appendix A to this Code, but in respect of a member of your family (other than a “relevant person”) or a person with whom you have a close association and you are aware that that other person has the interest and that interest is not a disclosable pecuniary interest or any interest you should register in accordance with paragraph 4 of this Code. 6.4 If the matter to be considered, or being considered, at that meeting: 6.4.1 affects your financial position or the financial position of a person or body through whom the interest arises ;or 6.4.2 relates to the determining of any approval, consent, licence, permission or registration in relation to you or any person through whom the interest arises, and 6.4.3 the interest is one which a member of the public with knowledge of the relevant facts would reasonably regard as so significant that it is likely to prejudice your judgment of the public interest3, you should not: 6.4.4 participate, or participate further, in any discussion of the matter at the meeting other than to the extent permitted by the authority’s Procedure Rules for such interests4; or 6.4.5 participate in any vote, or further vote, taken on the matter at the meeting unless you have first obtained a dispensation from the Monitoring Officer in advance of the meeting. In addition, i f the authority’s Procedure Rules require you to leave the room where the meeting is held while any discussion or voting on the matter takes place, you must do so. 6.5 If you seek to discuss with an officer a matter that, if it were to be considered at a meeting of the authority, you would not be able to participate in the discussion of, or voting on, by virtue of the matter relating to an interest of yours of the type described in paragraph 6.3, you are expected to inform the officer of that interest in advance of any discussion and accept that the officer has discretion as to whether or not to discuss the matter with you; save that he or she cannot treat you less favourably than he or she would treat a member of the public wishing to discuss a matter of the same type.

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Appendix A

Disclosable Pecuniary Interests The duties to register, disclose and not to participate in respect of any matter in which a member has a Disclosable Pecuniary Interest (DPI) are set out in Chapter 7 of the Localism Act 2011. Breaches of the rules relating to DPIs may lead to criminal sanctions being imposed. Chapter 7 of the Localism Act 2011 provides that a pecuniary interest is a “disclosable pecuniary interest” in relation to a member (M), if it is of a description specified in regulations made by the Secretary of State and either: (a) it is an interest of M’s, or (b) it is an interest of: (i) M’s spouse or civil partner, (ii) a person with whom M is living as husband and wife, or (iii) a person with whom M is living as if they were civil partners, and M is aware that that other person has the interest. DPIs are defined in The Relevant Authorities (Disclosable Pecuniary Interests) Regulations 2012 (SI No. 1464) as follows: Interest Prescribed description Employment, office, trade Any employment, office, trade, profession or vocation carried on for profit or gain. profession or vocation Sponsorship Any payment or provision of any other financial benefit (other than from the relevant authority) made or provided within the relevant period in respect of any expenses incurred by M in carrying out duties as a member, or towards the election expenses of M. This includes any payment or financial benefit from a trade union within the meaning of the Trade Union and Labour Relations (Consolidation) Act 1992). Contracts Any contract which is made between the relevant person (or a body in which the relevant person has a beneficial interest) and the relevant authority— (a) under which goods or services are to be provided or works are to be executed; and (b) which has not been fully discharged. Land Any beneficial interest in land which is within the area of the relevant authority. Licences Any licence (alone or jointly with others) to occupy land in the area of the relevant authority for a month or longer. Corporate tenancies Any tenancy where (to M’s knowledge)— (a) the landlord is the relevant authority; and (b) the tenant is a body in which the relevant person has a beneficial interest. Securities Any beneficial interest in securities of a body where— (a) that body (to M’s knowledge) has a place of business or land in the area of the relevant authority; and (b) either— (i) the total nominal value of the securities exceeds £25,000 or one hundredth of the total issued share capital of that body; or (ii) if the share capital of that body is of more than one class, the total nominal value of the shares of any one class in which the relevant person has a beneficial interest exceeds one hundredth of the total issued share capital of that class. For this purpose: “the Act” means the Localism Act 2011; “body in which the relevant person has a beneficial interest” means a firm in which the relevant person is a partner or a body corporate of which the relevant person is a director, or in the securities of which the relevant person has a beneficial interest; “director” includes a member of the committee of management of an industrial and provident society; “land” excludes an easement, servitude, interest or right in or over land which does not carry with it a right for the relevant person (alone or jointly with another) to occupy the land or to receive income; “M” means a member of a relevant authority; “member” includes a co-opted member; “relevant authority” means the authority of which M is a member; “relevant period” means the period of 12 months ending with the day on which M gives a notification for the purposes of section 30(1) or 31(7), as the case may be, of the Act; “relevant person” means M or M’s spouse or civil partner, a person with whom M is living as husband and wife, or a person with whom M is living as if they were civil partners; “securities” means shares, debentures, debenture stock, loan stock, bonds, units of a collective investment scheme within the meaning of the Financial Services and Markets Act 2000 and other securities of any description, other than money deposited with a building society.

3 An other interest that satisfies the tests in paragraphs 6.4.1 to 6.4.3 shall also be known as a prejudicial interest for the purpose of declarations of interest at a meeting. 4 These rules are to the effect that if the matter is one on which an ordinary member of the public would be allowed to address the meeting you are provided with the same opportunity. If an ordinary member of the public is not allowed to speak on the matter, you cannot do so. Declaration of interests: page 3 of 4 DECLARING INTERESTS FLOWCHART – QUESTIONS TO ASK YOURSELF

What matters are being discussed at the meeting?

Do any relate to my interests? A Does the matter affect my registerable interests? OR B Does it:  affect the well-being or financial standing of me or a member of my family or a person or body with whom I have a close association to a greater extent than it would affect the majority of the Council Tax payers, ratepayers or inhabitants of the ward for which I have been elected, or  relate to or is likely to affect any of the interests listed in the Table in Appendix A of the Code, but in respect of a member of my family (other than a “relevant person”) or a person or body with whom I have a close association AND that interest is not a registerable interest?

Is the interest on Disclose the existence and You cannot the register of participate in the NO nature of your interests? interest. meeting and vote unless you have a dispensation. YES Also, withdraw from the meeting by leaving Is it a disclosable You can the room. YES pecuniary interest? participate in In the interests of the meeting transparency tell the and vote. Chairman your reason NO

Does the matter:

You should not  affect my financial position or the financial position of a person or body participate in the through whom the interest arises; or meeting and vote, unless you have a  relate to the determining of any approval, dispensation. consent, licence, permission or registration in relation to me or any Also, withdraw from the person through whom the interest arises, meeting by leaving the YES AND room. Is the interest one which a member of the In the interests of public with knowledge of the relevant facts transparency tell the would reasonably regard as so significant Chairman your reason that it is likely to prejudice my judgment of for withdrawing the public interest?

Declaration of interests: page 4 of 4

Agenda item 4

Borough Council of Wellingborough Planning Committee Wednesday 18 April 2018 at 7.00 pm Council Chamber, Swanspool House

INDEX Application Location Page No.

WP/18/00080/FUL 36 Victoria Street Earls Barton 2 Site Viewing Group

WP/14/00175/FUL Car Park Wellingborough Borough Council 17 Jacksons Lane Wellingborough

WP/17/00665/OUT Land Adjacent To 31 Hardwick Road Little 61 Harrowden

WP/17/00784/REM Appleby Lodge 140 - 160 Sywell Road 87 Wellingborough

WP/17/00790/FUL 1A Milner Road Finedon 100

WP/18/00041/CND 10 Church View Ecton 109

WP/18/00062/FUL 24 Gold Street Wellingborough 115

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BOROUGH COUNCIL OF WELLINGBOROUGH

Planning Committee 18 April 2018

Site Viewing Group (Date of Visit Tuesday 17 April 2018 at 10.15 am)

Report of the Head of Planning and Local Development

Case Officer Ms Kate Skingley WP/18/00080/FUL

Date received Date valid Overall Expiry Ward Parish 5 February 2018 5 February 2018 2 April 2018 Earls Barton Earls Barton

Applicant Mr & Mrs Rands-Allen

Agent Pat Dooley

Location 36 Victoria Street Earls Barton Northampton Northamptonshire NN6 0LJ

Proposal Proposed new dwelling with off road parking - re-submission of planning application WP/17/00061/FUL

PLANNING HISTORY

WP/17/00061/FUL Application withdrawn/undetermined 09.05.2017 Proposed new dwelling with off road parking and new vehicular access for existing dwelling.

WP/18/00080/FUL Determination pending. Proposed new dwelling with off road parking - re-submission of planning application WP/17/00061/FUL

WR/1953/0083 Approved with conditions 28.09.1953 Garage

Reason(s) for committee consideration:

- The parish council have raised some concerns and have requested a site viewing. - The application has attracted 4 or more written objections from households local to the application site.

THE SITE AND SURROUNDINGS The application site is located in the village of Earls Barton to the south west of the Borough. The site is located to the northern side of the village and lies outside of the Earls Barton Conservation Area, but within the Earls Barton Neighbourhood Plan Area.

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WP/18/00080/FUL

Built Environment © Crown Copyright and database right 2018. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A3 ± GetMapping PLC 1999 WP/18/00080/FUL - 36 Victoria Street, Earls Barton

The application site relates to land associated with number 36 Victoria Street which is located on the northern side of Victoria Street. Number 36 and 38 Victoria Street are a pair of semi-detached houses which are set back from the road, both with large front gardens compared with other properties on this street. The application site relates to land to the eastern side of number 36 Victoria Street, which is currently used as parking to serve number 36 Victoria Street. To the east of the site is the flank elevation of number 34 Victoria Street which forms an end of terrace property.

APPLICATION PROPOSAL AND BACKGROUND The application is a resubmission of a previously withdrawn application (Ref WP/17/00061/FUL) which was due to be taken to the May 2017 planning committee with a recommendation for refusal. The application was withdrawn by the applicant prior to the committee meeting taking place. However, a site viewing group did undertake a visit to the site.

Prior to the submission of the withdrawn application, the applicant sought pre- application advice from the council. The advice that was provided indicated that there were a number of issues with the site, and that it was unlikely that the scheme would receive a favourable recommendation.

This new application proposes the creation of a new 2 bedroom property attached to the side of number 34 Victoria Street, which as noted above currently forms an end of terrace property on the northern side of the street.

The new dwelling would have 2 bedrooms, and be large enough to accommodate 3 persons in accordance with the Nationally Described Space Standards, with one double and one single bedroom. The property would have a width of 5.6m and would be built with a pitched roof to match the adjoining row of terraces at a height of 7.4m to the ridge and 5.1m to the eaves. An oriel window is proposed to be introduced on the first floor of the western elevation.

At the rear, there is an additional single storey element which will extend by 1m from the rear of the property and will have a mono pitched roof at a height of 3.1m

The proposals include the provision of 2 tandem car parking spaces to the western side of the new dwelling. As the new dwelling is proposed to be built on land that is currently being used as parking to serve number 36, a new access is also proposed at the front of number 36 Victoria Street, with replacement parking proposed to be provided at the front of the house.

The properties on Victoria Street are predominantly terraced; with some properties set further back from the highway edge.

The revised plans that are the subject of this application have sought to overcome the previous recommended reasons for refusal and the concerns raised by the Officer who drafted the previous report.

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The key differences can be described as follows:

- The proposed scheme has been amended to that previously submitted by bringing the rear elevation at first floor level in line with existing rear elevation of the adjoining property, no. 34 Victoria Street. In addition the eaves and ridge line of the new dwelling will follow that of the adjoining neighbouring property.

Additional information has been submitted by the applicant during the determination of the application as follows:

- A shadow and Daylight Assessment; - Sunlight Assessment - Analysis of Direct Sunlight on amenity area of no. 34 Victoria St; - An updated 'As Proposed Plan'; and - Applicant's response to Officer previous report on withdrawn scheme.

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

North Northamptonshire Joint Core Strategy (JCS) Policies: 1 (presumption in favour of sustainable development) 4 (biodiversity & geodiversity) 8 (North Northamptonshire place shaping principles) 11 (network of urban & rural areas) 15 (well connected towns, villages and neighbourhoods) 20 (Nene and Ise valleys) 29 (distribution of new homes) 30 (housing mix and tenure)

Plan for the Borough of Wellingborough - Emerging Plan (PBW) Policies SS1 (villages)

Neighbourhood plans: Earls Barton Neighbourhood Plan: Policies: EB.GD1 (residential infill sites) EB.D1 (design, layout, building techniques)

Supplementary planning documents/guidance: Sustainable Design Biodiversity Upper Nene Valley Special Protection Area Planning Out Crime in Northamptonshire Residential Extensions: a guide to good design Parking

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SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED 1. Northamptonshire County Council Highways - have made a number of recommendations in accordance with their standing advice as follows:

- The vehicular crossings must be constructed and all highway surfaces affected by the proposals reinstated in accordance with the specification of the Local Highway Authority and subject to a suitable licence/agreement under the Highways Act 1980.

- Works to remove, accommodate or protect existing street furniture or features such as street lighting columns, trees, traffic signs or the apparatus of service providers must be agreed with the Local Highway Authority or Statutory Undertaker and carried out at the cost of the applicant.

- To prevent loose material being carried onto the public highway the driveways must be paved with a hard bound surface for a minimum of 5m in rear of the highway boundary.

- A positive means of drainage must be installed, as appropriate, to ensure that surface water from the driveways does not discharge onto the highway.

- Pedestrian to vehicle visibility of 2.0m x 2.0m above a height of 0.6m must be provided and maintained on both sides of the vehicular accesses.

- It was also noted in the consultation response that the application site is not affected by a Public Right of Way and that planning Permission does not give or imply permission for adoption of new highway or to implement any works within the highway and/or a Public Right of Way.

2. Earls Barton Parish Council - the Parish Council would like to request a site viewing meeting so that the following concerns can be considered and addressed: - street scene; - loss of light and privacy to neighbouring properties; - loss of amenity to neighbouring properties; - the impact that the development will have on parking in a street that already suffers from lack of parking for residents and visitors.

3. Northamptonshire County Council Archaeological Advisor - no objection to the proposals on archaeological Grounds.

4. Natural England - the proposal is within the zone of influence of the Upper Nene Valley Gravel Pits Special Protection Area (SPA), and therefore is expected to contribute to recreational disturbance impacts to the bird populations for which the SPA has been notified. Mitigation for these impacts is available via a financial contribution towards a strategic mitigation project, set out within the Upper Nene Valley Gravel Pits Special Protection Area Supplementary Planning Document. If the applicant agrees to this payment, then no Habitats Regulations Assessment report is required for this application.

5. BCW environmental protection officer - Environment Protection have no objections or comments to make on contamination issues for this application. They have however noted that as an authority we are looking for all developments to support

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sustainable travel and air quality improvements as required by the NPPF. The East Midlands region is looking to minimise the cumulative impact on local air quality that ongoing development has rather than looking at significance. Given this is a new application we'd look for the applicants to propose what measures they can take to support sustainable travel and air quality improvements and for these measures to be conditioned through the planning consent if the proposals are acceptable.

In addition, a key theme of the NPPF is that developments should enable future occupiers to make "green" vehicle choices and (paragraph) 35 "incorporate facilities for charging plug-in and other ultra-low emission vehicles". Therefore, an electric vehicle recharging provision rate of 1 vehicle charging point per unit (dwelling with dedicated parking) or 1 charging point per 10 spaces (unallocated parking) is expected. Please note that with regard to EV charging for residential units with dedicated parking we are not talking about physical charging points in all units but the capacity to install one.

It was noted that the provision of a cycle store was suggested which would be recommended. In addition, mitigation as listed below should be incorporated into the scheme:

Also highlighted that all gas fired boilers to meet a minimum standard of 40 mgNOx/Kwh or consideration of alternative heat or energy sources.

The adoption of an agreed protocol to control emissions from the construction site.

6. BCW landscape officer - it should be possible with protective measures to retain the apple tree and the pear tree which are shown on the plan. It certainly would not be possible to retain the Eucalyptus which does not appear to have been shown on the plan. This is the most obvious tree as seen from the road, but would become far too large for this location. The loss of some of the conifer hedge along the front to provide visibility will expose the dead inner growth of that to be retained which will not regenerate. New planting to mask this might be needed.

7. Comments from Households local to the site - objections have been received from 17 households local to the site. Their comments can be summarised as follows:

- Negative impact on adjoining property due to digging of foundations. - Rear extension will block light, reduce privacy and create an enclosed space in rear garden. - Loss of on street parking due to extra dropped kerb - Increased risk to children, pets and driver and pedestrians. - Will increase dangerous parking at junctions. - Overdevelopment and strain on local facilities. - The space is too small and will feel confined. - Loss of open space. - No party wall notice served of communication regarding the plans or consent. - Negative impact caused by density and over development. - The plans show a single storey covered area at rear of neighbouring property - this is actually a piece of corrugated plastic held up with wooden posts - made to prevent loss of light to the back of the house and provides a covered seating area. - Additional driveway will add increased risk to pedestrian, other drivers and highway safety -will the new driveway will mean two spaces on the street are lost.

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- Parking already an issue on the street. - Inconvenience of vehicles that will be needed during construction - delivery lorries etc. - Less access for emergency services, who regularly struggle when manoeuvring around the streets. - Concerned that the works will affect access to driveway an garage of nearby property. - Same objections as made on previous application still applicable - - Street is already overcrowded. - The addition of another home will negatively affect the street scene, the two properties set back from the road allows light into an otherwise tight victorian terrace street. - Loss of trees and bushes in the front garden will have a major impact on the local habitat. - Will encroach on privacy to property opposite. - Number 36 normally has more than 2 cars parked at the front, so less paces will make it worse. - Victoria Close is now restricted for residents who live there, causing fewer spaces for surrounding areas.

1 letter of support has also been received. The supportive comment can be summarised as follows:

- Do not think the proposal will have any impact on parking in the street. The house also looks like the other terraced houses so there does not seem to be any impact on the appearance of the street.

The applicant also provided a response to the previous officer's report which has been submitted during the determination of this application; (along with the other information as detailed above). The applicants response concluded that they considered contrary to the officers assessment, the appearance of the frontage and that of the balance of the pair of semi-detached houses no. 36 and no.38 will be more balanced than they are at present as quantified on drawing ref:16 - R131- 500a. Past 'land use' of this plot, its present and as proposed' appearance of the site frontage and street scene in Victoria St will, they believe, alter very little and is not harmful to the street. They consider that 'the appearance and openness of the site is not adversely affected by the proposed build and consider the officers concerns along with his supporting arguments are flawed. They have also noted in their comments that the site previously had a brick/garage that was attached to the flank wall and in line with the front principle wall of no. 34 Victoria Street. They also consider that the while the appearance of the site will alter due to removal of the Leylandii hedge to allow access for off road parking that they are not considered to have inherit value, and were planting to provide privacy to the side garden area of number 36 Victoria 36.

ASSESSMENT AND REASONED JUSTIFICATION The proposal raises the following main issues: - conformity with the development plan, and material considerations; - design, layout and the effect on the character and appearance of the surrounding area; - effect on trees and landscaping; - effect on the Upper Nene Valley Special Protections Area; - effect/impact on the living conditions of the neighbouring occupiers and the future

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occupiers of the development; - effect/impact on highway safety in relation to the proposed access arrangement and parking provision; - housing need and mix.

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

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

Policy 8 of the JCS and the SPD on 'sustainable design' require new development to be of a high standard of design, respect and enhance the character of its surroundings, and not result in an unacceptable impact upon the amenities of neighbouring properties or wider area; by reason of noise, loss of light or overlooking.

The application site lies within the Earls Barton village boundary, and proposes the creation of a new dwelling on an infill site. Policy 11 of the JCS at part 2 (b) is clear that small scale infill development will be permitted on suitable sites within the villages where this would not materially harm the character of the settlement and residential amenity, or exceed the capacity of local infrastructure and services. The policy goes on to note that part 2 Local Plans and/or Neighbourhood Plans may identify sites within or adjoining villages to help meet locally identified needs or may designate sensitive areas where infill development will be resisted or subject to special control.

Policy EB.GD1 of the Earls Barton Neighbourhood Plan, generally supports the principle of new dwellings within the built up areas of the village, however the policy is clear that any proposals must also satisfy all of the listed criteria. As such, whilst the principle of development is generally supported by policy 11 of the Joint Core Strategy and policy EB.GD1 of the Earls Barton Neighbourhood Plan, it is still necessary for the proposal to be considered in light of all of the specific criteria associated with these policies and the other development plan policies, the National Planning Policy Framework and other material considerations which are discussed below.

Design, Layout and the Effect on the Character and Appearance of the Surrounding Area JCS at policy 8 describes the principles that proposed development must take into account with regards to its effect on the character and appearance of an area. The policy at Part (d) (i) requires that development should create a distinctive and local character by responding to the site's immediate and wider context and local character to create new streets, spaces and buildings which draw on the best of that local character without stifling innovation. Part (ii) of the policy also notes that development should respond to the local topography and overall form, character and landscape setting of the settlement.

Policy EB.GD1 of the EBNP requires development to be of a scale, massing, density and design in keeping with the local character of neighbouring buildings and the village

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generally. In addition Policy EB.D1 of the EBNP is clear that any development proposals should be of a high standard of design and layout in keeping with the local character and should seek to utilise sustainable building techniques and materials wherever practical. The policy goes on to list a number of criteria that any new development must achieve including requiring development to perform well against all relevant locally adopted design guidance, including all of the criteria of the North Northamptonshire Sustainable Design Supplementary Planning Document.

The proposed new dwelling will be built adjoined to number 34 Victoria Street, and will be of a design that seeks to reflect the appearance of the row of terraces. The ridge height and eaves height will match that of the adjoining property. The property will be marginally wider than the adjoining property, and will have a squarer form than other properties on the street.

Whilst the design of the new dwelling generally reflects that of the nearby and adjoining properties, and has sought to take its design cues from the local street scene, it is not considered that the siting of the property is acceptable and is not considered to reflect the overall form and pattern of development of the street. The addition of a new terraced house at the end of the row, will alter the appearance of the street scene, which currently has two properties (number 36 and 38) set back from the road. This provides an interesting and attractive articulation in the street which contributes positively to the overall character and form of the street scene. The addition of a new dwelling in this gap, is considered to result in a harmful impact on the appearance of the street scene, and will detract from the contribution these two set back properties make to the appearance of the street scene and its overall form and character. This is considered to be contrary to policy 8 (d) (i) and (ii) of the JCS and policies EB.GD1 of the EBNP.

In addition to the harm that is caused to the street scene, it is considered that the relationship between the existing house at number 36 Victoria Street and the rear/side of the proposed new property is awkward, and serves to demonstrate the unsuitability of the site for a new dwelling. The siting of the new dwelling and its relationship with number 36 Victoria Street is considered to be contrived; the division of the curtilage associated with number 36 and its existing side garden and side extension, creates an awkward arrangement between the amenity space associated with number 36 and the rear garden and rear elevation of the proposed new dwelling. The partially obscured oriel window on the western flank elevation has sought to overcome potential overlooking issues from the rear bedroom of the proposed new dwelling; whist this could be considered an attractive design feature for the property, it is considered to serve to demonstrate the constraints and difficulties of this site in relation to the relationship between the existing property at 36 Victoria Street and the proposed new property.

The inclusion of a window to the rear of the property as an alternative is considered to have the potential to result in unacceptable overlooking and loss of privacy to number 36 Victoria Street, and as a habitable room, it would not be acceptable for this window to be obscure glazed. Whilst the oriel window has sought to overcome this constraint, it is not considered that it is a satisfactory resolution. In addition, it is considered that the resultant overly large expanse of blank elevation to the rear, where a window would be normally expected, results in an odd and unattractive design. Whilst an updated plan has been received from the applicant that now shows a false window detailing at the

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rear, it is still not considered that this offers a satisfactory resolution.

Overall the proposed new dwelling for the reasons set out above is not considered to be in compliance with policy 8 (d) (i) and (ii) of the JCS or policies EB.GD1 or EB.D1 of the EBNP.

Effect on Trees and Landscaping Comments have been received from the council's landscape officer, in respect of the proposals. The officer has advised that it should be possible subject to tree protection measures to retain the apple tree and the pear tree which are shown on the plans. It would not however be possible to retain the eucalyptus, which has not been shown on the plan. The comments indicate that this is the most obvious tree as seen from the road, but would become too large for this location. The loss of some of the conifer hedge along the front to provide visibility will expose inner growth of that which is to be retained, which will not regenerate. It has been suggested that new planting to mask this might be needed. In light of these comments, it is considered that the proposed new dwelling, and the creation of a new access to serve the existing house, will have an impact upon trees on the site. However it is consider that this could be suitably mitigated through tree protection and landscaping conditions and would not be a reason to refuse this application.

Effect on the Upper Nene Valley Special Protection Area The Upper Nene Valley Gravel Pits Special Protection Area/Ramsar site was formally classified by the UK government in 2011. It covers 1358 hectares in four local authorities: South Northamptonshire, Northampton, Wellingborough and East Northamptonshire. It is a composite site comprising 20 separate blocks of land and water fragmented by roads and other features, and located adjacent or close to urban areas.

SPAs are the most important sites for wildlife in Europe. It is a European designation, classified under the 'birds directive' (council directive 79/409/EEC) to provide increased protection and management for areas which are important for breeding, feeding, wintering or migration of rare and vulnerable species of birds.

A 'ramsar' site is a wetland of international importance designated under the convention of wetlands of international importance especially as waterfowl habitat. The SPA and ramsar site boundaries for the Upper Nene Valley Gravel Pits are identical, although the qualifying features are slightly different. References to the SPA should therefore be interpreted as including the ramsar site.

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

A supplementary planning document has been produced to help local planning authorities, developers and others ensure that development has no significant effect on the SPA, in accordance with the legal requirements of the habitats regulations. The SPD has been developed with Natural England and the RSPB.

Policy 4 of the JCS on biodiversity and geodiversity states that developments likely to have an adverse effect on the special protection area must satisfy the requirements of

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the Habitat Regulations and states that all new residential development within 3km of the SPA will result in a significant effect on the SPA. The 'in-combination' impact of proposals involving a net increase of one or more dwellings within the 3km radius of the SPA are concluded to have an adverse effect on its integrity unless avoidance and mitigation measures are in place.

An addendum to the SPA SPD provides further guidance for development within the 3km zone of the SPA and details the specific contributions that each new dwelling will be required to pay.

A Habitat Regulations Assessment to identify the likely effects of the proposed development on the SPA has been undertaken. It is considered that a planning decision on the merits of the proposed development can be taken as the required mitigation payment of £269.44 has been made under section 111 of the Local Government Act 1972.

National Space Standards The JCS at Policy 30 (b) requires the internal floor area of new dwellings to meet the National Space Standards as a minimum. The proposed new property is considered to meet the standards for a 2 storey 2 bedroom 3 person property, in respect of its overall internal floorspace and the other technical standards that are required.

Whilst it is noted that no provision is made on the plans for built in storage, it is considered that there is sufficient floorspace within the house that this could be provided and would not result in the overall widths of the bedrooms being reduced below the required technical standards. It is considered that this could be conditioned to ensure compliance and would not be a reason for refusal of this application.

It is acknowledged that the garden space that will be provided for the new dwelling will be small, measuring approx. 4.2m by 5.3m. However, Members are reminded that there is no minimum garden size that is required by any policy in the development plan or other technical guidance. If Members are minded to approve the application, once complete it would be the decision of the individual to decide if the outdoor amenity space is acceptable.

Effect/Impact on the Living Conditions of the Neighbouring Occupiers and the Future Occupiers of the Development The JCS at policy 8 (e) (i) details policy relating to the protection of amenity of neighbouring occupiers. The policy is clear that development should ensure quality of life and safer healthier communities by protecting amenity by not resulting in an unacceptable impact on the amenities of future occupiers, neighbouring properties or the wider area by reason of noise, vibration, smell, and light or other pollution, loss of light or overlooking.

Policy EB.GD1 of the EBNP is also clear that any proposals for residential development on infill sites must not result in an unacceptable loss of amenity for neighbouring uses through loss of privacy, loss of daylight or visual intrusion.

The applicant has sought to overcome some of the amenity issues that were identified by the Officer in the consideration of the application that was withdrawn. The two storey element of the house has been pulled in from the rear, with now just a single storey

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element which will project by 1m beyond the rear wall of the adjoining property at number 34.

Whilst not a householder extension, the proposed new dwelling will be attached to an existing dwelling, and as such the Residential Extension a Guide to Good Design SPG is considered to be a useful reference for considering the impact the proposed new dwelling may have on the amenity of the occupiers of the neighbouring properties. The SPG at section 4.1 provides guidance on considering the impact a proposed extension may have on the amenity and privacy of neighbouring properties. The SPG has guidelines on how far an extension (or in this case a new dwelling) can project beyond neighbours windows to ensure adequate light to their rooms. The guidance recommends that a single storey extension should not project beyond a line drawn at 60 degrees from the middle of the nearest ground floor window of a habitable room. The guidance also notes that a two storey extension should not project beyond a 45 degree line.

When a line is drawn from the closest ground floor rear window of number 34 Victoria Street to which the proposed new dwelling will be attached, the new dwelling does not project beyond the 60 degree or 45 degree line. It is therefore not considered that the new dwelling will result in any significant loss of light to the occupiers of this property, based on this assessment methodology. However, it is considered that due to the location of number 36 Victoria Street and its existing relationship with number 34 Victoria Street that the introduction of a new dwelling in this gap, will result in an unacceptable impact upon the amenity of the occupiers of number 34 Victoria Street, by way of an overbearing impact, and an unacceptable visual intrusion and sense of enclosure. This is contrary to policy 8 (e) (i) of the JCS and policies EB.GD1 of the EBNP.

In respect of the impact the new dwelling may have on the occupiers of number 36 Victoria Street, whilst it is considered that the proposed new dwelling will have an impact and will be built within the 45 degree line of their front window, it is not considered that this will result in any significant loss of amenity in respect of access to light, that it would be unacceptable.

The properties on the opposite (southern) side of the street are not considered to be unacceptably impacted by the proposals. The front of the property will follow the line of the existing row of terraces to which it will be attached, and will be of a similar design. As such, whilst this area of land is currently open, the introduction of a new dwelling in this position is not considered to result in any unacceptable impact upon the amenity to the properties that it will face onto. As such, whilst the comments of the nearby residents have been noted in this regard, and it is acknowledged that the currently open aspect will be infilled; this is not considered to be harmful to the amenity of the properties opposite the site.

In respect of privacy, it is necessary to also consider how the introduction of a new dwelling in this location, may impact upon the privacy that is currently enjoyed by the occupiers of the nearby and adjoining properties.

The windows to the front will look towards the properties on the opposite side of Victoria Street. The position of the windows is similar to that of other properties on Victoria Street. It is not uncommon for there to be a degree of overlooking towards the street

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scene in a residential area, and this provides a degree of natural surveillance. As such, it is not considered that the dwelling will cause an unacceptable overlooking or loss of privacy to the properties that face the site.

In respect of the rear windows, at the first floor only a bathroom with obscure glazing is proposed. The second bedroom is proposed to be served by an oriel window on the western flank elevation. The oriel window is proposed to be partially obscured with a solid panel on its north eastern side, to avoid overlooking to number 36 Victoria Street. Whilst the partial obscuring of the oriel window will ensure the privacy of the occupiers of number 36 Victoria Street, it is not considered that having a partially obscured window to a bedroom is a satisfactory solution to avoid overlooking. As such, it is considered that whilst the applicant has sought to overcome the overlooking impacts to the rear of the property it is not considered to be an acceptable solution. It suggest that there are fundamental issues with the position of the proposed new dwelling that it has been necessary to create an unsatisfactory partially obscured side oriel window to overcome the rear overlooking issues.

On balance it is considered that the new dwelling will result in an unacceptable impact upon the amenity of the occupiers of the adjoining property at number 34 Victoria Street, due to the introduction of a dwelling, which will have an overbearing impact and create a visual intrusion to the occupiers of this property. The application is therefore considered to be contrary to policies 8 (e) (i) of the JCS and policy EB.GD1 of the EBNP.

Effect/Impact on Highway Safety in Relation to the Proposed Access Arrangement and Parking Provision JCS policy 8 gives a number of requirements that new development should achieve with regards to highway, pedestrian and other sustainable transport matters. The policy is clear at part (b) (i) that development should make safe and pleasant streets and spaces by prioritising the needs of pedestrians, cyclists and public transport users and resisting developments that would prejudice highway safety. Part (ii) of the policy notes that development should ensure a satisfactory means of access and provision of parking, servicing and manoeuvring in accordance with adopted standards.

Northamptonshire highways have been consulted on this application and have raised no objection to the proposal. They have however made a number of recommendations in respect of this proposal, the majority of which have already been addressed by the applicant. As such, it is considered that there are no highways reasons that would support a refusal of the proposals, and that any technical highways requirement can be suitably covered by condition.

It is noted that there has been a significant level of concern raised locally about the level of parking provision, and the existing parking pressures along this road and in the area generally. The Northamptonshire County Council Parking Standards recommend that for a 2 bedroom property, 2 spaces are provided. The applicant has made provision for two off road parking spaces on the site, and whilst it is acknowledged that tandem spaces are not an ideal solution, NCC highways have not raised an objection to the application in respect of the proposed parking provision.

It is also acknowledged that concerns have been raised by local residents that the provision of an additional dropped kerb to serve the new property will remove the

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existing on street parking provision on the street, and make the local parking issues worse. Concern has also been raised about the access for construction vehicles to the site, and access for the emergency services. Whilst it is considered that the new dwelling and the additional dropped kerb will have an impact on parking provision in the area; the new dwelling will provide its own off street parking, and replacement parking provision will be made for parking to serve number 36 Victoria Street. As such, on balance it is not considered that there would be grounds for the application to be refused on highways safety or lack of parking provision, although it is accepted that parking on the street and locally is limited.

Housing Need and Mix Policy 29 of the JCS notes that new housing will be accommodated in line with the spatial strategy with a strong focus on the growth towns as the most sustainable locations for developments followed by the Market Towns. The policy goes on to say that other than small scale infilling (Policy 11) or rural exceptions schemes (Policy 13), levels of housing development in excess of the identified requirements for the named Villages and Rural Areas will only be permitted where tested and supported through Part 2 Local Plans or Neighbourhood Plans.

Table 5 of the JCS identifies specific housing requirements for the named settlements of Earls Barton, Finedon, Irchester and Wollaston and sets an overall requirement for the remainder of the rural area. These figures are derived from local evidence of need. The Neighbourhood Plan for Earls Barton was made on 19 January 2016 and has allocated a site for approx. 280 dwellings, which if delivered will meet their housing requirement as established by the JCS.

The Neighbourhood Plan acknowledges the role that windfall development can make to the housing supply in the village, and policy EB.GD1 allows for infill development, subject to it being demonstrated that it is in keeping with the local character, and will have no adverse effects on the amenity of neighbouring properties; through loss of privacy, loss of daylight, visual intrusion by a building or structure, loss of car parking, and additional traffic resulting from the development.

It is acknowledged that a new dwelling in Earls Barton will make a contribution to the housing supply for both the borough and the village, and the applicant in their Design and Access Statement has indicated that the dwelling could be built to satisfy Accessibility Category 2 (equivalent to Lifetime homes), and this could be controlled by condition. As such, it is noted that the new dwelling will make a contribution which is supported by policy. However, the contribution that will be made to the housing supply is not considered to be of such a significant number that it would outweigh any other harm that is caused by the proposed development. The village has made an allocation for a development of 280 houses as part of their NP, and it is considered that the allocated site will allow for the delivery of needed houses in the village. The allocated site can be carefully designed to ensure no unacceptable harm, to ensure compliance with the policies of the JCS and the EBNP. As such, on balance it is not considered that the contribution this new dwelling would make to housing supply in the village, outweighs the harm that is caused by its siting, on the appearance of the street scene and the amenity of the occupiers of no.34 Victoria Street.

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CONCLUSION It is acknowledged that the proposed new dwelling will make a contribution to housing in the borough and the village of Earls Barton. However, it is considered that on balance this does not outweigh the harm that is caused by the creation of a new dwelling in this location. The new dwelling is not considered to reflect the overall form, and character of the street scene and the locality, and is considered to have an unacceptable overbearing impact upon the amenity by way of a visual intrusion on the occupiers of number 34 Victoria Street. This is not in accordance with policy 8 (d) (i) and (ii) of the JCS and is contrary to policies EB.GD1 of the EBNP.

It is considered that fundamental issues with the siting and overall form of the proposed dwelling remains, and cannot be overcome or controlled via a planning condition. It is for this reason that the proposed development is considered to be inconsistent with the relevant development plan policies and in the absence of material considerations of sufficient weight, it is recommended that the proposal be refused.

RECOMMENDATION Refuse for the following reasons:

REASONS:

1. The new dwelling as a result of its siting will result in a harmful impact on the appearance of the street scene. The siting does not reflect the overall form and character of the street and wider area, and would result in an inappropriate infill development. This would be contrary to policy 8 (d) (i) and (ii) of the North Northamptonshire Joint Core Strategy and policy EB.GD1 of the Earls Barton Neighbourhood Plan.

2. The proposed new dwelling will result in an overbearing and visually intrusive development which will have an unacceptable impact upon the amenity of the occupiers of number 34 Victoria Street. This would be contrary to policy 8 (e) (i) of the JCS and policy EB.GD1 of the Earls Barton Neighbourhood Plan.

Link to Policies: http://www.nnjpu.org.uk/docs/Joint%20Core%20Strategy%202011- 2031%20High%20Res%20version%20for%20website.pdf

INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) Order 2015 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the proposed development is consistent with the relevant provisions in the framework.

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2. This refusal is based on the following plans and documents: - Energy Efficiency Statement (registered 2 February 2018) - Design and Access Statement (registered 2 February 2018) - Drawing: 16/R131/503 -Location and Block Plan (registered 5 February 2018) - Drawing: 16/R131/1A -Existing Floorplans and Elevations (registered 5 February 2018) - Drawing: 16/R131/500A Proposed Floorplans, elevations and location Plan (registered 13 March 2018) - 3D Shadow and Daylight Plan (Registered 13 March 2018) - Sunlight Assessment Report (Registered 13 March 2018)

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BOROUGH COUNCIL OF WELLINGBOROUGH

Planning Committee 18 April 2018

Report of the Head of Planning and Local Development

Case Officer Debbie Kirk WP/14/00175/FUL

Date received Date valid Overall Expiry Ward 14 March 2014 17 March 2014 16 June 2014 Swanspool

Applicant Mr Alan Staley

Agent Mr Neil Walker

Location Car Park Wellingborough Borough Council Jacksons Lane Wellingborough Northamptonshire

Proposal Demolition of an existing building at 48 West Street and redevelopment of part of car park on High Street, Wellingborough for 114 dwellings consisting of 85 houses, 29 apartments, roads, car parking, landscaping and boundary treatments. (Changes to layout, number of dwellings, house types and elevations, amended plans and updated documents.)

PLANNING HISTORY

WP/17/0714/FUL Permitted 15.03.2018 Demolition of structure at 48 West Street to prevent ongoing vandalism and blight to the area. The plot is subject to potential redevelopment as part of High Street regeneration scheme.

WP/1998/0330 Refused 19.10.1998 Erection of retail store with servicing and parking, shop unit, new TA hall and residential units, resident's car parking and formation of new access to High Street

WP/15/00669/FUL Permitted 15.02.2016 The demolition of the existing redundant and derelict structures at 17 and 18 High Street, Wellingborough

WP/2010/0024 Approved 15.03.2010 Demolition of buildings in connection with infrastructure provision on High Street and Town Centre (Application for Conservation Area).

WP/2012/0445 Refused 3.04.2013 Redevelopment of existing car park on High Street, Wellingborough for houses, apartments, a multi storey car park and retail. Including for the demolition of some redundant structures - Amendments including an increase in number of residential units from 128 to 133.

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WP/14/00175/FUL

Built Environment © Crown Copyright and database right 2018. Scale: Ordnance Survey 100018694. This map is accurate Legend 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A3 ± GetMapping PLC 1999 WP/14/00175/FUL - Car Park WBC Jacksons Lane, Wellingborough

Changes to design elevations and layout.

WP/2012/0452 Refused 3.04.2013 Redevelopment of existing car park on High Street, Wellingborough for houses, apartments, a multi storey car park and retail. Including for the demolition of some redundant structures - Amendments including an increase in number of residential units from 128 to 133. Changes to design elevations and layout.

Reasons for Committee Consideration:

- The application has attracted more than 4 objections; - This is a major development subject to a legal agreement; - This is a major development exceeding the threshold of delegated authority in the constitution.

THE SITE AND SURROUNDINGS The application site occupies a strategically important location on the edge of the town centre and lies wholly within the Wellingborough Town Centre Conservation Area. The site, which is in excess of 2.5 hectares, is roughly rectangular in shape and is bounded by Jacksons Lane to the north, Oxford Street to the south, West Street to the west and High Street to the east.

To the east, the site is bounded by the rear of two/three storey buildings that front onto the High Street consisting of A5 takeaway/A3 restaurant uses on the ground floor with C3 residential uses above. Oxford Street (A5128) is another main road, which runs along the site's southern boundary and serves high street shops and businesses as well as Morrison's supermarket with an open-air car park. Buildings here are generally between 2 and 4 storeys.

To the east along the High Street are several listed buildings, the most significant being Wellingborough United Reformed Church. This is an oval-shaped grade II* listed building constructed with a slate roof and ironstone typical of the local area. It is set back behind surrounding walls and railings within a grassed area. It currently has several community uses. Across the road on Queen Street is the Wellingborough campus of Tresham College.

The site is bounded to the west by the rear gardens of residential dwelling houses which front onto West Street. These are all semi-detached 2 storey properties of a uniform style, which are stepped to address the changing levels along the street. They also follow a non-consistent building line that addresses the curve of the street and are set back behind private front gardens. Their frontages are red brick and render, with red brick banding and arched brick surrounds to the front entrances. They have grey tile pitched roofs and central chimney stacks. They also have rectangular ground floor bay windows. Boundary treatments to the frontages consist of tall stone walls with iron pedestrian gates in-between. Boundaries between front gardens of the properties typically consist of close boarded fencing.

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To the north the site is bounded by Jacksons Lane, a narrow one-way road that leads westwards from High Street. This road currently serves a mix of uses consisting of a pair of two storey Victorian semi-detached dwelling houses, modern two and three storey apartment buildings, a pre-school nursery and commercial buildings.

The internal area of the application site is dominated by tarmac in the form of car parking areas with strips and bunds of established semi-improved grassland. Semi- mature and mature trees and areas of scrub are scattered across the site, with small areas of amenity grassland in the north western and south eastern corners. There is an existing residential building at 48 West Street in the southern corner of the site.

APPLICATION PROPOSAL AND BACKGROUND Background In April 2006 the council adopted the High Street/Jacksons Lane development brief to provide a clear development policy framework for the future redevelopment of the site and regeneration of the area.

Policy PS3 of the Town Centre Area Action Plan identifies that the site should be comprehensively redeveloped for mixed use development to include: - Approximately 220 dwellings comprising a mix of tenures and housing types - A new landmark campus for Tresham Institute - A hotel comprising 50 rooms and partially involving the conversion of the Grade II Queens Hall on the High Street - A relatively small quantum of shops and services, leisure and/or restaurant/café/bar and office space integrated into the mixed use scheme to enhance viability - Potentially an Innovation Centre providing incubation space for small businesses - Retention of approximately 200 parking spaces for public use - Cycle parking - A landscapes pedestrian and cycle network and two landscapes areas.

It should be noted that the red line of the current application does not form the entire extent of the allocated site in the Town Centre Area Action Plan (TCAAP).

The land uses suggested by the TCAAP have evolved over time. Since the adoption of the TCAAP was in 2009, there have been changes in circumstances in certain respects. For example Tresham now propose to redevelop their existing site and as such there is no longer a need for a new landmark campus to be included with this site. Similarly, there is no longer expected to be the increase in retail in the town centre as originally envisaged in that document.

The site is owned by the council and has been used as an informal car park for a number of years. It should be emphasised that it has a long standing allocation for redevelopment and therefore the use of the car park has always been temporary pending development.

The council has undertaken a procurement process and in March 2012 Keepmoat were identified as the 'preferred developer.'

A planning application submitted by Keepmoat on the 1 October 2012 to redevelop the site and construct 133 dwellings, a multi-storey car park and retail use (WP/2012/0445/FM) was refused planning on the 3 April 2013 due to the detrimental

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impact of the proposed development, particularly the multi-storey car park, on the character and setting of the Town Centre Conservation Area and adjacent listed buildings, the detrimental impact on the amenities of neighbouring residents and highway issues.

It should be noted that there was a delay in the consideration of this application partly due to an expression of interest in the site from a retail development company, which appeared to offer a different development scenario, which did not materialise further.

A revised planning application was received on the 14 March 2014 for 109 dwellings, 39 affordable apartments within an independent living facility (ILF) built on the site of the demolished Drill Hall, a new public plaza adjacent to High Street and at least 170 public surface level parking spaces.

Planning permission WP/17/00714/FUL was granted on 15 March 2018 for the demolition of a structure at 48 West Street to prevent ongoing vandalism and blight to area. The plot is subject to potential redevelopment as part of the current High Street regeneration scheme.

Application Proposal Following discussions the site area of the application has been amended which has resulted in the frontage of the High Street, including the Queens Hall and the Drill Hall being excluded from this application, resulting in a more compact developable area which no longer extends to the High Street frontage itself. That portion of land is now outside of the red line plan and is to be treated separately.

An amended detailed scheme was received on 31 May 2017 which seeks planning permission for a residential development consisting of 114 dwellings, including 85 houses and 29 apartments. It is proposed that 23 properties would be affordable housing and 91 would be in private ownership. The proposed development comprises of a mix of one to two bedroom apartments and two to four bedroom houses of up to three storeys. The proposed layout plan includes two principal vehicular access points; one from Jackson's Lane and one from Oxford Street/West Street via Derek Hooton Way. A number of dwellings would have direct access from Jackson's Lane and West Street frontages. An existing residential building in the southern corner of the site would be demolished.

The scheme would result in the removal of existing private and public car parking spaces from the development.

This application was accompanied by a residential travel plan Rev B (Amended 22.5.2017), flood risk assessment addendum Rev D (Amended 4.5.2017), transport assessment Rev B (Amended 22.5.2016), design and access statement Rev B (Amended May 2017), ecological appraisal (Amended April 2017), nocturnal emergence bat survey report (May 2017) archaeological desk based heritage assessment (Amended June 2016),written scheme of investigation (Amended 31 May 2016), ground investigation report (April 2017), a statement of viability (dated 8 August 2017) and a Transport Assessment Addendum (Amended 6/4/2018).

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

North Northamptonshire Joint Core Strategy (JCS) Policies: 1 (presumption in favour of sustainable development) 2 (historic environment) 3 (landscape character) 4 (biodiversity & geodiversity) 5 (water environment, resources and flood risk management) 6 (development on brownfield land and land affected by contamination) 8 (North Northamptonshire place shaping principles) 9 (sustainable buildings and allowable solutions) 10 (provision of infrastructure) 11 (network of urban & rural areas) 12 (town centres and town centre uses) 16 (connecting the network of settlements) 28 (housing requirements and strategic opportunities) 29 (distribution of new homes) 30 (housing mix and tenure)

Plan for the Borough of Wellingborough - Emerging Plan (PBW) Policies H1 (urban housing allocations) TC5 (public realm) TC7 (High Street/Jacksons Lane)

Town Centre Area Action Plan (TCAAP) 2009 Policies PS3 (High Street/Jacksons Lane) WTC15 (Public Realm)

Supplementary Planning Documents/Guidance: Sustainable Design Biodiversity Upper Nene Valley Special Protection Area Trees on Development Sites Planning Out Crime in Northamptonshire Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED 1. BCW planning policy officer - recommends that this is a key site to provide housing and help to regenerate Wellingborough town centre as well as contributing to the overall spatial strategy for North Northamptonshire. Progress on ensuring its delivery is therefore welcomed. The site is identified as part of Wellingborough's five year supply of deliverable housing land and progress to support its early delivery is therefore supported. Policy 30 of the JCS requires each dwelling to meets category two of the national accessibility standards and a proportion meets category three. In addition the national standards for areas of water stress should be applied as set out in

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policy 9 of the JCS. It is recommended that these are conditioned on any planning permission.

2. Environment Agency - recommends no objection has been raised to the amended application received on 31.5.2017. It is recommended that planning permission is only granted if a condition is imposed requiring the full details of a scheme including phasing, for the provision of mains foul sewage infrastructure on and off site. Without these conditions, the proposed development on this site poses an unacceptable risk to the environment and we would wish to object to the application.

3. BCW environmental protection officer - recommended no objection to the amended plans. Refer to previous comments from the environmental protection officer on position on this application.

The applicant has submitted a contaminated land risk assessment (Hydrock R/12227/001), in accordance with planning practice guidance, which has identified that further investigation and or remediation work is required so that the risks identified can be assessed and satisfactorily reduced to an acceptable level. A condition requiring a further report regarding remediation and verification to be submitted and approved by the local planning authority should be included in any planning approval.

The construction phase of the development has the potential to cause problems in terms of dust and noise. To limit the potential detriment of demolition and construction works on residential amenity, it is recommended that a condition is imposed on any planning permission requiring a site specific construction environmental management plan throughout the construction period.

With the development site within close proximity of one of the areas of the borough with the highest figure of Nitrogen Dioxide for passive monitoring it is recommended that a condition be imposed on any planning permission for an air quality report.

With the proposed development site located within the town centre which have the potential to cause noise, from adjacent takeaways/restaurants and the surrounding busy roads, it is recommended that a condition be imposed on any planning permission requiring an acoustic report on the existing noise climate at the development and an noise insulation measures required to mitigate the impacts from noise nuisance.

A condition should be imposed requiring a demolition method statement.

4. Northamptonshire Police - recommended that if the following comments were implemented they would reduce the likelihood of crime, disorder and anti-social behaviour occurring. This is in the interest of the security and quality life of future occupants of the development in accordance the North Northamptonshire Joint Core Strategy.

- The development should be built to attain the secured by design accreditation. - When the lighting scheme has been produced it is important that as well as adopted areas being considered that un-adopted areas are similarly treated for safety and security reasons. - All doors and windows in domestic dwelling should meet the requirements of approved document Q of building regulations. Northamptonshire Police recommend

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the use of 3rd party accredited products.

5. BCW housing - recommends the amended affordable housing mix and tenure is acceptable. Expect all units to comply with the national space standards and meet category 2 of the national accessibility standards as a minimum.

6. BCW conservation officer - recommends there is little or no impact on the setting of the listed buildings that are dotted around the site. The contribution to the conservation area is positive. No objections.

7. NCC local lead flood authority - recommends having reviewed the applicant's revised information it is recommended that conditions are imposed on any planning permission requiring full details of surface water drainage and a detailed scheme for the ownership and maintenance for every element of the surface water drainage system for the site. Without these conditions, the proposed development on this site may pose an unacceptable risk of surface water.

8. Anglian Water - recommends there are assets owned by Anglian Water or those subject to an adoption agreement within or close to the development boundary that may affect the layout of the site. Anglian Water recommended that an informative should be added informing developers of this. Confirm that there is capacity for foul drainage flows from the site at Broadholme Water Recycling Centre and the sewerage system at present has capacity for flows from the development. The surface water strategy/flood risk assessment is acceptable. It is recommended that a condition be imposed that no hardstanding areas to be constructed until the works have been carried out in accordance with the surface water strategy.

9. NCC archaeological officer - recommends that a condition is imposed requiring the implementation of a programme of archaeological work in accordance with a written scheme of investigation.

10. Historic England - recommended that the application should be determined in accordance with national and local policy guidance, and on the basis of your specialist conservation advice. No comments on the amended scheme. Consider it regrettable that the opportunity had not been taken to find new uses for the historic buildings on the eastern side of the site abutting the High Street.

11. Natural England - recommends the advice provided in our previous response dated 20th July 2016 applies equally to this amendment. This proposal is located within the area where a financial contribution is required for mitigation. This is in line with the mitigation strategy once adopted. Currently the contribution is £269.44 per new dwelling. Mitigation will include both Strategic Access Management and Monitoring and Infrastructure Projects to reduce disturbance of birds from visitors.

12. BCW landscape officer - recommends there is a wide range of proposed planting here and if it thrives this should be a good scheme. Maintenance is as always absolutely crucial and assurance is needed that there is an adequate defects period for replacing failed plants in the establishment phase and communal areas will continue to be maintained. Request that additional planting be provided outside plots 99, 79 and 107.Specimen trees as shrubs be provided along the cycleway.

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13. Highways England - recommended no objections.

14. Northamptonshire Highways - recommends that the changes to the highways access arrangements which include making a section of Jackson's Lane two way and enhancement's to footway provision on Jackson's Lane and West Street and the funding of a on month bus pass (such as the Stagecoach megarider ticket) for all households upon occupation are secured through a section 106 agreement. A condition should be imposed for the agreement and implementation of a construction management plan to include vehicle routing and timings.

15. Civic Society - object to the current application on the grounds of loss of car parking; Although the traffic census says the multi-storey car park is underused this does not address the fact that it is long walk uphill to the area served by Jacksons Lane car park and is closed from early evening; Jackson Lane carpark is used in the daytime for weddings, funerals, takeaways, restaurants and in the evening for these and the United Reformed Church and friends meeting house for functions and meetings; Members have noted that the Jacksons Lane carpark is well used in the evenings; the proportion of car parking to housing does not take into account that residents could have two or more vehicles adding to on street-parking; Most garages are now used for storage and some are not wide enough for modern vehicles; If the housing on the area bordered by West Street, Derek Hooton Way and the new internal road, was moved to the High Street. Jacksons Lane corner at present a vacant plot; it would leave an ideal place for car parking;

16. Ward Councillor - who agrees that the area needs redevelopment and 48 West Street needs to be demolished and that piece of land utilized, there are concerns over the impact of the row of houses built in its place, on the residents living on the opposite side of West Street. Currently 48 West Street is elevated and set back from the pavement. The plans show that the new row of houses built there will be closer to the pavement and thence closer to the houses opposite and will have a detrimental effect on both light and privacy, especially for the residents of the former chapel.

In addition to the close sighting of the new houses to the old, there are trees planted on the edge of the path. In favour of additional trees and landscaping, however the type of tree planted may impact on those living opposite and so this needs rethinking.

The largest number of complaints received, come from the lack of parking for those living in the area. Losing the car park to this development will have a huge impact on the surrounding areas, which are used for parking by residents and those who work in the town centre.

Welcome the development of much needed housing in Wellingborough and being close to the town centre, it will be positive for the growth of the town. However this development cannot be agreed without considering the impact of losing a large car park. Shoppers and those working in the town use it and the multi-storey car park is the other side of the town centre and open limited hours. As a council, the Town Centre Regeneration Working Party need to meet to consider this planning proposal and make comments, as a group, taking into account the need for housing and the need for parking which meets the needs of residents, workers and visitors.

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17. Neighbours - following re-notification dated 21.2.2018.

Twenty-eight letters of objection have been received from the occupiers of neighbouring residential and commercial properties in the vicinity of the application site raising the following:

- object to the placement of two storey houses on plots 80 and 81as they would be built closer than an existing building to grade II listed buildings result in loss of privacy and light; - plots 80 and 81 are not sympathetic or in keeping with adjacent buildings on the opposite side of West Street, three of which are all listed; The external elevation of these homes contains sash windows, local stone, arched window headers and traditional Flemish bond brickwork; the development provides an opportunity to add value to the street and extend these quality features to plots 80-85 which face these listed buildings; - the proposed plots in modern contemporary will not enhance or preserve the areas character; - object to placement of 2.5 storey house on plot 51 to rear of property in West Street as it will result in loss of light; - loss of parking for visitors and workers using the nearby united reformed church; users of a nearby pre-school; users of the shops; users and owners of businesses in the town centre; - no replacement of residential parking at the bottom of West Street which is due to be lost under this scheme due to plot 98; Many properties in West Street with no on plot parking rely on this parking; - not clear how many parking spaces will be available to the general public; - increase in people using the one way system, more congestion and increase in air pollution form stationery/slow moving vehicles if users of the town centre are expected to use the Swansgate multi storey car park; - effects on neighbouring streets additional traffic using the roads and from additional parking as a result of the loss of the existing car park; - significant increase in housing developments in the Wellingborough area through Stanton Cross and Glenvale Park developments, question whether should reduce publicly available car parking; - effect on existing community facilities such as schools and doctors surgery; - loss of privacy into rear garden and habitable rooms; - scale of development should all be two stories only and no three storey development; - effects of construction works on Jackson Lane and adjacent businesses and occupants of residential properties; - the design of the proposed dwelling houses and flats would not be in keeping with the local heritage and conservation area; - inadequate on plot parking for occupants, 90% families have more than one car; - The Swansgate car park closes at 6.30pm and would not fit in with hours of operation of some business which operate beyond 6.30pm; - there may be an increase in anti-social behaviour if flats and houses are built are the car park.

Nineteen letters of objection from an interested party who do not reside in the vicinity of the site who raises objections in relation to:

- loss of car parking particularly for users of the united reformed church, Salem Hall,

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workers and visitors using town centre particularly from the north; - loss of late night parking as after 18:30 including weekends the Swansgate car park is closed resulting in pubs, clubs, gyms and potentially the theatre losing customers due to a lack of late night parking; - do not consider that there is sufficient spare capacity nearby to accommodate the spaces being lost; - unreasonable to expect users of the church who includes mums, the elderly and those with disabilities use the Swans gate car park, which is uphill and would take 10 minutes for the average person to walk too; - the submitted transport statement is considered to fail to assess the full impact of the development in respect of loss of public parking spaces at the site; - no supporting evidence to show that 116 spaces can be retained on adjacent land outside of the application site; - increase in air pollution in this part of the town; - add to crime and anti-social behaviour in the area; - increase congestion in the town centre as people have to travel to other car parks in the town; - no need for extra housing in town centre due to the extra housing being provided at Stanton Cross; - errors on the amended application form and incorrect completion of certificate of ownership; - BCW adopted local planning application requirements state it is necessary to demonstrate how proposed buildings and extensions relate to existing site levels and neighbouring development; - there is no provision for visitor parking within the development; - the service roads are too narrow for vans to stop and park when calling close to properties; - need more shops in town centre not more houses.

ASSESSMENT AND REASONED JUSTIFICATION The proposal raises the following main issues: - conformity with the development plan and material considerations; - design, layout and the effect on the character and appearance of the surrounding area; - effect on landscape visual amenity; - effect on heritage assets; - effect on archaeology; - effect on flood risk and surface water drainage; - effect on biodiversity; - effect on the Upper Nene Valley Special Protection Area; - effect/impact on the living conditions of the neighbouring occupiers and the future occupiers of the development; - effect/impact on highway safety in relation to the proposed access arrangement and parking provision; - contamination; - crime and disorder; - housing mix and tenure; - sufficiency of the planning obligations to secure community benefits and mitigate existing infrastructure.

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

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

Policy 8 of the JCS and the SPD on 'sustainable design' require new development to be of a high standard of design, respect and enhance the character of its surroundings, and not result in an unacceptable impact upon the amenities of neighbouring properties or wider area; by reason of noise, loss of light or overlooking.

In addition to the specific NPPF requirements set out above, paragraph 66 states that 'applicants will be expected to work closely with those directly affected by their proposals to evolve designs that take account of the views of the community. Proposals that can demonstrate this in developing the design of the new development should be looked on more favourably.'

This site was allocated in the Wellingborough Town Centre Area Action Plan (TCAAP) 2009 as a key site to help to regenerate the town centre. Policy PS3 sought to deliver a mixed use scheme with approximately 220 dwellings alongside a new facility for the Tresham College and Innovation Centre, a hotel, shops and services and a public car park. Tresham College are now remaining on their current site and the Innovation Centre is not trading, therefore these uses no longer need to be accommodated on this site.

The Town Centre Area Action Plan is currently under review and will eventually be replaced by the plan for the Borough of Wellingborough (PBW). The emerging draft published in April 2016 continues to identify this site as a key regeneration opportunity however policy TC7 now envisages a predominantly residential scheme. It anticipates that proposals should include an active frontage along the High Street, car parking for general public use and a relatively small proportion of other town centre uses. This application does not include the entire allocated site in particular it does not include the High Street frontage.

As part of the work that is being undertaken on the plan for the Borough of Wellingborough (PBW) the occupancy of car parks has been surveyed throughout the town. In addition, car parking has been monitored in the town centre since 2008 and the general trend indicates that car parking demand is dropping overtime. Survey's carried out in 2015 indicated that the High Street car park only had 64% average occupancy in 2015. The multi-storey car park was only 54% occupied in 2015. Since the longstanding allocation exists on the site, its redevelopment from car parking would then mean that car parking may be displaced. However, since the multi-storey car park has spare capacity, this displacement is capable of being met in the multi-storey car park. The future provision of car parking in the town centre is being considered further as part of development of the PBW and will identify an appropriate range of car parking spaces needed to accommodate the anticipated growth, in conjunction with the growth and impacts associated with Rushden Lakes within the town up to 2031.

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The site will deliver 114 dwellings which would count towards our 5 year housing land supply. The principle of the development of the existing car park, particularly in view of its longstanding allocation for development, for housing would be acceptable, subject to compliance with other national and local planning policies and material planning considerations which are set out in detail below:

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

The site has been laid out with external and internal frontages to existing or proposed roads and buildings which are located on corners have been specifically designed as gateway buildings with animated dual frontages. The proposed cycleway/footway which runs through the development has been designed to have dwellings fronting onto the route. The urban designer's recommended that the cycleway/footway should be tree lined on either side with a feature in the middle, however the council's tree officer considered that the dwellings were positioned too close to the cycleway/footway to be tree lined on either side herbaceous plants and shrubs have been agreed to be planted on the frontages on either side of this route.

Northamptonshire highways sought to ensure that permeable footpaths were created throughout the layout to the town centre and adequate turning heads and visibility splays were provided to ensure that refuse vehicles could manoeuvre within the proposed development. Northamptonshire Police sought the number and size of rear parking courts to be minimised within the layout, those which have been provided are gated.

The development is set behind the High Street, with a number of properties in West Street fronting onto the site and in Jackson's Lane. The buildings contained within the area surrounding the site has evolved over time and contains a mix of two and three storey historical styles and more modern contemporary styles and designs. The scale of the proposed development would consist of a mix two and three storey flatted blocks, terraced, semi-detached and detached dwelling houses. The scale of the development has been amended to ensure that the proposed development which fronts onto West Street is not more than two storeys with three storey development blocks fronting onto Jackson Lane and being contained within the development site. The scale of the proposed amended development would be consistent with that in the surrounding area.

The design of the proposed dwellings would consist of a mix of modern contemporary and traditional taking account of the mix of the development styles in the surrounding area and provide an interesting transition for people moving within the site. A range of materials would be used including brick, cladding, render.

Some of the garden depths and overall sizes are small however the council does not have a standard for garden depths, widths or areas. Each dwelling house would have a rear garden and private amenity space. The application could not be refused on the depth or area of garden. The site lies within an urban area and is within walking distance of Croyland Park, a large area of public open space.

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The proposed development would respond to the local topography and the overall form, scale and urban landscape setting of the sites immediate and wider area.

Neighbour objections have been received in relation to the design, layout and effect on the character and appearance of the surrounding area.

The amended layout and design would comply with policy 8 (d) (i) and (ii) of the JCS.

Effect on Landscape Visual Amenity Policy 3 (a), (b) and (e) of the JCS states that development should be located and designed in a way that is sensitive to its landscape setting retaining and where possible enhancing the distinctive qualities of the landscape character area which it would affect.

The site currently predominantly consists of hard surfacing for parking with accesses into the site from the High Street, Jacksons Lane and Derek Hooton Way, however, around the car park edges towards north west corner there is an artificial raised bank which is covered in grass and contains semi-mature trees and serves as an informal area of public open space with a pedestrian footway running though the centre. To the south west are small areas of scattered trees, grassland and scrub vegetation. Most of the sites existing trees are young or small and do not significantly visually contribute to the wider townscape. There are no existing landscape features which are considered important to retain within the proposed development scheme.

An amended detailed landscaping scheme has been submitted which includes a mix of either hedge, shrub, garden and street trees being planted on the frontages of each dwelling, adjacent to the parking courts and the footway/cycleway. This planting would enhance the landscape setting of the development and mitigate for any existing shrubs and trees lost as a result of the proposed development. The council's landscape officer considers that the proposed detailed landscaping scheme consists of a wide range of planting and once it becomes established should be a good scheme.

Neighbour observations have been raised in relation to the effect on the landscape visual amenity.

The proposed development would comply with policy 3 (a), (b) and (e) of the JCS.

Effect on Heritage Assets: Conservation Area, Setting of Listed Buildings, Archaeology The council is required by section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 to have special regard to the desirably of preserving the setting of a listed building.

Policy 2 (a), (b) and (c) of the JCS sets out the policy background for the protection, preservation and enhancement of the historic environment.

The salient part of policy WTC12 says that buildings, and their setting, which form part of the architectural and historic fabric of the town centre will be protected.

With regards the NPPF, chapter 12 sets out the government's advice on conserving and enhancing the historic environment. Paragraph 133 sets out its guidance where a proposed development will lead to substantial harm to or total loss of significance of a

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designated heritage asset. Paragraph 134 advises on development proposals which will lead to less than substantial harm to the significance of a designated heritage asset. The paragraph goes on to say that the harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.

The application site lies between High Street, Jacksons Lane and West Street. The existing site is made up of car parking and contains one detached house, number 48 West Street, which has recently received planning permission under reference WP/17/00714/FUL to be demolished. The site lies within the town centre conservation area and there are a number of listed buildings in close proximity to the site. The council's conservation officer has assessed the impact that the development would have on each of the listed buildings which lie adjacent to the site boundary and the buildings or settings which could be affected by the proposed development are set out below:

The former Methodist chapel on West Street is listed grade II and would lie opposite to plot 80, a proposed two storey house. Plot 80 would be set back from the road, on a lower ground level and the overall height of the proposed roof would be lower than the existing dwelling at 48 West Street. A revised site section of plot 80 and the former Methodist Chapel shows that the proposed dwelling would be positioned on a lower ground level than the existing dwelling at 48 West Street. An existing stone boundary wall would be retained and would screen ground floor habitable rooms in the front of plot 80. The council's conservation officer considers the proposed dwelling on plot 80 to have less impact on the setting of the former Methodist chapel than the existing dwelling house at 48 West Street.

Number 29 West Street is a three storey property, set directly adjacent to West Street and is listed as grade II. Plot 81 would lie opposite, a two storey house, which would be set back, from the edge of the footway and would have little impact on number 29 West Street or its setting.

The stone wall that exists opposite to the former Methodist chapel forming the boundary of West Street is an important element of the historic fabric of the former buildings that were on the site and the council's conservation officer recommends that this wall should form the front boundary of plot 80. On the section details of the currently amended scheme the stone wall would be retained and a 2 metre wide footpath would be constructed to the rear, a low boundary brick wall with brick piers and 0.9 metre metal hoop would be constructed along the front boundaries of plots 80 and 81, the footpath would connect back to the town centre. The footpath was requested by the Northamptonshire highways as there is currently no foot path along this section of West Street.

Leighton Coach House lies outside of the site boundary and is listed as Grade II. The nearest plots will be 72 and 99. Plot 72 would face the coach house and plot 99 would be at 90 degrees, the side of the property would face the coach house. The amended side elevation wall of plot 99 includes a window serving a lounge on the first floor and bedroom on the second floor, these changes would animate this elevation of the building and enhance the setting of Leighton Coach House. The amended boundary treatment plan shows a 1.8 metre high close boarded fence between plot 99 and the boundary with Leighton Coach House. This is considered to be an appropriate boundary treatment and would not detract from the setting of the adjacent listed

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building.

The rear of Queens Hall is listed as grade II and would be visible from plots 67 to 72 there would be little impact on the hall which faces in the opposite direction or its setting.

The United Reform Church is listed Grade II* and is situated on the opposite side of High Street. The reduction of the scale of the proposed development site has lessened the impact on the church and it's setting to minimal.

Numbers 2-3 Broad Green and an adjacent barn are listed as Grade II. The section of Jacksons Lane which lies in front of the listed barn would be would be widened to accommodate two-way traffic movements. Although this change could increase the number of vehicle movements the loss of the existing car park and replacement with a housing scheme would probably reduce the overall number of vehicular movements. The council's conservation officer considers that the introduction of a footway adjacent to the barn and other properties fronting Jacksons Lane would be beneficial.

Number 21 High Street is listed as grade II and lies opposite to the turning into Jacksons Lane. The council's conservation officer considers that there would be no significant impact from the site.

West End House 60 Oxford Street is listed as grade II*. Plots 99 to 113 would have some potential view of West End House and also from the rear and side windows of Oxford House you would see glimpse views of some of these plots. The council's conservation officer considers that there would be no significant effect on the setting of the house.

Numbers 30 and 30a High Street is listed grade II. There would be glimpse views only of the site, from plots 35 and 67. The council's conservation officer considers that there would be no impact to the listed building.

The proposed development would be little or no impact on the setting of the listed buildings that are located around the edges of the site.

Conservation Areas Section 72 (1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on a decision maker to pay special attention to the need to preserve and enhance the character or appearance of a conservation area.

Paragraph 138 of the NPPF informs that not all elements of a conservation area will necessarily contribute to its significance.

The courts have held (South Lakeland DC v Secretary of State for the Environment, [1992] 2 WLR 204) that there is no requirement in the legislation that conservation areas should be protected from all development which does not enhance or positively preserve.

Whilst the character and appearance of conservation areas should always be given full weight in planning decisions, the objective of preservation can be achieved either by development which makes a positive contribution to an area's character or appearance,

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or by development which leaves character and appearance unharmed.

Having considered each of the affected listed buildings the conservation area as a whole should be considered. Policy 126 of the NPPF requires new development to make a positive contribution to local character and distinctiveness. The council's conservation officer's considers that the proposed development as a whole would make a small but positive contribution to the conservation area in developing a site that has had various buildings over many years but is currently not built on.

The council's conservation officer considers that the contribution of the proposed development to the conservation area would be positive. The proposed development would consist of a mix of modern contemporary and traditional building designs with modern materials. The proposed dwellings which front onto existing development within the town centre conservation areas would consist of a positive blend of frontages which break up the rhythm and form of development.

Neighbour objections were received in relation to the effect on the setting of adjacent listed buildings and the setting of the town centre conservation area.

The proposed development would comply with policy 2 (a), (b) and (c) of the JCS.

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

With regards the NPPF, section 12 sets out the government's advice on conserving and enhancing the historic environment and in particular paragraph 128 advises that, where appropriate, when determining an application which could affect a heritage asset with archaeological interest the council should, where appropriate, require developers to submit a field evaluation.

The Northamptonshire archaeological officer originally recommended test pitting was carried out to identify if any areas of national significance were present within the development area that would form a constraint on development prior to a decision being made on this planning application. Following discussions with the archaeological officer it was agreed that in this instance it was fair, reasonable and practicable for a condition to be imposed on any planning permission requiring the implementation of a programme of archaeological work in accordance with a written scheme of investigation.

Neighbour objections were received in relation to the effect on archaeology.

The development would comply with policy 2 (d) of the JCS.

Effect on Flood Risk and Surface Water Drainage The JCS at policy 5 sets out a raft of sub policies aimed at preventing or reducing flood risk.

The NPPF at chapter 10 sets out the government's views on how the planning system should take into account the risks caused by flooding. The planning practice guidance

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under the chapter entitled 'flood risk and climate change' gives detailed advice on how planning can take account of the risks associated with flooding in the application process.

The surface water strategy/flood risk assessment submitted with the planning application relevant to Anglian Water is acceptable. It is recommended that the agreed strategy is reflected on any planning permission.

The Lead Local Flood Authority have reviewed the information contained within the flood risk assessment addendum, rev D prepared by Travis Baker dated 4th May 2017, the micro-drainage File 16137 dated 31st October 2016 and drawing 103 entitled surface water drainage area plans prepared by Travis Baker dated 7th November 2016 and have recommended that conditions are imposed on any planning permission requiring full details of surface water drainage and a detailed scheme for the ownership and maintenance for every element of the surface water drainage system for the site. The lead local flood authority has confirmed that the impacts of surface water drainage will have been adequately addressed at this stage. Without these conditions, the proposed development on this site may pose an unacceptable risk of surface water.

Neighbour objections were received in relation to the effect on flood risk or surface water drainage.

The development would comply with policy 5 of the JCS.

Foul Sewage JCS policy 6 requires new development to be supported by the timely delivery of infrastructure.

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

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

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

Anglian Water has confirmed that the foul drainage from this development is in the catchment of Broadholme Water Recycling Centre. This and the sewerage system have

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capacity for these flows.

No objection has been raised by the Environment Agency to the amended application. They recommended a condition requiring the full details of a scheme including phasing, for the provision of mains foul sewage infrastructure on and off site. Without these conditions, the proposed development on this site poses an unacceptable risk to the environment and the Environment Agency would object to this application.

Neighbour objections were received in relation to the effect on foul sewage.

The development would comply with policy 6 of the JCS.

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

Chapter 11 of the NPPF gives advice on how local planning authorities should prevent new development from being adversely affected by unacceptable levels of noise pollution. The NPPF further advises that decisions should aim to avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development.

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

The council's environmental protection officer has not identified noise emanating from the development once constructed as an area of concern.

With regards to the internal acoustic environment, i.e. the noise levels which future residents inside their property would likely be subjected to, due to the proximity of parts of the application site to busy main roads and evening town centre uses for example takeaways/restaurants and public houses, it is recommended by the council's environmental protection officer that a condition be imposed requiring an acoustic report on the existing noise climate and any noise mitigation measures which will be required to ensure that noise nuisance will not be caused to the future occupiers of the residential accommodation located closest to the main road and town centre uses.

Notwithstanding the planning issues discussed here, it should be identified that the council's environmental protection service has powers to deal with any unacceptable noise the development may create as necessary under the provisions of the Environmental Protection Act 1990.

The demolition of an existing residential building on the site, and the construction phase in general has the potential to cause problems in terms of dust and noise to the residential amenities of neighbouring properties. A demolition method statement has been recommended to address this issue.

Neighbour objections were received in relation to noise generation during the construction phase and from the future residents of the proposed development.

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The development with the imposition of conditions requiring an acoustic report identifying existing sources of noise nuisance and mitigation measures and a construction environmental management plan would comply with policy 8 (e) (ii) of the JCS.

Air Quality The JCS at policy 13 (l), amongst other things, requires development not to result in an unacceptable impact on neighbours by reason of pollution.

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

Chapter 11 of the NPPF offers broad advice on how local planning authorities should prevent both existing and new development from being adversely affected by unacceptable levels of air pollution.

The PPG states that 'It is important that the potential impact of new development on air quality is taken into account in planning where the national assessment indicates that relevant limits have been exceeded or are near the limit.'

The council's environmental protection officer has identified that the development site lies within close proximity to one of the areas of the Borough with the highest figure of nitrogen dioxide for passive monitoring. A condition is recommended requiring an air quality report including any mitigation measures.

Neighbour objections were received in relation to the effects on air quality.

The development with the imposition of a condition requiring an air quality report and mitigation measures would comply with policy 8 (e) (ii) of the JCS.

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

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

The NPPF at chapter 11 'conserving and enhancing the natural environment' sets government views on minimising impacts on biodiversity, providing net gains where possible and contributing to halt the overall decline in biodiversity.

An updated ecological appraisal dated April 2017 and a nocturnal emergence bat survey report dated May 2017 both by Ecus Ltd environmental consultants accompanied the application.

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The appraisal states that "the site is highly urbanised and located within the centre of Wellingborough. The eastern and southern perimeters are dominated by commercial buildings along High Street and Oxford Street, whilst the internal area of the site is dominated by tarmac in the form of car parking areas with strips and bunds of established semi improved grassland. Semi-mature and mature trees and areas of scrub are scattered across the site, with small areas of amenity grassland present in the north western and north eastern corners".

All habitats on site are considered to be of importance to nature conservation at the site level only. Removal of a number of scattered trees and areas of scrub will be required to accommodate the proposed development. Due to the small extent and isolated nature of these habitats on site and an abundance of similar habitats locally, the land take is not considered to represent a significant impact to nature conservation.

New trees and areas of native planting have been included within the amended detailed landscaping plan which accompanied the application and would enhance the nature conservation value of the site.

The proposed development includes the demolition of an existing residential building to the south of the site and the removal of all existing habitats presents within the boundary. The building on site has been assessed as having a low potential for roosting bats. To establish whether this building supports roosting bats, one nocturnal emergence or dawn re-entry survey was carried out during the bat activity season in line with good practice guidelines published by the Bat Conservation Trust. It is recommended that a condition be imposed requiring the installation of integrated bat boxes within the fabric of new buildings to comply with advice in the NPPF and ensure that opportunities to incorporate biodiversity in and around developments can be achieved within this development.

It is recommended that due to the presence of suitable habitats on site, vegetation clearance should be undertaken outside of the nesting bird season, which extends between March - September inclusive. If this is not possible then any vegetation removed should be checked by an experienced ecologist for nesting birds immediately prior to any works commencing. It is recommended that a condition requiring the installation of integrated bird boxes either within the fabric of new buildings or bird boxes within the new trees to comply with advice in the NPPF and ensure that opportunities to incorporate biodiversity in and around developments can be achieved within this development.

Wall cotoneaster which is listed on schedule 9 of the Wildlife and Countryside Act 1981 was identified on the site during the survey. It is recommended that the presence of this species is addressed during the works through eradication or prevention of spread.

No neighbour objections were received in relation to biodiversity.

The development with the imposition of conditions requiring integrated bat and bird mitigation measures would comply with policy 4 of the JCS.

Effect on the Upper Nene Valley Special Protections Area The Upper Nene Valley Gravel Pits Special Protection Area/Ramsar site was formally classified by the UK government in 2011. It covers 1358 hectares in four local

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authorities: South Northamptonshire, Northampton, Wellingborough and East Northamptonshire. It is a composite site comprising 20 separate blocks of land and water fragmented by roads and other features, and located adjacent or close to urban areas.

SPAs are the most important sites for wildlife in Europe. It is a European designation, classified under the 'Birds Directive' (council directive 79/409/EEC) to provide increased protection and management for areas which are important for breeding, feeding, wintering or migration of rare and vulnerable species of birds.

A 'Ramsar' site is a wetland of international importance designated under the convention of wetlands of international importance especially as waterfowl habitat. The SPA and Ramsar site boundaries for the Upper Nene Valley Gravel Pits are identical, although the qualifying features are slightly different. References to the SPA should therefore be interpreted as including the Ramsar site.

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

A supplementary planning document has been produced to help local planning authorities, developers and others ensure that development has no significant effect on the SPA, in accordance with the legal requirements of the habitats regulations. The SPD has been developed with Natural England and the RSPB.

Policy 4 of the JCS on biodiversity and geodiversity states that developments likely to have an adverse effect on the special protection area must satisfy the requirements of the Habitat Regulations and states that all new residential development within 3km of the SPA will result in a significant effect on the SPA. The 'in-combination' impact of proposals involving a net increase of one or more dwellings within the 3km radius of the SPA are concluded to have an adverse effect on its integrity unless avoidance and mitigation measures are in place

An addendum to the SPA SPD provides further guidance for development within the 3km zone of the SPA and details the specific contributions that each new dwelling will be required to pay.

A Habitat Regulations Assessment to identify the likely effects of the proposed development on the SPA has been undertaken. It is considered that a planning decision on the merits of the proposed development can be taken once a mitigation payment of £269.44 per dwelling is made. For 114 dwellings a total contribution of £30,716.16 is required to mitigate the impact of the development on the SPA. The applicant has agreed to enter into a section 106 agreement which would include the mitigation payment of £30,716.44.

On the basis of a S106 agreement being completed which includes a mitigation payment towards the SPA the proposed development would comply with policy 4 of the JCS.

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Effect/Impact on the Living Conditions of the Neighbouring Occupiers and the Future Occupiers of the Development The JCS at policy 8 (e) (i) details policy relating to the protection of amenity of neighbouring occupiers.

At paragraph 17 of the NPPF, under the title of 'core planning principles' the government requires new development to provide 'a good standard of amenity for all existing and future occupants of land and buildings.'

The comments of the nearby residential occupiers with regards their views on how the proposed development would affect them are noted. However, it is thought that the scheme would not have such a significant effect on the standard of amenity which is currently enjoyed by the adjacent residential occupiers in relation terms of loss of privacy or loss of light as the standard back to back spacing and separation distances of 22 metres and rear to flank elevation distances of 13.7 metres would be either met or exceeded. In relation to front to front distances the council has no specific spacing and separation standards. On Jackson's Lane the narrowest front to front distance would be between number 15 and plot number 11 however a distance of 15.5 metres would be retained between the buildings. On West Street the narrowest front to front distance would be 10.9 metres between number 29 and plot number 81. The applicant has submitted a revised site section plan which demonstrates that the proposed dwellings on plots 80 and 81 would not result in unacceptable loss of day light or sun light to the occupiers of neighbouring properties which lie opposite, as the 25 degree line would not be infringed. If a proposed development falls beneath a line drawn at 25 degrees from the horizontal then there is unlikely to be a substantial effect on sun light and day light.

Concerns have been raised by the occupiers of a neighbouring property opposite to plot 80 in relation to perceived additional loss of privacy, as a result of plot 80 being positioned forward of the existing former dwelling at 48 West Street. An amended site section plan shows that although the proposed dwelling will be positioned forward of the existing dwelling it would be positioned on a lower ground level, an existing stone boundary wall with West Street would be retained and would screen the habitable rooms on the ground floor. A front to front spacing and separation distance of 12 metres at the narrowest point tapering out to 15 metres at the widest point and as the council does not have any specific adopted front to front spacing and separation distances a judgement is needed as to whether or not this distance would result in unacceptable loss of privacy. On balance, it considered that it would be difficult to sustain a refusal reason at appeal based on loss of privacy, when the applicant has tried to mitigate the effects by lowering the ground levels, reducing the overall height of the proposed dwelling and ensuring the ground floor windows are screened by an existing boundary wall.

The proposed development would have a visual impact on the properties in Jackson's Lane and West Street that front onto the site and the rear of those which back onto the site, however, loss of outlook/view is not a material planning consideration.

There are some instances on the proposed layout where the normal back to back and flank elevation to rear elevation spacing and separation distances are not met, however, these are guidelines which have not be adopted by the council and future occupiers of these properties would be able to make a balanced judgement as to whether or not a reduced spacing and separation distance between dwellings would

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have an impact on their amenities. On the whole the layout does include adequate spacing and separation distances between dwellings so as not to result in unacceptable loss of privacy or light to be unacceptably overbearing.

Neighbour objection were received in relation to impact on residential amenities in terms of loss of privacy, light and outlook.

The proposed development is considered to comply with policy 8 (e) (i) of the JCS.

Effect/Impact on Highway Safety in Relation to the Proposed Access Arrangement and Parking Provision JCS policy 8 (b) (i) gives a number of requirements that new development should achieve with regards to pedestrians, cyclists and public transport users and resisting developments that would prejudice highway safety.

JCS policy 8 (b) (ii) gives a number of requirements that new development should achieve with regards to ensuring a satisfactory means of access, provision of parking servicing and manoeuvring.

Access The proposed development would have two main access points from Jackson's Lane to the north and from Oxford Street via Derek Hooton Way, to the south. Both accesses currently exist and are used to access the car parks, but would be upgraded to serve the proposed development. There would be no vehicular connection between the two accesses. The Jackson's Lane access would be widened to a minimum width of 5.5 metres between the High Street and West Street to accommodate two-way traffic and serve dwelling frontage accesses to the west of the main access junction. Two metre wide footpaths would be created on either side of Jackson's Lane.

From the south the site would be accessed from Oxford Street via Derek Hooton Way junction, with plots being served directly from Derek Hooton Way and West Street. Derek Hooton Way north of Oxford Street has a 5.5 metre carriageway and 6 metre corner radii at the existing junctions.

Plots 1-3 would be served directly from West Street, south of Jackson's Lane (3 units).

Plots 4 to 10 would be served directly from Jackson's Lane, west of the main access. (7units).

Plots 11 to 23 would be served via a gated access court yard parking area, accessed from Jackson's Lane west of the main site access (13 units).

Plots 24 - 38 and plots 67 to 71 would be served from the main access junction with Jackson's Lane (20 units).

The remaining plots would be served via the Oxford Street access, either directly from West Street or Derek Hooton Way (71 units).

The site layout also makes provision for access to future replacement town centre car parks from the proposed development. Access to the car park which would provide 10 parking spaces from the High Street would be provided via a separate informal priority

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junction and is not accommodated within the application site layout. All other accesses to the site would be closed.

Northamptonshire highways have not raised any objections to the proposed accesses, the proposed improvements to the road and footway along Jackson's Lane, Derek Hooton Way, a new two metre wide footway would be provided along West Street between numbers 80-88, new access roads within the development site.

Residential Parking The applicant has advised residents car parking would be provided in accordance with the following schedule:

Parking Standards (2016) specifies the following rates of provision for use-class C3 dwelling houses:

- 1 bedroom: 1 space per dwelling plus visitor spaces at a rate of 0.5 spaces/dwelling spread throughout the development; 1 cycle parking space per dwelling; - 2/3 bedrooms: 2 spaces per dwelling plus visitor spaces at a rate of 0.5 spaces/dwelling spread throughout the development; 1 cycle parking space per bedroom; - 4+ bedrooms: 3 spaces per dwelling plus visitor spaces at a rate of 1 space/dwelling spread throughout the development; 1 cycle parking space per bedroom.

Please note in recognition of the visitor parking provision being too onerous Northamptonshire highways have recently advised at meetings that 25% visitor parking is required to be provided on new developments.

The proposed development will provide the following accommodation: - 12 x 1 bed dwellings = 13 - 60 x 2 bed dwellings = 120 - 28 x 3 bed dwellings = 56 - 13 x 4 bed dwellings = 39 - 1 x 5 bed dwellings = 3

Based on the above a total of 231 spaces (excluding visitor parking) would be required to be provided on plot. The site layout shows a total of 174 on plot parking spaces are to be provided, which would equate to 1.53 spaces per dwelling. This would be below the rates specified in the Northamptonshire parking standards, which are guidance and do not take into account the sites location in the town centre of Wellingborough or the accessibility by non-car modes of travel, such as walking, cycling, buses and train. The applicant's Transport Assessment considers that the site is likely to be attractive to buyers who do not own a car or those who only own one vehicle.

An assessment of local car ownership levels based on 2011 National Census data for the Swanspool ward has been made, which contains the development site and a significant amount of existing housing to the west. This assessment shows that overall car ownership in 2011 was 0.86 vehicles per household on average. This is below the proposed average rate of 1.53 car parking spaces per dwelling, with a minimum of one space for every dwelling. On this basis, the level of parking proposed at the site is considered sufficient and allows a margin for growth in overall car ownership levels. Furthermore, free public car parking will remain in the vicinity of the site with spare

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capacity and could be utilised by visitors and occupiers who live adjacent to these areas who have more cars than on plot parking provided. Cycle parking within the development shall be provided within designated cycle stores for the proposed apartments or within garages and or sheds for the proposed houses.

Northamptonshire highways have not objected to the level of on plot parking being proposed. In the absence of such an objection a refusal in car parking provision is unlikely to be sustained at appeal.

Existing Car Parking Provision The site historically comprised the Jackson's Lane Car Park, the adjacent "Market Trader's Car Park" (accessed via the High Street) and a Territorial Army training centre. Following demolition of the training centre, some highway works were conducted in relation to Derek Hooton Way, and various temporary works were undertaken. These resulted in the creation of the temporary, gravelled "Derek Hooton Way Car Park", and a small southern element of the Jackson's Lane Car Park being separated from the main body of the car park. This temporary area is now known as the "Southern Car Park", or the "Leighton House Car Park", and is also accessed via the High Street.

The site can currently be said to comprise four principal areas of car parking as follows: - Jackson's Lane Car Park - approx. 225 Spaces - Market Trader's Car Park - approx. 80 Spaces - Leighton House Car Park (accessed from High Street) - approx. 75 Spaces - Derek Hooton Way Temporary Car Park (accessed Derek Hooton Way) - approx. 100 Spaces - Total - 380 Spaces + 100 Temporary Spaces = 480 spaces

All are available 24 hours/day, 7 days per week (subject to relevant WBC bylaws), and are free-of-charge to use. Within the market trader's car park, approximately 27 spaces are reserved for vehicles with Trader's permits on market days (Tuesday, Wednesday, Friday and Saturday) between 06:30 and 18:00 hours. On other days, these spaces are available for general use.

Informal car parking occurs in the southern-most parts of the site, within unused site access bell-mouths and also on unoccupied land. In total, it is estimated that such informal parking space may be used by up to 60 vehicles. With the exception of approximately 10 marked parallel parking bays, this parking does not take place in any designated areas and in some cases occurs on double-yellow lines that are marked on- street at the disused access points. Taking these 60 informal spaces into account gives a total of 540 spaces within the development area.

Wellingborough Town Centre Car Parking One of the key material planning considerations in the determination of this application is the loss of currently available public car parking on the site, and the displacement of this in to other car parks if people currently parking on site still decide to travel in to Wellingborough Town Centre by car.

The land immediately adjacent to the site fronting High Street, outside the red line is owned by the council and they will seek to maintain as much car parking as possible in this area, as a separate exercise to the consideration of this planning application. The current and projected demand for car parking for the town centre as a whole will

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influence the detailed car parking design and layout of the portion of land that remains within the ownership of the council. Current estimates indicate that at least 116 spaces or 200 spaces could be provided on the adjacent council owned land, depending upon the type of car parking provided and the subsequent detailed design, which would form part of a separate scheme.

The estimates of car parking on this adjacent site has been tested by Northamptonshire County Council as part of the emerging local plan, testing the two scenarios of providing either a 116 car park or a 200 space car park whilst allowing the redevelopment of the majority of the High Street site, which confirms this will meet the projected demand for the town centre as a whole up until 2031. This is assuming that the portion of land that is subject to the current planning application is developed.

A letter has been received from an interested party which advised that there would be less car parking retained on site then predicted in the Transport Assessment, and that Northamptonshire Country Council's parking report identified more car parking currently using the site. Northamptonshire highways advises that taking both of these on face value, this could result in the town centre car parks being utilised at 85% occupancy in the future year of 2031 (assuming there will be an increase in car ownership of 10,000 cars in Wellingborough during this time).

A car park occupancy of 85% is seen as the point at which it is difficult to find spaces within a car park, although there is technology available to direct cars to vacant spaces within car parks. This also assumes that no additional public car parking is provided within Wellingborough up to 2031.

From a highways perspective, this does not make any difference to Northamptonshire highways recommendations, as the potential implications of there potentially being some degree of difficulty parking in Wellingborough town centre in 2031, is that some people may decide not to travel in to the town centre by car. In highways terms this is desirable.

Given that the proportion of car parking for the development site exceeds one space per dwelling with visitor number spaces at 0.5 per unit (with one space per unit for 4 bed houses) together with the longer term projected demand and potential provision on the council owned adjacent site, it would not justifiable to refuse planning permission on the grounds of lack of car parking, the loss of car parking or as a result of the impact on car parking for the town centre as a whole, given that this is a town centre location. This site is in the most sustainable part of the borough in an urban setting, where a range of more sustainable transport modes are available, at the highest point of the sustainable hierarchy of development that the North Northamptonshire Joint Core Strategy espouses. This is particularly pertinent given that the local highway authority does not object to the scheme. A refusal on highways grounds is unlikely to be sustained at appeal as a result.

Neighbour objections have been received in relation to the effects of widening Jacksons Lane, the new accesses, the loss of public parking, the level of parking provision for proposed development and impact on the surrounding highway network.

The proposed development is considered to comply with policy 8 (b) (i) and 8 (b) (ii) of the JCS and advice contained within the NPPF for the detailed reasons set out above.

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

The NPPF at chapter 11 sets out policies on development involving contaminated land. The planning practice guidance also offers detailed government advice on this topic.

The council's environmental protection officer has assessed the submitted ground investigation report and notes that this site has been subjected to uses in the past which includes contaminative activities and is potentially contaminated. A condition requiring a detailed risk assessment to all receptors and any mitigation measures required.

No neighbour objections were received in relation contamination.

The development with the imposition of a condition requiring a detailed assessment of the risk to all receptors and mitigation measures would comply with policy 6 of the JCS.

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

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

The NPPF at paragraphs 58 and 69 state that decisions should aim to ensure that developments create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.

Northamptonshire Police recommend that the development should be built to attain the secured by design accreditation.

All doors and windows in domestic dwellings should meet the requirements of approved document Q of building regulations. Northamptonshire Police recommend the use of 3rd party accredited products.

A lighting scheme for adopted areas and unadopted areas should be produced and the lighting for both areas should be similarly treated for safety and security reasons.

If the above points are implemented they will reduce the likelihood of crime, disorder and anti-social behaviour occurring. Informatives should be added to ensure that the development would accord with the above three points recommended by Northamptonshire Police. This is in the interest of the security and quality life of future occupants of the development.

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No neighbour objections were received in relation to crime and disorder.

The development would be in accordance with policy 8 (e) (iv) of the JCS.

Housing Mix and Tenure Policy 30 of the of the JCS seeks to ensure that housing development would provide a mix of dwelling sizes and tenures to cater for current and forecast needs and assist with the creation of sustainable and inclusive communities.

Policy 30 (a) (ii) seeks to ensure an overconcentration of a single type of housing where this would adversely affect the character or infrastructure of the area.

The proposed development would not result in an overconcentration of a single type of housing and includes a range of one, two, three, four and five bedroom properties, consisting of flats, two and three storey houses which include specialist housing single/small households. The proposed housing would not adversely affect the character or infrastructure of the area.

Policy 30 (b) seeks to ensure the internal floor area of new dwellings must meet the National Space Standards as a minimum to provide residents with adequate space for basic furnishings, storage and activities.

All the internal floor areas of the new dwellings would meet the national space standards and includes adequate space for basic furnishings, storage and activities.

Policy 30 (c) seeks new dwellings to meet category 2 of the National Accessibility Standards as a minimum and a portion of category 3 (wheelchair) housing which will be based on local need. A condition requiring details of which units would meet category 2 and 3 of the National Accessibility Standards is recommended.

All the units would be expected to meet category 2 of the national accessibility standards and a small proportion 5% would be expected to meet category 3 standards. However, the applicant has advised that the meeting of category 2 and 3 of the National Accessibility Standards would be make the dwellings more costly to construct and would affect the viability of the scheme. The effect of viability on the deliverability of the scheme is discussed below in more detail.

The applicant has agreed that 37 of the units would be constructed to meet category 2 of the national accessibility standards at a cost of £16,000 which would be taken off the overall section 106 contributions. A condition should be imposed seeking details of how the plots outlined in green on drawing number 52608 D20 would meet category 2 of the national accessibility standards.

The proposed development would therefore partially comply with condition 30 (b) of the JCS.

Policy 30 (d) seeks on private sector development of 15 or more (net) or where combined gross floor area of dwellings will exceed 1,500 square metres in the growth towns and market towns the local planning authority will seek the provision of affordable housing in line with the a target for 30% of total dwellings in growth or market towns.

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The applicant's agent has submitted a statement of viability, which sought to demonstrate that the scheme was not viable to deliver with the provision of 30% (or 34 units) affordable housing units as set out under policy 30 (d) of the JCS.

Paragraph 173 of the NPPF states that: "pursuing sustainable development requires careful attention to viability costs and in plan-making and decision making. Plans should be deliverable. Therefore, sites and scale of development identified in the plan should not be subject to a scale of obligations and policy burdens that their ability to be developed viably is threatened. To ensure viability, the costs of any requirements likely to be applied to development, such as requirements for affordable housing, standards, infrastructure contributions or other requirements should, when taking account of the normal cost of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable".

Furthermore policy 30 (d) states: "the precise proportion and tenure mix of affordable housing will take into account the need identified in the SHMA toolkit (or a more up to date assessment agreed with the local planning authority) and the viability of the development".

The District Valuer has assessed the financial viability statement submitted by the applicant/developer taking into account the proposed development, advised on any areas of appraisal which were considered to be incorrect and changed them accordingly. The District Valuer's appraisal considered that by benchmarking the agreed purchase price against the residual land value, it can be concluded that the proposed residential development is marginally unviable. However, this is on the basis that the site is required to provide 20% affordable housing on site and S106 contributions of £601,633.

Although only 20% affordable housing would be delivered on site which would equate to 23 affordable housing units, 114 units would be delivered in total which would assist in the delivery of housing of housing as part of the council's five year housing land supply target. A similar approach to the provision of affordable housing was agreed for the early phases of Stanton Cross and Wellingborough North.

Neighbour objections were received in relation to the provision of affordable housing.

The proposed development would accord with advice given in paragraph 173 of the NPPF and policy 30 (d) of the JCS in relation to taking into account the viability of the development and its effect on the deliverability of on-site affordable housing.

Planning Obligations and Conditions The Community Infrastructure Levy Regulations 2010 at paragraph 122 sets out limitations on the use of planning obligations under section 106 of the Town and County Planning Act 1990, as amended, to secure community benefits for a scheme. It applies where a relevant determination is made which results in planning permission being granted for development.

Planning obligations mitigate the impact of unacceptable development to make it acceptable in planning terms. A planning obligation may only constitute a reason for granting planning permission if it meets the following tests. Is the obligation:

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(a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development.

In addition to the above regulations the government has recently updated its PPG with regards to planning obligations and below is summary in relation to how the salient elements of the guidance have an influence on this proposal.

Local planning authorities should ensure that the combined total impact of planning conditions, highway agreements and obligations do not threaten the viability of the sites and scale of development identified in the development plan.

The government repeatedly states in its guidance that obligations must be entirely necessary and they must be fully justified and evidenced.

Applicants should submit evidence on scheme viability where obligations are under consideration and wherever possible, this should be open book.

The NPPF at paragraphs 204 that planning obligations should only be sought where they meet all of the following tests: necessary to make the development acceptable in planning terms; directly related to the development; and fairly and reasonably related in scale and kind to the development. This advice is reiterated under Regulation 122 of the Community Infrastructure Levy (CIL) Regulations 2010.

Education A development of this size is expected to generate approximately 22 primary school pupils, 15 secondary and sixth form pupils, based on the housing mix and pupil generation multipliers.

Primary From a primary perspective the school would be served by Park Junior, All Saints CEVA Primary, Croyland Primary and Victoria Primary Academy. As at April 2017, all schools are operating at full capacity (over 99%) with large year groups in the lower years expected to take up any existing surplus capacity.

Due to new development and the pressure on primary school places across Wellingborough, the County Council has identified the need to construct a new primary school at the Stanton Cross development, which will release capacity in the local schools and provide choice and flexibility for parents.

On the basis of the above it will be necessary for the proposed development to provide a primary school financial contribution in order to contribute towards this project and ensure that the children generated from this development can be accommodated in a local school.

A primary contribution of £272,344 is required to ensure that there is sufficient capacity to accommodate the number of pupils anticipated from this development. The contribution would be required to assist with the construction of a new primary school at Stanton Cross to ensure that the children generated from this development can be accommodated in a local school.

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Secondary From a secondary school perspective, the county council has plans for the expansion and enhancement of secondary education capacity at the Sir Christopher Hatton School. This is required due to growth in the area and the large number of primary places working through the system across the whole of Wellingborough. A secondary contribution of £276,233 is required to ensure that there is sufficient capacity to accommodate the number of pupils anticipated from this development. The contribution would be required to assist with the construction of a secondary school at Stanton Cross to ensure that the children generated from this development can be accommodated in a local school.

Fire and Rescue New developments generate a requirement for additional fire hydrants in order for fires should they occur to be managed. It is assumed that 2 fire hydrants will be required. It is requested that the fire hydrants are secured through the imposition of a condition on any planning permission.

Fire hydrants would not be CIL compliant as it is a tariff based approach and would fail the CIL test in the regulations. Planning permission could not be refused due to the impact on the Fire and Rescue service and its lack of funding from other sources and appeal decisions have ruled against this as being appropriate.

Although the applicant has agreed to the provision of two fire hydrants through the imposition of a condition associated with drainage details.

Libraries A library services contribution of £22,340 has been requested towards the expansion and improvements at the library in Wellingborough on which the development would have an impact. This contribution will be used to support the refurbishment of the ground floor foyer of the existing Wellingborough Library. Officers are not satisfied that the library contribution is necessary to make the development acceptable in planning terms. Planning permission could not be refused due to the impact on the local library service and its lack of funding from other sources and recent appeal decisions have ruled against this as being appropriate. This request does not, therefore, meet the tests of the framework and CIL Regulation 122.

Broadband Policy 10 (e) of the North Northamptonshire Joint Core Strategy states that:

"Development must be supported by the timely delivery of infrastructure, services and facilities necessary to meet the needs arising from the development and to support the development of Northamptonshire. To achieve this next generation access broadband should be provided to serve all areas by partnering with a telecommunications provider or providing on site infrastructure to enable the premises to be directly served".

New developments (including housing) - are required to be directly served by high quality fibre networks. In order for the commercial communications market to be able to deploy to these new builds, measures must be introduced at the earliest opportunity. This will enable the required specification to enable fibre connectivity for all new developments in respect to receiving superfast broadband services. It is recommended by NCC principal project officer that ducting works are carried out at the earliest

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opportunity.

A Broadband contribution would not be CIL compliant however the applicant has confirmed that the scheme will be broadband compliant. An informative would be added to any planning permission advising that ducting works should be carried out in cooperation the installation of standard utility works.

SPA Mitigation Payment An SPA mitigation payment as set out above of £30,716.16 is required.

Public Transport Northamptonshire highways requested the funding of a one month bus pass (such as the stagecoach megarider ticket) for each household upon occupation. Officers are not satisfied that a one month bus pass for each household upon the first occupation of a dwelling would be necessary to make the development acceptable in planning terms. Planning permission could not be refused due to the impact on the public transport as the development site lies within the town centre within walking and cycling distance of shops, services, schools, employment areas, therefore this request is seen as not seen as necessary to make the development acceptable. This request does not, therefore, meet the tests of the framework and CIL Regulation 122.

Viability The District Valuer's review of the agent's financial viability statement considered that by benchmarking the agreed purchase price against the residual land value, it can be concluded that the proposed residential development is marginally unviable. However, this is on the basis that the site is required to provide 20% affordable housing on site and S106 contributions of £601,633.

If the section 106 contributions were reduced by £46,000, then the development would be finally viable, whilst being able to provide 20% on site affordable housing.

The applicant has agreed to provide 20% affordable housing on site and make a financial contribution of £555,663 towards section 106 contributions. It has been agreed that £16,000 can be taken off this figure to ensure that 37 dwelling can include the necessary measures to meet category 2 of the national accessibility standards. Accordingly the SPA mitigation payment has been retained in full and the primary and secondary education contributions have been reduced by £19,815 each.

Neighbour objections have been received in relation to the effect the development would have on existing community facilities such as local schools and doctors surgery.

If the committee resolves to approve the proposed development, this will be subject to the completion of an agreement by way of a section 106 covering the following heads of terms:

- the provision of 20% affordable housing on site; - primary education financial contribution - £252,529; - secondary education financial contribution - £256,418; - SPA mitigation financial contribution of £30,716.16; - off site highway works to including the widening of Jackson's Lane for two way traffic and the provision of 2 metre wide footway on either side and the provision of a two

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metre wide footpath on West Street outside of plots 80-88.

Conditions With regards to conditions, paragraph 206 of the NPPF states that planning conditions should only be imposed where they are: necessary, relevant to planning and to the development to be permitted, enforceable, precise and reasonable in all other respects. The PPG re-iterates the advice on the use of planning conditions and also states the following:

- specific controls outside planning legislation may provide an alternative means of managing certain matters for example, works on public highways often require highways' consent;

- conditions requiring compliance with other regulatory regimes will not meet the test of necessity and may not be relevant to planning.

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

Other Matters Environmental Impact Assessment 'Screening' is a procedure used to determine whether a proposed project is likely to have significant effects on the environment. It should normally take place at an early stage in the design of the project. However, it can also occur after a planning application has been made or even after an appeal has been made. Projects which are wholly outside sensitive areas and do not exceed the revised screening thresholds are not schedule 2 development and should not be screened by the local planning authority.

Under schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017, the proposed development would fall under category 10 (b) "urban development project". The applicable thresholds for a schedule 2 development are:

(i) The development includes more than 1 hectare of urban development which is not dwelling house development; (ii) The development includes more than 150 dwellings; (iii) The overall area of the development exceeds 5 hectares.

The proposed development would not exceed the relevant thresholds, or meet the criteria in the second column of the schedule, and therefore would not be a schedule 2 development under the Town and Country Planning (Environmental Impact Assessment) Regulations 2017. The proposed development does not need to be screened by the local planning authority.

Application form The correct amended application form has been received. Certificate B has been correctly completed confirming that notice has been served on the Borough of Wellingborough Council as land owner and Mobile Radio Services Ltd.

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Local Requirements The council's adopted planning applications local requirements state it is necessary for applications to demonstrate how proposed buildings and extensions relate to existing site levels and neighbouring development. The council does not currently have an adopted local requirements list in place.

CONCLUSION The proposed development complies with the relevant development plan policies and is consistent with the provisions in the NPPF specifically in relation to promoting sustainable development, housing provision, raising design standards, improving landscape visual amenity, enhancement of the conservation area, no negative effect on the setting of listed buildings which lie adjacent to the site, no effects flood risk or surface water drainage, enhance biodiversity, mitigate against the development's effect on SPA, no unacceptable effect on living conditions of neighbouring occupiers or the future occupiers of the development, no adverse effects on highway safety or capacity, adequate on-site parking provision, any effects from contamination can be mitigated, includes provision of a range of house types and tenure, comply with the national space standards. The proposed development would not be viable if 30% affordable housing and S106 contributions of £601, 633. However the scheme would be viable with 20% affordable housing and S106 contributions of £555,663 towards SPA mitigation, primary and secondary education. The development would accord with advice given in paragraph 173 of the NPPF and policy 30 (d) of the JCS in relation to taking into account the viability of the development and its effect on deliverability.

In the absence of any material considerations of sufficient weight, it is recommended that the proposal be approved subject to conditions and the completion of a suitably worded agreement under s106 of the Town and Country Planning Act 1990 including the heads of terms set out above.

RECOMMENDATION Delegate to the Head of Planning and Local Development to approve subject to the following conditions and following the completion of a s106 Planning Agreement:

CONDITIONS/REASONS:

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

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

2. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority prior to construction. The agreed scheme shall thereafter be implemented unless alternative material samples are agreed in writing by the local planning authority.

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Reason: In the interest of the visual amenity of the area in accordance with policy 8 (d) (i) of the North Northamptonshire Joint Core Strategy.

3. Prior to the commencement of any construction works the developer shall undertake a further site investigation scheme to provide a detailed assessment of the risk to all receptors, including off site receptors. Full details of any remediation required based on the results of the site investigation and risk assessment shall be included within the scheme. The site investigation and remediation proposals shall be submitted to and agreed in writing with the local planning authority. On completion of the remediation but before the site is first occupied the developer shall provide a verification report to demonstrate the completion of the works set out in the agreed remediation scheme. Reference shall be had to Environment Agency Guide CLR11 Model procedures for the management of land contamination available at https://www.gov.uk/government/publications/managing-land-contamination.

Reason: In order to safeguard the amenities of nearby occupiers and comply with policy 6 of the North Northamptonshire Joint Core Strategy.

4. No development shall take place until a site specific Construction Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of best practicable means to reduce the effects of noise, vibration, dust and lighting. The plan should include, but not be limited to:

- Procedures for maintaining good public relations including complaint management, public consultation and liaison. - Arrangements for liaison with the Councils Environmental Protection Team. - All works and ancillary operations which are audible at the site boundary shall be carried out only between the following hours: 0800 Hours and 1800 Hours on Mondays to Fridays and 0800 and 13:00 Hours on Saturdays and; at no time on Sundays and Bank Holidays. - Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above. - Mitigation measures as defined in BS5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise and disturbance from construction works. - Procedures for emergency deviation of the agreed working hours. - The Borough Council of Wellingborough encourages all contractors to be 'Considerate Contractors' when working in our district by being aware of the needs of neighbours and the environment. - Control measures for dust and other air-borne pollutants. - Measures for controlling the use of site lighting whether required for safe working or for security purposes. The approved Construction Management Plan shall be adhered to throughout the construction period and the approved measures shall be retained for the duration of the construction works.

Reason: In order to safeguard the amenities of nearby occupiers and comply with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

5. With the development site within a close proximity of one of the areas of the Borough with the highest figure of Nitrogen Dioxide for our passive monitoring therefore,

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before the commencement of any construction works, an air quality report shall be submitted to and agreed by the Local Planning Authority. The report shall detail:

- the area within the boundary of the site, which may exceed relevant national air quality objectives.

- specify how the detailed application will address any potential to cause relevant exposure to air pollution levels exceeding the national air quality objectives.

- identify areas of potential exposure.

- detail how the development will reduce its impact on local air pollution.

Regard shall be had to the guidance from the Land - Use Planning & Development Control: Planning for AQ (IAQM) May, 2015, The Control of Dust and Emissions during construction and demolition (Supplementary Planning Guidance) July, 2014 and Guidance on the assessment of dust from demolition and construction version 1.1 (IAQM).

Reason: In order to safeguard the amenities of nearby occupiers and comply with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

6. Notwithstanding the details shown drawing number 52608 D900 Rev C (landscape plan) received on 10 August 2017 prior to any construction works commencing details of a comprehensive landscape scheme including a details planting plan stating the types, locations and numbers of plants to be planted in each area shall be submitted to and approved in writing by 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. If within a period of five years from the date of the planting of any tree or shrub, that tree or shrub, or any tree and shrub planted in replacement for it, is removed, uprooted or destroyed, dies, becomes severely damaged or diseased, shall be replaced in the next planting season with trees and shrubs of equivalent size, species and quantity.

Reason: To protect the appearance and character of the area and to minimise the effect of development on the area in accordance with policy 8 (d) (ii) and 3 (e) of the Joint Core Strategy.

7. The boundary treatments detailed on drawing number 52608 D02 Rev F received on 20 June 2017 (proposed boundary treatments) shall be erected before the occupation of each associated plot or in accordance with a timetable agreed in writing with the local planning authority. Development shall be carried out in accordance with the approved details and thereafter retained in that form.

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

8. No development shall take place above slab level until samples and trade descriptions of the materials to be used in the areas of hardstanding within the

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development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

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

9. No construction works shall take place until a Biodiversity Enhancement Scheme and Management Plan has been submitted to, and approved in writing by the Local Planning Authority. The scheme shall include the incorporation of roosting opportunities for bats and the installation of bird nest boxes/bricks and the development shall thereafter be carried out in accordance with the approved details prior to the occupation of the development.

Reason: To maintain and enhance local biodiversity and ecology in accordance with policy 4 (b) (c) of the JCS.

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

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

11.No dwelling hereby permitted shall be occupied until the refuse store, and area/facilities allocated for storing of recyclable materials, as shown on the approved plans has/have been completed in accordance with the approved plans. Thereafter, all refuse and recyclable materials associated with the development shall either be stored within this dedicated store/area, as shown on the approved plans, or internally within the building(s) that form part of the application site. No refuse or recycling material shall be stored or placed for collection on the public highway or pavement, except on the day of collection.

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

12.Prior to the first occupation of the development hereby permitted details of the proposed bicycle parking shall be submitted to and approved in writing by the Local Planning Authority and the scheme approved shall be provided and be retained thereafter.

Reason: To ensure the provision and availability of adequate cycle parking in accordance with Policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

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13.No construction works shall take place until details of finished ground floor levels for each dwelling and finished ground levels have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

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

14.The development shall be carried out in accordance with the following approved plans:

526008 LP02 Rev B (site location plan) received 22nd June 2017; 52608 D01 Rev AK (proposed site layout) received 28 March 2018; 52608 D02 Rev F (proposed boundary treatments) received 20 June 2017; 52608 D03 Rev B (proposed materials schedule) received 31st May 2017; 52608 D10 Rev E (site section) received 28 March 2018; 52608 D20 (Plots M (4) category 2 compliant) received 28 March 2018; 52608 D100 Rev B (house type 657) received 19 June 2017; 52608 D101 Rev B (house type 692) received 19 June 2017; 52608 D102 Rev B (house type 766) received 19 June 2017; 52608 D103 Rev B (house type 816) received 19 June 2017; 52608 D104 Rev B (house type 772) received 19 June 2017; 52608 D105 Rev B (house type 915) received 19 June 2017; 52608 D106 Rev C (house type 850) received 19 June 2017; 52608 D108 Rev C (house type 867) received 19 June 2017; 52608 D109 Rev C (house type 1028) received 19 June 2017; 52608 D110 Rev B (house type 1149) received 19 June 2017; 52608 D111 Rev B (house type 1149A) received 19 June 2017; 52608 D112 Rev C (house type 1154) received 19 June 2017; 52608 D113 Rev B (house type 1206) received 19 June 2017; 52608 D114 Rev D (house type 1216) received 19 June 2017; 52608 D115 Rev B (house type 1224) received 19 June 2017; 52608 D116 Rev C (house type 327) received 19 June 2017; 52608 D118 Rev A (house type 692) received 19 June 2017; 52608 D119 Rev A (house type 1154 detached) received 19 June 2017; 52608 D150 Rev B (flats plots 14-22 house type 657) received 31st May 2017; 52608 D151 Rev B (flats plots 93-98 house type 538) received 31st May 2017; 52608 D152 Rev B (flats plots 108-113 house type 538) received 31st May 2017; 52608 D900 Rev C (planting plan) received 10 August 2017; 52608 D10 Rev B (site sections) received 31st May 2017; 52608 D200 Rev A (proposed street scenes 1-2) received 31st May 2017; 52608 D201 Rev A (proposed street scenes 3-5) received 31st May 2017; 52608 D202 Rev A (proposed street scenes 6-7) received 31st May 2017; 5608 D203 Rev C (proposed street scenes 8-10) received 31st May 2017; 52608 D204 Rev B (proposed street scenes 11-12) received 31st May 2017; 52608 D300 (Block 1 plots 5-7 & 8-10 house type 1154 traditional elevations) received 19 June 2017; 52608 D301 (Block 2 plots 11-13 house types 1149-657-1149 traditional elevations) received 19 June 2017; 52608 D302 (Block 3 plots 24-25 house type 1149A-carport-1149 semi-

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contemporary elevations) received 19 June 2017; 52608 D303 (Block 4 plots 30-35 semi/contemporary elevations) received 19 June 2017; 52608 D304 (Block 5 plots 36-39 house types 1028-766-816-766 contemporary elevations) received 19 June 2017; 52608 D305 (Block 6 plots 42-43 house types 867-772 contemporary elevations) received 19 June 2017; 52608 D306 (Block 7 plots 44-48 house types 766-772-657-772 semi/contemporary elevations) received 19 June 2017; 52608 D307 (Block 8 plots 52-53 house types 1216-carport-1216 contemporary elevations) received 19 June 2017; 52608 D308 (Block 9 plots 59-60 house types 772-687 contemporary elevations) received 19 June 2017; 52608 D306 (Block 7 plots 44-48 house types 766-772-657-772 semi/contemporary elevations) received 19 June 2017; 52608 D306 (Block 10 plots 63-66 house types 766-816-766-1028 contemporary elevations) received 19 June 2017; 52608 D310 (Block 11 plots 67-71 semi/contemporary elevations) received 19 June 2017; 52608 D311 (Block 12 plots 73 house types 1028-carport traditional elevations) received 19 June 2017; 52608 D312 (Block 13 plots 78-79 house types 1149A-carport-1028 traditional elevations) received 19 June 2017; 52608 D313 (Block 14 plots 57-58 house types 772-657 semi-contemporary elevations) received 19 June 2017; 52608 D314 (Block 15 plots 80-85 house types 850 contemporary elevations) received 19 June 2017; 52608 D315 (Block 16 plots 86-87 house types 915-carport-772 contemporary elevations) received 19 June 2017; 52608 D316 (Block 7 plots 89-91 house types 772-carport traditional elevations) received 19 June 2017; 52608 D317 (Block 18 plots 102-104 house types 772-carport-915 traditional elevations) received 19 June 2017; 52608 D318 (Block 19 plots 105-107 house types 772-carports contemporary elevations) received 19 June 2017; T15039 SK02 Rev B (visibility splays at the Oxford Street/Derek Hooton Way junction received 4 August 2017; 16137 500 Rev A (section 278 general arrangement) received 4 August 2017.

Reason: To ensure the development is constructed on accordance with the approved plans.

15.No building works which comprise the erection of a building required to be served by water services shall be undertaken in connection with any phase of the development hereby permitted until full details of a scheme including phasing, for the provision of mains foul sewage infrastructure on and off site has been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the works have been carried out in accordance with the approved scheme.

Reason: To prevent flooding, pollution and detriment to public amenity through provision of suitable water infrastructure and accord with policy 5 of the Joint North

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Northamptonshire Core Strategy.

16.No construction works shall take place until a detailed acoustic report on the existing noise climate at the development site has been submitted to and approved in writing by the Local Planning Authority. The report if required shall include a scheme of noise insulation measures for all residential accommodation. The noise insulation measures shall be designed to achieve noise insulation to a standard that nuisance will not be caused to occupiers of residential accommodation. The noise assessment shall be carried out by a suitably qualified acoustic consultant/engineer and shall take into account the provisions of BS4142: 2014 and BS8233:2014. The approved scheme shall be implemented prior to the commencement of use and be permanently maintained thereafter.

Reason: In order to safeguard the amenities of future occupiers of the residential units and comply with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

17. No hard-standing areas are to be constructed until the works have been carried out in accordance with the surface water strategy so approved unless otherwise agreed in writing by the local planning authority.

Reason: To prevent environmental and amenity problems arising from flooding and comply with policy 5 of the North Northamptonshire Joint Core Strategy.

18.Prior to the commencement of any demolition on site a 'Demolition Method Statement' shall be submitted to, and approved by, the Local Planning Authority. The Method Statement should include details of the following - - Haulage routes - A demolition or refurbishment asbestos survey - Likely noise levels to be generated from plant - Details of any noise screening measures - Proposals for monitoring noise and procedures to be put in place where agreed noise levels are exceeded - Where works are likely to lead to vibration impacts on surrounding residential properties, proposals for monitoring vibration and procedures to be put in place if agreed vibration levels are exceeded. Note: it is expected that vibration over 1mm/s measured as a peak particle velocity would constitute unreasonable vibration - Likely dust levels to be generated and any screening measures to be employed - Proposals for monitoring dust and controlling unacceptable releases such as asbestos - Wheel washing facilities and facilities for discharging the water

The approved scheme shall be implemented throughout the demolition of the building.

Reason: In order to safeguard the amenities of nearby occupiers and accord with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy

19.No construction works shall take place until a scheme and timetable detailing the provision of fire hydrants and their associated infrastructure has been submitted to

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and approved in writing by the local planning authority. The fire hydrants and associated infrastructure shall thereafter be provided in accordance with the approved scheme and timetable.

Reason: To ensure adequate water infrastructure provision is made on site for the local fire service to tackle any property fire.

20.No development shall take place within the indicated area of archaeological interest until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority. This written scheme will include the following components, completion of each of which will trigger the phased discharging of the condition:

(i) Approval of a Written Scheme of Investigation;

(ii) Fieldwork in accordance with the agreed Written Scheme of Investigation;

(iii) Completion of a Post-Excavation Assessment report and approval of an approved Updated Project Design: to be submitted within six months of the completion of fieldwork, unless otherwise agreed in advance with the Planning Authority;

(iv) Completion of analysis, preparation of site archive ready for deposition at a store approved by the Planning Authority, production of an archive report, and submission of a publication report: to be completed within two years of the completion of fieldwork, unless otherwise agreed in advance with the Planning Authority.

Reason: To ensure provision is made for recording and the production of a suitable archive and report in accordance with policy 2 (d) of the North Northamptonshire Joint Core Strategy

21.No construction works shall take place until full details of the surface water drainage scheme for the site, based on the approved Flood Risk Assessment (prepared by Travis Baker dated 4th May 2017) have been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include details (i.e. designs, diameters, invert and cover levels, gradients, dimensions and so on) of all elements of the proposed drainage system, to include pipes, inspection chambers, outfalls/inlets and attenuation structures (if required). Details of the drainage system are to be accompanied by full and appropriately cross-referenced supporting calculations.

Reason: To reduce the risk of flooding both on and off site in accordance with the National Planning Policy Framework and policy 5 of the North Northamptonshire Joint Core Strategy by ensuring the satisfactory means of surface water attenuation and discharge from the site.

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22.No construction works shall take place until a detailed scheme for the ownership and maintenance for every element of the surface water drainage system proposed on the site has been submitted to and approved in writing by the local planning authority and the maintenance plan shall be carried out in full thereafter. The maintenance scheme should include: i) Details of the organisation or body responsible for vesting and maintenance of individual aspects of the drainage system. ii) A maintenance schedule setting out which assets need to be maintained, at what intervals and what method is to be used including details of expected design life of all assets with a schedule of when replacement assets may be required. iii) A site plan to include access points, maintenance access easements and outfalls. Maintenance operational areas are to be identified and shown on the plans

Reason: To ensure the future maintenance of drainage systems associated with the development.

23.No construction works shall take place until a scheme detailing measures to limit water use to no more than 105 litres per person day within the home and external water use of no more than 5 litres per person day has been submitted to and approved by the local planning authority. The approved scheme shall be implemented prior to the first occupation of each associated dwelling.

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

24.No construction works shall take place until details of how the plots outlined in green and blue on drawing number 52608 D20 received 28 March 2018 would meet category 2 of the national accessibility standards has been submitted to and approved by the local planning authority. The approved scheme shall be implemented prior to the first occupation of each associated dwelling.

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

INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) Order 2015 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in the framework.

2. The Borough Council of Wellingborough encourages all contractors to be 'considerate contractors' when working in our district by being aware of the needs of neighbours and the environment. Prior to the commencement of any site works, it is good practice to notify neighbouring occupiers of the nature and duration of works to be undertaken.

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To limit the potential detriment of construction works on residential amenity, it is recommended that all works and ancillary operations which are audible at the site boundary during construction should be carried out only between the following hours:

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

3. All doors and windows in domestic dwelling should meet the requirements of Approved Document Q of Building Regulations. Northamptonshire Police recommend the use of 3rd party accredited products.

4. The Development should be built to attain the Secured by Design accreditation.

5. When the lighting scheme has been produced it is important that as well as adopted areas being considered that unadopted areas are similarly treated for safety and security reasons.

6. The Public Health Act 1875 Town Improvement Clauses Act 1847 at S.64. Prior to occupation of the newly created premises(s), the street numbering for this development or conversion - residential and commercial, must be agreed with the Street Naming and Numbering Officer. When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk

7. Anglian Water has assets close to or crossing this site or there are assets subject to an adoption agreement. Therefore the site layout should take this into account and accommodate those assets within either prospectively adoptable highways or public open space. If this is not practicable then the sewers will need to be diverted at the developers cost under Section 185 of the Water Industry Act 1991. or, in the case of apparatus under an adoption agreement, liaise with the owners of the apparatus. It should be noted that the diversion works should normally be completed before development can commence.

8. The sewerage system at present has available capacity for these flows. If the developer wishes to connect to Anglian Water sewerage network they should serve notice under Section 106 of the Water Industry Act 1991. Anglian Water will then advise them of the most suitable point of connection.

9. From the 1st April 2017 we will be charging for archaeological advice. Further details can be obtained from the Planning Services website. http://www3.northamptonshire.gov.uk/councilservices/environment-and- planning/planning/planning-policy/archaeology-biodiversity-and- landscape/Documents/Archaeology%20Charging%20Schedule%20for%20Website% 20Dec16.pdf

10.It is advised that ducting works are carried out in co-operation with the installations of standard utility works. Any works carried out should be compliant with the Manual of Contract Documents for Highway Works- specifically Volume 1 Specification Series 500 Drainage and Ducts, and Volume 3 Highway Construction Details Section 1 - I Series Underground Cable Ducts (found at http://www.dft.gov.uk/ha/standards/mchw/index.htm)

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For further information on the project please visit www.superfastnorthamptonshire.net or contact: Ross Griffin: Broadband Delivery Team Tel: 01604 366641 Email: [email protected]

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BOROUGH COUNCIL OF WELLINGBOROUGH

Planning Committee 18 April 2018

Report of the Head of Planning and Local Development

Case Officer Debbie Kirk WP/17/00665/OUT

Date received Date valid Overall Expiry Ward Parish 25 Oct 2017 26 Oct 2017 25 Jan 2018 Harrowden And Sywell Little Harrowden

Applicant Blackjack Estates Ltd & RW Beaty

Agent Simon Ackerman

Location Land Adjacent To 31 Hardwick Road Little Harrowden Wellingborough Northamptonshire

Proposal Outline application with some matters reserved for the erection of 18 dwellings (access and layout to be determined at this stage) (amended site layout plan, location plan and description).

PLANNING HISTORY

WP/16/00215/LN 15.04.2016 Proposed works comprise: 2 No. Dorset cabinets to be installed on new concrete bases, 1No. link A/C cabinet to be installed on new concrete bases and antenna to be swapped.

WP/1996/0408 Approved with conditions 29.01.1997 Change of Use from agricultural land to sports field

Reason(s) for committee consideration:

- The proposal is a departure from the local development plan with a recommendation to approve; - The parish council supports the application and requested a site viewing.

THE SITE AND SURROUNDINGS The application site lies on the eastern side of Hardwick Road in the open countryside and comprises of agricultural land. The site measures 0.98 hectares (2.33 acres). To the north of the application lies number 31 Hardwick Road a two storey end of terrace. To the west lies a cul-de-sac of nine properties consisting of a pair of semi-detached bungalows, two storey semi-detached and detached dwelling houses. To the east and south lies arable agricultural land. To the far south lies a large modern agricultural barn. An established hedgerow runs along the western boundary of the application site. A

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WP/17/00665/OUT

Built Environment © Crown Copyright and database right 2018. Scale: Ordnance Survey 100018694. This map is accurate Legend 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A3 ± GetMapping PLC 1999 WP/17/00665/OUT - Land Adjacent to 31 Hardwick Road, Little Harrowden

post and rail fence runs along northern boundary western boundary of the site with 31 Hardwick Road. There is currently a vehicular access to the application site through a gate adjacent to number 31 Hardwick Road.

APPLICATION PROPOSAL AND BACKGROUND This amended outline planning application with some matters reserved seeks the erection of 18 dwellings (access and layout to be determined at this stage) (amended site layout plan, location plan and description). The appearance, landscaping and scale are reserved for a future reserved matters application.

The originally submitted application included a sports field and clubhouse within the description and as part of a wider application. Following consultation responses from Sport England, the parish council and the council's planning policy officer this element was withdrawn from the application, as evidence of local need for the provision of a football pitch and club house could not be demonstrated.

This application seeks the erection of 7 affordable housing units and 11 market housing units. The proposed dwelling houses range in size from 2 to 5 bedrooms in a combination of terraced, semi-detached and detached units. The properties would consist of two storey buildings with a carport, garage and hardstanding for parking.

The proposed mix of dwellings would consist of 3 x 2 bedroom, 4 x 3 bedroom (affordable units), 6 x 4 bedroom and 5 x 5 bedroom (market units). A phasing plan accompanied the application which indicated that the new access road and plots 1-10 (including all the affordable housing) would be constructed under phase 1 commencing May 2018 until March 2019 and plots 11 - 18 would be constructed in phase 2 commencing April 2019 - March 2020.

The application was accompanied by a site plan, a site layout plan, a design and access statement, a transport statement, a flood risk assessment and surface water drainage strategy, a soakage test report, an ecology report, a contamination report and a viability report.

Background Planning permission was granted on 29 January 1997 for the change of use of agricultural land to a sports field. This permission has not been implemented and is no longer extant.

A pre-application enquiry response reference number PRE/17/00026/PREF for a residential development of up to 18 units, a playing field, club house and associated parking was sent to the applicant. The response concluded that whilst the JCS seeks to protect the open countryside from unnecessary and in appropriate development there is provision under the criteria set out under policy 13 of the JCS for rural exception sites to come forward that respond to a local need for affordable housing or other development. An open book viability assessment would need to accompany any application to demonstrate the number of market housing units required to make the scheme viable. The provision of a football pitch facility would need to be justified by evidence of local need.

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

North Northamptonshire Joint Core Strategy (JCS) Policies: 1 (presumption in favour of sustainable development) 3 (landscape character) 4 (biodiversity & geodiversity) 5 (water environment, resources and flood risk management) 8 (North Northamptonshire place shaping principles) 9 (sustainable buildings and allowable solutions) 11 (network of urban & rural areas) 13 (rural exceptions) 15 (well connected towns, villages and neighbourhoods) 28 (housing requirements and strategic opportunities) 29 (distribution of new homes) 30 (housing mix and tenure)

Plan for the Borough of Wellingborough - Emerging Plan (PBW) Policies SS1 (villages) GI 1 (local green infrastructure corridors)

Supplementary planning documents/guidance: Sustainable Design Biodiversity Planning Out Crime in Northamptonshire Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED 1. BCW planning policy officer - recommends that the JCS seeks to protect the open countryside in Wellingborough from unnecessary and inappropriate development however there is provision within policy 13 of the JCS for rural exception sites to come forward that respond to a local need. In this case there is a suggested local need for 20 houses in the area within the 2014 local housing needs study. Policy 13 (1) (d) of the JCS seeks as many as possible of the proposed dwellings to be affordable unless this would make the scheme unviable and the dwellings should be tailored to meet the specific locally identified need. The proposed dwellings should meet the national space and accessibility standards in accordance with policy 30 (b) of the JCS and the water use standards in accordance with policy 9 of the JCS.

2. BCW environmental protection officer - recommended that conditions are imposed requiring a construction management plan, on plot cycle storage and the installation electric charging.

3. BCW housing officer - recommended that the housing needs survey identifies a need for 15 units of affordable housing. Based on this 15 out of the 18 units provided on the scheme should be affordable. 60% of the affordable housing units should be social or affordable rental and 40% shared ownership or other intermediate products. The

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proposal to provide 2 or 3 bedroom size properties would be consistent with the needs identified from the last housing needs survey.

4. BCW tree officer - recommends a new native hedge is shown along part of the west boundary with some specimen trees. This would be an important component of the landscape plan which should be conditioned.

5. Wellingborough Norse Waste Services Manager - recommends a payment of £1350 is made towards the provision of waste receptacles (£25 per bin 3 bins per property) and each property would need space for the storage of 3 bins. On collection day each property would be expected to present their bins for collection along the new access road.

6. Northamptonshire Archaeology Officer - recommends the proposed application will have a detrimental impact upon any archaeological deposits present. This does not however represent an over-riding constraint on the development provided that adequate provision is made for the investigation and recording of any remains that are affected. A condition should be imposed for an archaeological programme of works as per paragraph 141 of the NPPF.

7. Northamptonshire Principal Projects Officer (Ecology) - supports the mitigation and enhancement of the ecology report which includes the planting of a native hedgerow and nesting opportunities within the development. Method statements for great crested newts and reptiles and a pre-commencement check for badgers should be included within the construction environmental management plan.

8. Northamptonshire Highways - recommends access to the development is affected by the speed limit in place on Hardwick Road and arrangements will need to be made to satisfactorily adjust and or re-site the speed limit and associated gateway feature. Conditions are recommended requiring details of full engineering, drainage, street lighting, and constructional details of the streets; details of the proposed arrangement for future management and maintenance of the proposed streets;

9. Northamptonshire Bus and Rail Development Officer - recommends a bus service contribution would be sought consisting of £15,000 for the delivery of a pre- constructed Littlethorpe wooden shelter; £3,000 for the purchase and installation of a trueform bus stop pole and the removal of the existing bus stop flag on the neighbouring lamp post and £102 per dwelling for one 28 day stagecoach megarider gold to be provided on the occupation of each dwelling. This equates to a total cost of £1,836 for 18 dwellings.

10. Northamptonshire Fire Protection Officer - recommends that the furthest dwelling should not exceed a distance of 45 metres from the access road otherwise domestic sprinklers would need to be installed within any dwelling exceeding this distance.

11. Environment Agency - no objection to the application as submitted.

12. Anglian Water - recommend conditions requiring a foul water strategy and a surface water management strategy.

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13. Local Lead Flood Authority - recommends conditions are imposed requiring a surface water drainage scheme for the site, a detailed scheme for the ownership and maintenance of every element of the surface water drainage system and a verification report for the installed surface water drainage system;

14. Natural England - no comments to make on this application.

15. Sport England - there is no evidence to show the proposed pitch is currently required. The county football association is unaware of the proposed project and there is no obvious existing local football club that would utilise the facility. The proposed facility would be unlikely to secure any football foundation funding for a single rural pitch of this nature, so whilst football does not object to the scheme, it cannot provide any answer as to how this project would be delivered and sustained.

16. Little Harrowden Parish Council recommend that the councillors do not object to the principle of the development but would like the following points to be considered;

- A site viewing be held; - The JCS recommends the preservation of rural villages through policies 11 and 13. Policy 11 permits small infill development which has been achieved in the village with a development of 9 market infill dwellings on the ten o clock public house site. Under policy 13 permits rural exception sites with market housing subsidising the provision of affordable housing. As there is need for affordable housing as per the housing needs survey of 2014, it is requested that as the affordable housing would assist in meeting a housing need these should only be available for local people as per policy 30 (a) (i) and (d) of the JCS; - The entrance/exit of the proposed development would be outside the village policy line would mean that the 30mph sign would need to be extended with the current wooden gated entrances refitted or renewed; - Should the housing development be permitted a strongly defined boundary for the site would be required and assurances that no further development as stated in JCS to 2031 as he housing need would have been met; - With reference to an allocation of land being reserved for the community to develop it as sports land, although this was identified within the parish plan of 2011 no community group has pursued the project further. On the carrying out of a business plan in 2017 this was not highlighted as a need for the community; - Currently the village has very few facilities. The limited bus service could cease due to the subsidy being removed, there is no longer a shop nor a post office, doctors or dentist and currently only one play area within an elongated village. Initially requested the developer to install and provide maintenance for a children's play area on the wider development. Have subsequently accepted the applicant has offered a financial contribution of £5,000 to enable the installation and to provide the maintenance of additional play equipment or on the existing play area; - The material used and landscape character must comply with policies 3 and 8 (d) (i) and (ii) of the JCS.

17. Neighbours - two representations have been received from residents who live in nearby properties whom advise:

- Disappointed with comments from parish council and Sport England with regards to there being no demand for sports field. Expect to see positive comments about extra

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sports facilities in a village with few amenities; - The development would make the village more linear but providing there were adequate parking spaces would have no objection to the proposed development; - Properties do not seem in keeping with the rest of the village; - Some affordable 2/3 bedroom dwellings would be more suited to the village; - Question need for a new football pitch in the village, considers the village would be served with retail units, food shop, hairdressers, beauty salon and café; - Question whether a housing site on the edge of the village would be sustainable, with new residents walking to and from the school or adding to the congestion outside the school in Main Street.

ASSESSMENT AND REASONED JUSTIFICATION The proposal raises the following main issues: - conformity with the development plan, especially in relation to the inappropriate development in the open countryside and material considerations; - design, layout and the effect on the character and appearance of the surrounding area; - effect on landscape visual amenity; - effect on archaeology; - effect on flood risk; - effect on foul sewage; - effect on noise; - effect on air quality; - effect on biodiversity; - tenure and mix; - effect/impact on the living conditions of the neighbouring occupiers and the future occupiers of the development; - effect/impact on highway safety in relation to the proposed access arrangement and parking provision; - contamination; - crime and disorder; - sufficiency of the planning obligations to secure community benefits and mitigate existing infrastructure.

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

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

In addition to the specific NPPF requirements set out above, paragraph 66 states that 'applicants will be expected to work closely with those directly affected by their proposals to evolve designs that take account of the views of the community. Proposals that can demonstrate this in developing the design of the new development should be looked on more favourably.'

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The application form at question five indicates that pre-application advice or assistance has been sought from the council. The NPPF from paragraph 188 extols the virtues of applicants engaging in pre application discussion with the council to resolve any issues that may arise to help applicants avoid any unnecessary delays and costs.

The JCS seeks to preserve the rural village setting of North Northamptonshire including Little Harrowden through policies 11 and 13. Policy 11 restricts rural development to that which is small scale infill or meeting a locally arising need, clearly this proposal is not small scale infill and is outside the established village boundary and fails to meet the requirements of policy 11 of the JCS. The application explicitly sites the scheme as a rural exceptions development.

Policy 13 of the JCS requires development outside of the village boundary to be of a form and scale that is justified by local evidence of need, and that the proposal should be entirely affordable housing unless an element of market housing is needed to make the scheme viable. It also states that occupation of these units will be restricted to local people in order for it to respond to a locally identified need.

Any proposed development must therefore include the maximum amount of affordable housing and the minimum number of market housing required to make the scheme viable. Currently the application proposes 11 out of 18 dwellings as market housing, the viability assessment submitted with the application will need to adequately justify this position. The proposed development scheme makes it clear that the intention is to keep the 7 affordable homes for local people or people from the surrounding villages through clauses in a section 106 legal agreement between the council and applicant.

In assessing local need, the Little Harrowden, Great Harrowden, Orlingbury and Hardwick Rural Housing Survey 2014 indicates that there is a local need for 15 homes in Little Harrowden as well as 3 in Orlingbury and 2 in Great Harrowden making a local identified demand for the local area of 20 dwellings, the majority of which are required to be a mix of affordable products including shared ownership. There have been 7 dwellings completed in these three villages since 2012, mainly as a result of the loss of a care home in Little Harrowden in 2014/15. The need for affordable housing in Little Harrowden and the surrounding areas remains.

The principle of the development of the site as an exception site which includes 7 affordable housing units for occupation by local people would comply with policy 13 of the JCS. However, the acceptability of the layout, access and viability of the scheme would need to be assessed against more detailed policies and is discussed in detail below;

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

The street scene on the eastern side of Hardwick Road is characterised by a linear form of development with two storey blocks consisting of four terraced dwellings per block set back from the road and with rear garden backing onto the open countryside. The character on the western side of Hardwick Road varies with the flank elevation of properties in Rookery View and Westfields facing Hardwick Road.

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Plots 1-5 would have a frontage onto Hardwick Road, but would lie behind an existing 2 metre high hedgerow and would be accessed off a private driveway from the new access road. Plot 11 flank elevation would face onto Hardwick Road and the main elevation would front onto the new access road. Plots 14 and 15 would back onto Hardwick Road and be located behind an existing two metre high hedgerow. These plots along with plots 16, 17 and 18 would front onto a private driveway. The proposed dwellings would reflect the layout of dwellings in the vicinity of the site.

The character and layout of the plots 1 -5 would respect the general character and appearance of existing dwellings located along Hardwick Road. The dwellings located to the south of the new access road would maintain a more subservient and courtyard character found within a farmyard and would provide a transition as you move from the edge of the village to the within the village.

The proposed layout is considered to complement the character and appearance of the area and would comply with policy 8 (d) (i) and (ii) of the JCS.

Effect on Landscape Visual Amenity Policy 3 of the JCS states that development should be located and designed in a way that is sensitive to its landscape setting retaining and where possible enhancing the distinctive qualities of the landscape character area which it would affect.

The site currently consists of an arable agricultural field which is set behind a two metre high native hedgerow along the western boundary of the site. There are no trees on the application site and trees are sporadically provided in the grass verge located adjacent to the highway. The amended site layout plan on drawing number C40-60G shows the existing two metre high hedgerow along Hardwick Road being retained with the exception of a section being removed to provide a vehicular and pedestrian access into the site from Hardwick Road. In addition a new native hedgerow is shown to be planted along the southern and part of the eastern boundaries of the site. The details of landscaping would be provided in a subsequent reserved matters application. The council's tree officer supports the proposed new native hedge along the west boundary with specimen trees and a condition should be imposed requiring a detailed landscaping scheme and protection of the existing hedgerow throughout the construction process.

The principle of retaining the existing hedgerow and provision of new hedgerows and specimen trees would enhance the distinctive qualities of the landscape character and comply with policy 3 (a), (b) and (e) of the JCS.

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

The application site lies on the southern edge of the village and on the south eastern side of Hardwick Road. To the south of the site is the location of a possible prehistoric round barrow, while to the east a complex and extensive area of cropmarks has been interpreted as representing prehistoric and Romano-British settlement activity. There is the potential for remains of archaeological interest to be present on the site, albeit

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truncated by more recent activity.

Paragraphs 128 & 129 of the NPPF stress the importance of pre application discussions in order to assess the significance of potential heritage assets. At the pre- application stage the Northamptonshire archaeological advisor recommended that the archaeological potential could be addressed by the use of a suitable condition should consent be subsequently granted.

Although the proposed development could have a detrimental impact on any archaeological deposits present. This does not represent an over-riding material constraint on the development provided that adequate provision is made for the investigation and recording of any remains that are affected. In accordance with paragraph 141 of the NPPF a condition for an archaeological programme of works should be attached to any planning permission.

Subject to the imposition of a condition for an archaeological programme of works the proposed development would comply with policy 2 (d) of the JCS.

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

The NPPF at chapter 10 sets out government views on how the planning system should take into account the risks caused by flooding. The planning practice guidance under the chapter titled 'flood risk and climate change' gives detailed advice on how planning can take account of the risks associated with flooding in the application process.

The application was accompanied by a flood risk and surface water drainage strategy. The Environment Agency's flood map for planning indicates that the site is not located in an area of flood risk as the proposed development is located in flood zone 1. Flood zone 1 has less than 1 in 1000 chance of flooding at a location in any one given year.

The flood risk assessment and surface water drainage strategy includes mitigation measures to ensure that the proposed development will result in a low flood risk to any residents. The surface water surface water runoff will discharge into a drainage system, designed to contain up to 1 in 100 year rainfall event including climate change. To prevent pollution to the underlying geology and groundwater the applicant's drainage consultants have incorporated an appropriate level of water treatment measures into the design. To reduce the risk flooding due to the failure of the surface water drainage system over its lifespan, a maintenance plan should be adhered to as outlined within the flood risk assessment.

The Environment Agency has raised no objection to the proposed development in relation to flood risk.

Anglian Water has advised that the surface water strategy/flood risk assessment submitted with the planning application relevant to Anglian Water is unacceptable. No evidence has been provided to show that the surface water hierarchy has been followed as stipulated in Building Regulations part H. This encompasses the trial pit logs from the infiltration tests and the investigations in to discharging to a watercourse. If these methods are deemed to be unfeasible for the site, they require confirmation of the

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intended manhole connection point and discharge rate proposed before a connection to the public surface water sewer is permitted. Anglian Water recommends that to addresses their concerns a condition should be imposed requiring a surface water management strategy.

The Local Lead Flood Authority recommends that conditions are imposed requiring details of a surface water drainage scheme for the site, a detailed scheme for the ownership and maintenance of every element of the surface water drainage system and a verification report for the installed surface water drainage system. Without these conditions the proposed development on site may pose an inacceptable risk of surface water flooding.

Subject to the imposition of conditions for surface water drainage system and a verification report for the installed system the proposed development would comply with policy 5 of the JCS.

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

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

Anglian Water has confirmed that the foul drainage from this development would be within the catchment of Broadholme water recycling centre and there would be available capacity for these flows.

Anglian Water recommends that the proposed development could lead to an unacceptable risk of flooding downstream. A foul water drainage strategy will need to be prepared in consultation with Anglian Water to determine satisfactory mitigation measures. Anglian Water recommends that a condition is imposed for a foul water drainage strategy.

Subject to the imposition of a condition for a foul water drainage strategy the proposed development would comply with policy 10 (b), (c) and (d) of the JCS.

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

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Chapter 11 of the NPPF gives advice on how local planning authorities should prevent new development from being adversely affected by unacceptable levels of noise pollution. The NPPF further advises that decisions should aim to avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development.

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

The council's environmental protection officer has not identified noise emanating from the development once constructed as an area of concern. As the construction phase is likely to have an impact on existing residential development it is recommended that a condition requiring a construction environmental management plan should be imposed on any planning permission granted.

Notwithstanding the planning issues discussed here, it should be identified that the council's environmental protection service has powers to deal with any unacceptable noise the development may create as necessary under the provisions of the Environmental Protection Act 1990.

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

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

Chapter 11 of the NPPF offers broad advice on how local planning authorities should prevent both existing and new development from being adversely affected by unacceptable levels of air pollution.

The council's environmental protection officer advises that the transport statement produced as part of the application in paragraph 68 states the following:

"As supported by the Northamptonshire parking standards (2016) a charging point for electric vehicles will be installed at each unit. This will likely be a standard single phase 13 Amp three pin charging point for up to 3 kilowatt of power, meaning a full charge would typically take 6 to 8 hours"

The council's environmental protection officer recommends that conditions for the provision of an electric charging points and covered cycle parking for each dwelling are imposed as part of any planning permission to negate the impact of the development on local air quality.

Subject to the imposition of an electrical charging point and cycle parking for each dwelling the proposed development would comply with 8 (e) (ii) of JCS.

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

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

The NPPF at chapter 11 'conserving and enhancing the natural environment' sets out government views on minimising the impacts on biodiversity, providing net gains where possible and contributing to halt the overall decline in biodiversity.

Northamptonshire ecology officer does not agree with the findings of the ecology report that a further survey of main hedgerow needs to be carried out to determine whether it qualifies as important under the hedgerow regulations. The existing hedgerow is not considered to meet the criteria set out under the regulations as there are not enough hedgerow trees, not enough connections, no noted woodland plant species and no parallel hedge within 15 metres a further survey would therefore be unnecessary.

However with regards to the mitigation and enhancement measures set out in the ecology report, the planting of a new native hedgerow which resembles the existing one in species composition and new nesting opportunities for sparrows, swifts and general nesting boxes either integral or mounted to the outside of buildings or suitable trees would be supported.

The method statements for great crested newts and reptiles and pre commencement badger checks should be included within any construction environmental management plan. Any lighting within the development should be low level and directed away from the hedgerows which may be used by bats as foraging corridors. Any vegetation clearance should take place outside the bird nesting season.

The details of any new hedgerow planting would be included within any future reserved matters application relating to landscaping. Subject to conditions requiring details of bird nesting opportunities, lighting and method statements for great crested newts and reptiles and pre commencement badger checks included within any construction environmental management plan the proposed development would comply with policy 4 of the JCS.

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

The proposed development would not result in an overconcentration of a single type of housing and includes a range of two, three, four and five bedroom properties, consisting of two storey terraced, semi-detached and detached houses which includes 7 affordable housing units. The proposed housing would not adversely affect the character or infrastructure of the area.

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Policy 30 (b) seeks to ensure the internal floor area of new dwellings must meet the National Space Standards as a minimum to provide residents with adequate space for basic furnishings, storage and activities.

The applicant has confirmed on drawing number C40-60G received on 5 December 2017 that the minimum gross internal floor areas for each unit would meet the technical housing standards. A note has been attached to this drawing confirming that detailed layouts to include built in storage to meet the standards and technical standards for single and double occupancy. A condition should be imposed to ensure the detailed floor plans of each unit would comply with the national space standards.

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

All units should achieve category 2 of the National Accessibility Standards as a minimum with at least one being wheelchair accessible. This is in accordance with the Housing Action Plan 2013-2018, which specifies that 5% of all affordable housing units should be wheelchair accessible. A condition would be imposed on any planning permission to ensure that the dwellings met category 2 of the National Accessibility Standards.

Policy 30 (d) seeks on private sector development of 15 or more (net) or where the combined gross floor area of dwellings will exceed 1,500 square metres in the growth towns and market towns the local planning authority will seek the provision of affordable housing in line with the following targets: - 30% of total dwellings in growth or market towns.

As the site is situated in a rural area adjoining an established settlement policy 13 (1) (a), (d) and (e) of the JCS also applies. This policy seeks to ensure that the form and scale should be clearly justified by evidence that it meets an identified need. It also seeks to ensure that rural exception schemes should be purely affordable unless a market housing element is essential to enable the delivery of the development. In such a case, the scale of the market housing will be the minimum necessary to make the scheme viable and should be tailored to meet specific locally identified housing need.

The housing needs survey identifies a need for 15 units of affordable housing. Based on this, at least 15 out of the 18 provided on this scheme should be affordable. 60% of the affordable housing units should be social or affordable rented and 40% shared ownership or intermediate products.

The council's housing officer recommends that the proposal to provide the affordable units as 2 or 3 bedroom properties would be consistent with the needs identified in the last housing needs survey.

The proposed development is for 18 units of which 11 are market units and 7 affordable units. The tenure split of the affordable housing would consist of 60% affordable rented units and 40% shared ownership. A viability appraisal has also been submitted and examined by the District Valuer whom concluded that the scheme for 7 affordable housing units with 11 market houses would be viable if the S106 contributions were removed from the appraisal.

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Subject to the completion of a S106 legal agreement for 7 affordable housing units with a tenure to be split to provide 60% affordable rented units and 40% shared ownership the proposed development would comply with policies 13 (1) (a), (d) and (e) and 30 (d) of the JCS.

Effect/Impact on the Living Conditions of the Neighbouring Occupiers and the Future Occupiers of the Development The JCS at policy 8 (e) (i) details policy relating to the protection of amenity of neighbouring occupiers.

At paragraph 17 of the NPPF, under the title of 'core planning principles' the government requires new development to provide 'a good standard of amenity for all existing and future occupants of land and buildings.'

Although this application is an outline planning application, the proposed layout shown on drawing number C40-60G received on 5 December 2017 is being determined as part of this application, the effect of the proposed layout on neighbouring amenity is assessed in detail below.

The closest dwelling on plot 1 would be positioned 6 metres from the southern side boundary and 10 metres from the southern flank elevation of number 31 Hardwick Road, which contains a ground floor hallway window and first floor landing/bathroom window. These rooms are classed as non-habitable rooms the proposed development would not result in unacceptable loss of light to these rooms. Although plot 1 would be positioned forward of number 31 Hardwick Road, it would not infringe the 45 degree line when taken from the centre line of an existing ground floor living room and first floor bedroom window, the proposed development would not result in unacceptable loss to habitable rooms in the front elevation of the closest existing property in Hardwick Road.

Normally a rear to flank elevation spacing and separation distance of 13.7 metres should be retained. Plots 6 and 7 would retain a spacing and separation distance of 16 metres from the rear elevation of these properties to the boundary with number 31 Hardwick Road this is considered to be an adequate spacing and separation distance and would not result in unacceptable loss of privacy to the occupiers of 31 Hardwick Road.

The eastern flank elevations of numbers 2 (a bungalow) and 5 (a dwelling house) Rookery View face the western boundary of the application site and contain windows serving non-habitable rooms at ground and first floor. A spacing and separation distance of 34 metres would be retained between the flank elevation of number 2 Rookery View and the front elevation of plot 1 and 47 metres between the flank elevation of number 5 Rookery View and plot 2. These spacing and separation distances are considered to be acceptable and would not result in any unacceptable loss of light or privacy.

The proposed layout includes adequate spacing and separation distances between the proposed dwellings and would not result in any unacceptable loss of light or privacy to the future occupiers of the proposed dwellings.

The proposed layout would not have an unacceptable effect on the amenities of existing or future occupiers and would comply with policy 8 (e) (i) of the JCS.

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Effect/Impact on Highway Safety in Relation to the Proposed Access Arrangement and Parking Provision JCS policy 8 (b) (i) gives a number of requirements that new development should achieve with regards to pedestrians, cyclists and public transport users and resisting developments that would prejudice highway safety.

JCS policy 8 (b) (ii) gives a number of requirements that new development should achieve with regards to ensuring a satisfactory means of access, provision of parking servicing and manoeuvring.

Access A new vehicular access to serve the development would be provided from Hardwick Road. Northamptonshire highways have no objections to the proposed new vehicular access off Hardwick Road as shown on the amended drawing number C40-60G , however, the access to the development would be situated near to the termination of the existing 30 mph speed limit arrangement. The existing speed limit and associated gateway feature will need to be re-sited. A separate application for the re-siting of the speed limit and gateway feature will need to be made to NCC highway services for consideration by the speed limit design review panel. Northamptonshire highways recommends conditions are imposed requiring full engineering, drainage, street lighting, constructional and timetabling detail of the street proposed for adoption and details of the proposed arrangement for future management and maintenance of the proposed streets;

Pedestrian Access The existing two metre wide pedestrian footpath along the eastern side of Hardwick Road would be extended into the development site and provide future occupiers with a pedestrian link to the services and facilities in the existing village.

Parking On-plot parking provision should be in accordance with the standards set out in the Northamptonshire parking standards (2016). Garages do not count towards parking spaces, however, carports do count as parking spaces provided two sides are left open. The applicant has provided a layout parking plan which demonstrates that parking can be provided in accordance with the Northamptonshire parking standards.

Enclosed cycle parking should be provided on site for each dwelling. Garages can count towards cycle storage and where garages are not provided sheds or enclosed cycle stores should be provided within the curtilage of each dwelling. A condition should be imposed on any permission requiring details of cycle storage to be provided for each dwelling.

Subject to the re-siting of the existing 30 mph speed limit and gateway features and imposition of conditions requiring full engineering details, details of arrangements for future management and maintenance of proposed street to be adopted, on plot parking provision and cycle parking the proposed development would comply with policy 8 (b) (i) and (ii) of the JCS.

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

The NPPF at chapter 11 sets out policies on development involving contaminated land. The planning practice guidance also offers detailed government advice on this topic.

The council's environmental protection officer has reviewed the contaminated land risk assessment and is satisfied with the findings of the report, which concludes that no significant plausible linkages or significant uncertainties are considered to exist on the site other than from mapped radon. Further investigation or basic radon protective measures are considered necessary when constructing the proposed dwellings on the south eastern part of the site. No phase 2 investigation is considered to be necessary.

The proposed development would comply with policy 6 of the JCS.

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

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

The NPPF at paragraphs 58 and 69 state that decisions should aim to ensure that developments create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.

The proposed development includes a layout which would provide surveillance opportunities onto Hardwick Road and the new access road and footways. The boundaries to plots 3, 4 and 5 should be enclosed by 1.8 metre high fencing with 0.3 metre high trellising on the top. The boundaries of plots 13 -15 should be enclosed by a hedgerow containing similar species to the existing hedgerow. While the new hedgerows get established a post and rail fence will need to enclose the boundaries. Gates with a lock on either side will need to be provided in the rear boundary fence of plots 9 and 10 to provide access from the rear parking area.

No objections have been raised by Northamptonshire Police to the proposed layout. Subject to a condition requiring details of boundary treatment the proposed development would comply with policy 8 (e) (iv) of the JCS.

Planning Obligations and Conditions The Community Infrastructure Levy Regulations 2010 at paragraph 122 sets out limitations on the use of planning obligations under section 106 of the Town and County Planning Act 1990, as amended, to secure community benefits for a scheme. It applies where a relevant determination is made which results in planning permission being granted for development.

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Planning obligations mitigate the impact of unacceptable development to make it acceptable in planning terms. A planning obligation may only constitute a reason for granting planning permission if it meets the following tests. Is the obligation:

(a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development.

In addition to the above regulations the government has recently updated its PPG with regards to planning obligations and below is summary in relation to how the salient elements of the guidance have an influence on this proposal.

There are specific circumstances where contributions for affordable housing and section 106 planning obligations should not be sought from small scale or self-build development; however, these restrictions do not apply to development on 'rural exception sites'. Applicants should submit evidence on scheme viability where obligations are under consideration and wherever possible, this should be open book.

Bus Service Contribution The Northamptonshire bus and rail development officer has sought the following contributions towards a bus service contribution:

- £15,000 for the delivery to site of a pre-constructed Littlethorpe wooden shelter and for 30 years maintenance; - £3,000 for the purchase and installation of one trueform bus stop pole on site and for the removal of an existing bus stop flag on a neighbouring lamp post (the relevant bus stop would be on Wellingborough Road adjacent to Meadowlands in Little Harrowden; - A total cost of £1836 based on 18 units, for one 28 day Stagecoach megarider gold for each dwelling on first occupation. (£102 per dwelling).

Waste Receptacles The Wellingborough Noise waste services manager recommends a payment of £1350 is made towards the provision of waste receptacles (£25 per bin 3 bins per property). However, a Planning Inspector in a recent appeal decision did not regard this as necessary to make the development acceptable in planning terms given that the collection of waste and items for recycling is a normal function of the Council that would be covered by the collection of council tax from the occupants of the new dwellings.

Education Northamptonshire county council have advised that a development of this size would be expected to generate approximately 6 primary school pupils and 4 secondary and sixth- form pupils based on the proposed dwelling mix and our pupil generation multipliers.

From a primary education provision, the proposed site is served by Little Harrowden Community Primary School. At October 2017, the school was operating at 98% capacity, with large year groups in the lower years expected to take up any existing capacity. A primary education contribution is required in order to ensure there is sufficient capacity to accommodate the number of pupils anticipated from this development. A primary education contribution of £71,496 has been requested.

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From a secondary school perspective, the proposed site is served by Sir Christopher Hatton Academy, Weavers Academy and Wrenn School. Currently all current capacity within the secondary school system across Wellingborough is to be exhausted within the next 3 years. This is due to a 26.3% increase in pupil numbers forecast between 2016/17 and 2015/26 based on current birth rate and three year trend data. A secondary school education contribution is required in order to ensure there is sufficient capacity to accommodate the number of pupils anticipated from this development. A secondary education contribution of £82,656 has been requested.

Fire and Rescue Northamptonshire Fire and Rescue Service have recommended that new developments generate a requirement for one fire hydrant in order for fires should they occur to be managed. Building new houses on site might well place demands on the Northamptonshire Fire and Rescue Service. However, a Planning Inspector in a recent appeal decision could see no good reason why a separate financial contribution was necessary to mitigate those demands when additional council tax receipts will be forthcoming from the dwellings. This contribution fails the tests of the framework and CIL Regulation 122.

Libraries The proposed development would lead to increased demand on the nearby library in Wellingborough which provides a valuable service to the local community. However, there is nothing to suggest that existing facilities at the library are inadequate and unable to cope with the increased demand. The County Council has requested a financial contribution totalling £4,302 towards the creation of an under 5's zone at the library in Wellingborough Library. Officers are not satisfied that the library contribution is necessary to make the development acceptable in planning terms. It does not, therefore, meet the tests of the framework and CIL Regulation 122.

Broadband Policy 10 (e) of the North Northamptonshire Joint Core Strategy states that:

"Development must be supported by the timely delivery of infrastructure, services and facilities necessary to meet the needs arising from the development and to support the development of Northamptonshire. To achieve this next generation access broadband should be provided to serve all areas by partnering with a telecommunications provider or providing on site infrastructure to enable the premises to be directly served".

New developments (including housing) - are required to be directly served by high quality fibre networks. In order for the commercial communications market to be able to deploy to these new builds, measures must be introduced at the earliest opportunity. This will enable the required specification to enable fibre connectivity for all new developments in respect to receiving superfast broadband services. It is recommended by NCC principal project officer that ducting works are carried out at the earliest opportunity.

Broadband would not be CIL compliant.

Local Play Area Little Harrowden Parish Council originally requested that the development support an on-site children's play area which the developer installed and provided maintenance for.

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Officers were not satisfied that the provision of a new play area and maintenance is necessary to make the development acceptable in planning terms. This original request would not, therefore, meet the tests of the framework and CIL Regulation 122.

However, the applicant has offered a financial contribution of £5,000 towards the enhancement of facilities and maintenance of the existing play area. This request is considered to meet the tests of the framework and CIL regulation 122.

A viability appraisal has also been submitted and examined by the District Valuer whom concluded that a scheme for 7 affordable housing units with 11 market houses would be unviable should seven affordable housing and S106 contributions totalling £178,988,00 be sought.

If the committee resolves to approve the proposal, this will be subject to the completion of an agreement by way of a section 106 covering the following heads of terms:

- 7 affordable housing units with a tenure to be split to provide 60 % affordable rented units and 40% shared ownership remaining available and affordable in perpetuity to meet local needs; - a financial contribution of £5,000 towards enhancements and maintenance of facilities within an existing play area.

Conditions The NPPF at paragraph 206 requires conditions to only be imposed where they are: necessary, relevant to planning and to the development to be permitted, enforceable, precise and reasonable in all other respects. The PPG re-iterates this advice.

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

CONCLUSION The proposed development complies with the relevant development plan policies and is consistent with the provisions in the NPPF specifically in relation to promoting sustainable development, provision of affordable housing with an element of market housing to make viable on an exception site adjoining the village of Little Harrowden; the proposed layout would complement the character and appearance of the area; the retention of the existing hedgerow and provision of new hedgerows and specimen trees would enhance the distinctive qualities of the landscape character; no adverse effects on archaeology; no flood risk or risks from surface water drainage or foul drainage; no effects from noise other than during the construction process; no effects on air quality; no effects biodiversity; housing mix; spacing standards; national accessibility standards; neighbouring amenity; comply with highway safety and capacity requirements; adequate on -site parking; no contamination; no objections to layout in relation to crime and disorder;

In the absence of any material considerations of sufficient weight, it is recommended that the proposal be approved subject to conditions and the completion of a suitably worded agreement under s106 of the Town and Country Planning Act 1990 including the heads of terms set out above.

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RECOMMENDATION Delegate to the Head of Planning and Local Development to approve subject to the following conditions and following the completion of an s106 Planning Agreement:

CONDITIONS/REASONS:

1. The development shall be carried out in accordance with the following plan numbers: C40-62A (location plan scale 1:1250) received 15 November 2017; C40-60G (site plan scale 1:500) received 5 December 2017; C40-63 (indicative plot boundaries) received 4 December 2017; Flood risk assessment reference and surface water drainage strategy prepared by Plandescil Consulting Engineers dated September 2017 received 25 October 2017; ST Consult Soakage Test Report dated 26 January 2018 received 29 January 2018; C40-64 (phasing plan) received 12 March 2018.

Reason: To ensure the development is carried out in accordance with the approved plans.

2. The application for approval of all the reserved matters in relation to appearance, scale and landscaping in respect of phase 1 (as defined by the phasing drawing number C40-64 received on 12 March 2018) shall be made to the local planning authority before the expiration of two years from the date of this permission. The development for phase 1 hereby permitted shall be begun no later than the expiration of three years from the date of this permission.

Reason: To conform with the requirements of Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

3. The application for approval of reserved matters in relation to appearance, scale and landscaping in respect of phase 2 (as defined by the phasing drawing number C40- 64 received on 12 March 2018) and the development to which this permission relates shall be made before the expiration of three years from the date of this permission in respect of the phase 2 and shall commence before the the expiration of a period of four years from the date of this permission.

Reason: To conform with the requirements of Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004 and to prevent an accumulation of unimplemented planning permissions.

4. The application (s) for reserved matters approval submitted to the local planning authority pursuant to conditions 2 and 3 are not to exceed the following amount in total up to 18 residential units (Use Class C3).

Reason: to ensure the number of units accords with the approved layout plan and to accord with policies 8 (b) (ii), (d) (i) and (ii), 11 (2) (a) and (b) and 15 (d) of the North Northamptonshire Joint Core Strategy.

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5. No construction works shall commence on in any phase until a site specific Construction Environmental Management Plan for that phase has been submitted to and approved in writing by the local planning authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:

- Procedures for maintaining good public relations, including complaint management public consultation and liaison; - Arrangements for liaison with the councils environmental protection team; - All works and ancillary operations which are audible at the site boundary or at such other place as may be agreed with the local planning authority shall be carried out only between the following hours: 08:00 Hours and 1800 Hours on Mondays to Fridays and 0800 and 1300 on Saturdays and at no time on Sundays and bank holidays; Deliveries to and removal of plant, equipment, machinery and waste from the time site must only take place within the permitted hours detailed above; - Mitigation measures as defined in BS5228 Parts 1 and 2 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works; - Procedures for emergency deviation of the agreed working hours. - Control measures for dust and other air borne pollutant. This must also take into account the need to protect any local resident who may have a particular susceptibility to air borne pollutants; - Measures for controlling the use of site lighting whether required for safe working or for security purposes; - Method statements for great crested newts and reptiles; - Provisions for a pre commencement check for badgers to ensure none have started excavating on site.

The construction of the development for each phase shall be carried out in accordance with the approved construction management plan for that phase.

Reason: In the interests of residential amenity and to accord with policies 4, 8 (b) (i), 8 (e) (i) and (ii) of the North Northamptonshire Joint Core Strategy.

6. Any subsequent reserved matters application for each phase shall include a detailed plan identifying which dwellings would meet the requirements of the national Accessibility Standards in category 2 (accessible and adaptable dwellings) and Category 3 (wheelchair use) in accordance with the schedule of the Approved Document M of the Building Regulations (2015). The approved scheme for each phase shall be implemented prior to the first occupation of each associated dwelling in that phase in accordance with the details thereby approved by the appointed building control body.

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

7. The dwellings hereby approved in each phase shall incorporate measures to limit water use to no more than 105 litres per person per day within the home and external water use of no more than 5 litres per day in accordance with the optional standard 36 (2b) of Approved Document G of the Building Regulations (2015).

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

8. No construction works shall commence on site in any phase until a programme of archaeological work in accordance with a written scheme of investigation has been submitted to and approved in writing by the local planning authority. The approved scheme for each phase shall be implemented in accordance with the timetable set out under the written scheme of investigation.

Reason: To ensure that features of archaeological interest are properly examined and recorded, in accordance with policy 2 (d) of the North Northamptonshire Joint Core Strategy and advice contained within paragraph 141 of the National Planning Policy Framework.

9. No construction works shall commence until a foul water strategy for each phase has been submitted to and approved in writing by the local planning authority. No dwellings shall be occupied until the works have been carried out in accordance with the foul water strategy so approved for that phase unless otherwise approved in writing by the local planning authority.

Reason: To prevent environmental and amenity problems arising from flooding and to accord with policy 10 (b), (c) and (d) of the North Northamptonshire Joint Core Strategy.

10.Details of the proposed finished floor levels of all buildings and the finished ground levels in relation to existing surrounding ground levels shall be submitted to and approved by the local planning authority prior to any construction works for that phase commencing on site. Development shall be undertaken in accordance with the approved levels for each phase.

Reason: To ensure that development is carried out at suitable levels and to accord with policy 8 (e) (i) of the North Northamptonshire Joint Core Strategy.

11.Sample panels of the external materials to be used in the development shall be erected on site and approved in writing by the local planning authority prior to any construction works for that phase commencing on site. The approved samples of external materials shall be thereafter implemented for that phase unless alternative external materials are approved in writing by the local planning authority for that phase.

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

12.Prior to the commencement of any construction works for each phase a scheme showing the proposed boundary treatments for the development in that phase shall be submitted to and approved in writing by the local planning authority. The approved boundary treatments shall be in accordance with the approved details for that phase and be completed prior to the first occupation of associated each dwelling in each

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phase.

Reason: To ensure a satisfactory appearance for the development in the interests of visual amenity and privacy and accord with policy 8 (d) (i) and (ii) of the North Northamptonshire Joint Core Strategy.

13.No construction works shall commence in phase 1 until full engineering, drainage, street lighting constructional and timetabling details of the street proposed for adoption has been submitted to and approved in writing by the local planning authority. The development of phase 1, shall thereafter, be carried out in accordance with the approved details unless otherwise agreed in writing by the local planning authority.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the development and to accord with policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

14.The scale of plot numbers 1-13 (inclusive) shall be two-storey in height only and the scale of plot numbers 14 -18 shall be two and a half storey in height only.

Reason: To respect the character and appearance of the surrounding area and accord with policy 8 (d) (i) and (ii) of the North Northamptonshire Joint Core Strategy.

15.Prior to the construction of the development above slab in level in each phase details of a charging point for electric vehicles to be installed in each dwelling shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be installed prior to the first occupation of each associated dwelling in that phase.

Reason: To negate the impact of the development on local air quality and accord with policy 8 (e) (ii) of the North Northamptonshire Joint Core Strategy and advice contained within the Northamptonshire parking standards (2016).

16.Prior to the first occupation of each phase of the development hereby permitted details of the proposed bicycle parking shall be submitted to and approved in writing by the local planning authority and the scheme approved shall be provided in that phase and be retained thereafter.

Reason: To ensure the provision and availability of adequate cycle parking in accordance with policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

17.No dwelling shall be occupied until a lighting plan for each phase has been submitted to and approved in writing by the local planning authority. If any lighting is required within the vicinity of existing or newly created bat features, it shall be low level, with baffles to direct the light away from the features, thus preventing severance of bat commuting and foraging routes. The development shall thereafter be carried out in accordance with the approved details prior to the first occupation of the any associated dwelling in that phase and shall be subsequently retained in that form thereafter.

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Reason: To ensure the protected species are adequately protected and in accordance with policy 4 of the North Northamptonshire Joint Core Strategy.

18.The hedgerows along the western boundary of the site to be retained as shown on drawing number C40-60G (site plan) received on 5 December 2017 shall be fully protected in accordance with the latest British Standards (currently BS 5837:2012 'Trees in relation to design, demolition and construction-Recommendations') by the time construction begins on that phase. All protective measures must be in place on each phase prior to the commencement of any building operations (including any structural alterations, construction, and site clearance, removal of any section of the hedgerow, engineering operations, groundworks, vehicle movements or any other operations normally undertaken by a person carrying on a business as a builder). The Root Protection Area (RPA) within the protective fencing must be kept free of all construction, construction plant, machinery, personnel, digging and scraping, service runs, water-logging, changes in level, building materials and all other operations. All protective measures shall be maintained in place and in good order until all work is complete on each phase and all equipment, machinery and surplus materials have been removed from the site at the end of each phase.

Signs informing of the purpose of the fencing and warning of the penalties against destruction or damage to the trees and their root zones shall be installed at minimum intervals of 10 metres and a minimum of two signs per separate stretch of fencing.

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

19.No construction works above slab level on each phase shall take place until details of new nesting opportunities for birds either integral to or mounted to the buildings or mounted on suitable trees has been submitted to, and approved in writing by the local planning authority. The scheme shall include details of six sparrow terraces, four swift boxes and eight general nesting boxes and the development of each phase shall thereafter be carried out in accordance with the approved details prior to the occupation of the development on that phase.

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

20.No building in phase 1 shall be occupied until details of the proposed arrangements for future management and maintenance of the proposed street within the development have been submitted to and approved in writing by the local planning authority in consultation with the highway authority. The street shall thereafter be maintained in accordance with the approved management and maintenance details until such time as an agreement has been entered into under section 38 of the Highways Act 1980 or a private management and maintenance company has been established.

Reason: To ensure satisfactory development of the site and to ensure estate roads are managed and maintained thereafter to a suitable and safe standard in accordance with policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

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21.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and/or re-enacting that Order) the carport /car parking space(s) hereby permitted on the site plan in each phase shall be retained as such and shall not be used for any purpose other than the parking of private motor vehicles without the specific grant of planning permission from the local planning authority.

Reason: To ensure adequate parking is provided, in the interests of highway safety and in accordance with policy 8 (b) (ii) of the North Northamptonshire Joint Core Strategy.

22.Notwithstanding the details shown on drawing number C40-60G received on 5 December 2017 as part of any reserved matters application submitted for each phase of the development, the hereby approved new dwellings in each phase shall comply with the Department for Communities and Local Government 'Technical housing standards - nationally described space standards'.

https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/52453 1/160519_Nationally_Described_Space_Standard____Final_Web_version.pdf

Reason: To ensure the future occupiers of the development reside in dwellings that have a satisfactory standard of residential space in accordance with policy 30 (b) of the North Northamptonshire Joint Core Strategy.

23.Before construction commences on each phase a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological context of the development, shall be submitted to and approved in writing by the local planning authority. The scheme for each phase shall subsequently be implemented in accordance with the approved details before the development is completed. The details of the scheme shall include: a) details (i.e. designs, diameters, invert and cover levels, gradients, dimensions and so on) of all elements of the proposed drainage system, to include pipes, inspection chambers, outfalls/inlets, attenuation basins and soakaways; b) cross referenced calculations; c) infiltration/soakaways in accordance with CIRIA C753.

Reason: To reduce the risk of flooding both on and off site in accordance with policy 5 of the North Northamptonshire Joint Core Strategy and advise contained within the NPPF.

24.Before construction works take place on each phase until a detailed scheme for the ownership and maintenance of every element of the surface water drainage system proposed on the site has been submitted to and approved in writing by the local planning authority. The maintenance plan shall be carried out in full thereafter on each phase.

Reason: To reduce the risk of flooding both on and off site in accordance with policy 5 of the North Northamptonshire Joint Core Strategy and advice contained within the NPPF.

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25.No occupation of any dwelling shall take place within any phase until the verification report for the installed surface water drainage system for the site has been submitted in writing by a suitably qualified drainage engineer and shall be approved in writing by the local planning authority based on the approved flood risk assessment reference and surface water drainage strategy prepared by Plandescil Consulting Engineers dated September 2017. These shall include: a) any departure from the agreed design is keeping with the approved principles: b) any as-built drawings and accompanying photos; c) results of any performance testing undertaken as part of the application process (if required/necessary); d) copies of any statutory approvals such as land drainage consent for discharges etc.

Reason: To ensure the installed surface water drainage system is satisfactory and in accordance with the approved reports for the development site.

INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) Order 2015 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in the framework.

2. The Borough Council of Wellingborough encourages all contractors to be 'considerate contractors' when working in our district by being aware of the needs of neighbours and the environment. Prior to the commencement of any site works, it is good practice to notify neighbouring occupiers of the nature and duration of works to be undertaken.

To limit the potential detriment of construction works on residential amenity, it is recommended that all works and ancillary operations which are audible at the site boundary during construction should be carried out only between the following hours:

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

3. The Public Health Act 1875 Town Improvement Clauses Act 1847 at S.64. Prior to occupation of the newly created premises(s), the street numbering for this development or conversion - residential and commercial, must be agreed with the Street Naming and Numbering Officer. When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk

4. The developer is advised that to discharge condition 21 the local planning authority requires a copy of a completed agreement between the applicant and the local highway authority under Section 38 of the Highways Act 1980 or the constitution and details of a Private Management and Maintenance Company confirming funding, management and maintenance regimes.

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BOROUGH COUNCIL OF WELLINGBOROUGH

Planning Committee 18 April 2018

Report of the Head of Planning and Local Development

Case Officer Mrs Louise Jelley WP/17/00784/REM

Date received Date valid Overall Expiry Ward 15 December 2017 29 December 2017 30 March 2018 Queensway

Applicant N/A

Agent Sara Jones

Location Appleby Lodge 140 - 160 Sywell Road Wellingborough Northamptonshire NN8 6BS

Proposal Reserved Matters for access, appearance, landscaping, layout and scale of two buildings for employment use on Zone B Appleby Lodge

PLANNING HISTORY

WP/14/00212/CND Fully discharged 07.05.2014 Details submitted pursuant to Condition 4 (Phase 2 Risk Assessment) of outline planning permission WP/2013/0190/OEIA

WP/14/00312/CND Fully discharged 08.02.2016 Details submitted pursuant to conditions 3 (phasing), 9 (tree retention/felling), 10 (landscape strategy), 11 (landscape management plan), 15 (overall on and off site foul drainage strategy), 17 (overall surface water drainage strategy) of planning permission ref: WP/2013/0190/OEIA

WP/14/00353/CND Fully discharged 08.08.2014 Details submitted pursuant to conditions 7 (construction and environmental management plan (CEMP)) and 22 (prevention of the deposit of mud and similar debris on to the adjacent highway) of planning permission WP/2013/0190/OEIA

WP/14/00441/CND Fully discharged 08.08.2014 Details submitted pursuant to Condition 6 (archaeology) of planning permission ref: WP/2013/0190/OEIA

WP/14/00716/REM Approved with conditions 11.03.2015 Infrastructure for Phases 1 and 2 including access road, site re-

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WP/17/00784/REM

Built Environment © Crown Copyright and database right 2018. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:5,000 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A3 WP/17/00784/REM - Appleby Lodge, Sywell Road, Welingborough, Zone B ± GetMapping PLC 1999

profiling, demolition of existing buildings, drainage features and landscaping Outline application was an EIA application and ES was submitted to LPA.

WP/15/00809/CND Part discharged 11.04.2016 Details submitted pursuant to condition 18 (surface water drainage) of planning permission ref: WP/2013/0190/OEIA (partial discharge of condition)

WP/16/00235/CND Fully discharged 15.07.2016 Details submitted pursuant to condition 9 (plan to show all trees and those proposed to be felled) of planning permisison ref: WP/2013/0190

WP/16/00241/AMD Approved with conditions 18.05.2016 Application for a non-material amendment to planning permission ref: WP/14/00716/REM for the relocation of foul water pumping station from NE corner of site to centre of site adjacent to NE corner of Zone B, as agreed with Anglian Water. Updated drainage design to reflect final agreement with Anglian Water. Inclusion of electricity sub-station within services compound in NE corner of site. Minor updates to access design to reflect s278 works agreement, including vertical alignment of spine road. Minor updates to footpath/cycleway design to reflect s38 works agreement. Minor updates to landscaping including removal of 3 additional trees as agreed with the landscape officer and corresponding tree planting replacement and planting updates to account for final sewer easement locations

WP/16/00296/CND Fully discharged 06.07.2016 Details submitted pursuant to the partial discharge of condition 14 (street lighting) and discharge of 25 (site access, footways and cycle track) of planning permission ref: WP/2013/0190/OEIA

WP/16/00602/REM Approved with conditions 14.12.2016 Reserved matters for access, appearance, landscaping, layout and scale of a building for employment use on zone A

WP/16/00763/CND Part discharged 14.08.2017 Details submitted pursuant to conditions 7 (construction and environmental management plan), 11 (landscape management plan), 12 (samples of external facing and roofing materials), 13 ( samples of all hard surfaced materials), 16 (foul water drainage) and 18 (surface water drainage) of outline planning permission ref: WP/2013/0190/OEIA

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WP/17/00039/CND Fully discharged 13.03.2017 Details submitted pursuant to condition 14 (external lighting) of planning permission ref: WP/2013/0190/OEIA

WP/17/00103/AMD Approved with conditions 03.03.2017 Application for a non-material amendment to reserved matters ref: WP/14/00716/REM to allow an amenity area to be constructed between Phase 1 and Phase 2 of the development

WP/17/00784/REM Determination pending. Reserved Matters for access, appearance, landscaping, layout and scale of two buildings for employment use on Zone B Appleby Lodge

WP/17/00803/CND Fully discharged 04.01.2018 Details submitted pursuant to condition 21 (parking management plan) of planning permission ref: WP/2013/0190/OEIA

BW/1977/0253 Approved 27.04.1977 Agricultural building (5,400 sq.ft)

WP/1997/0183 Approved 14.05.1997 Installation of a 15m mast antennae dishes and ancillary development

WP/1993/0016 Agreed Agricultural general purpose portal framed building

BW/1986/0184 Approved 19.03.1986 Single-storey dining / utility extension

BW/1986/0756 Approved with conditions 08.09.1986 Vehicular access

BW/1985/0456 Approved with conditions 06.06.1985 Agricultural building comprising hay barn and lean to cattle sheds

BW/1980/0302 Approved 25.02.1980 Erect lean to to existing building

BW/1977/0751 Approved 19.10.1977 Erect lean to existing dutch barn

WU/1966/0052 Refused 18.05.1966 Erection of farm house

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WP/2010/0144 Refused 21.06.2010 Conversion of the bungalow into three new individual 2 bedroom self contained flats

SCO/2012/0001 Agreed 21.08.2012 Scoping Opinion Request for outline planning permission for a strategic Employment Park (Use Classes B1(c), B2 & B8) with associated parking, highway infrastructure and landscaping.

WP/2013/0190 Approved subject to S106 Legal Agreement 18.12.2013 Demolition of existing buildings and development of site for a new employment park comprising use classes B1/B2/B8 together with ancillary offices, gatehouses, car parking and associated road infrastructure and landscaping (Outline application with only the access arrangement to be considered at this stage) - Travel Plan v7 Final received 22/12/17

WP/2005/0432 Agreed 17.08.2005 Change of use from agricultural building and yard to building for sorting of waste and parking for lorries and skip bins

WP/2000/0526 Approved 06.12.2000 General purpose agricultural building.

Reasons for Committee Consideration:

- Members have requested that all applications relating to this site are determined by the Planning Committee.

SITE AND SURROUNDINGS The application site lies to the west of Wellingborough. Park Farm Way Industrial Estate abuts the development site to the east. Sywell Road forms the northern boundary of the site and open countryside lies to the south and west. The Wellingborough Grammarians Sportsground lies to the north of the site. The nearest village to the site is Hardwick which lies approximately 780m to the north.

APPLICATION PROPOSAL AND BACKGROUND Outline planning permission was granted in December 2013 for a large employment park at Appleby Lodge in Wellingborough. Reserved Matters (details) for infrastructure works were subsequently approved in March 2015. The details of Zone A of the overall employment site were approved in December 2016 and is now built out. This part of the development is due to be occupied by Yusen Logistics.

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This is an application for Reserved Matters for Zone B of the employment park at Appleby Lodge, pursuant to condition 2 of outline planning permission WP/2013/0190/OEIA. Zone B lies directly south of Zone A within the overall development site. It will comprise 2 main industrial units in a 'T shape' arrangement. Plot 1 comprises 18,696 square metres of gross internal area (GIA) and Plot 2 comprises 36,253 square metres of GIA. Plot 1 provides for 154 car parking spaces and Plot 2 provides 302 car parking spaces. The gross external area of the proposed buildings which includes ancillary offices, plant room and gatehouses equates to 56,363 square metres approximately.

Each plot has its own entry/egress point for lorries and vehicles. The larger plot (plot 2) provides for a holding area for lorries/HGVs approaching the unit in order that any lorries arriving at the same time will not cause obstruction/queues within the main highway on approach to the employment park.

Environmental Impact Assessment It is considered that the proposed development as described by the applicant is a subsequent EIA application but that the original EIA submitted with the outline application (WP/2013/0190/OEIA), reserved matters applications and discharge of condition information adequately addresses the environmental effects of the proposal. Therefore in accordance with Regulation 9 (2) of the EIA 2017 Regulations where the environmental information already before a local planning authority is considered to be adequate to assess the environmental effects of a development, that information shall be taken into consideration in the determination of a subsequent application. As such, the original environmental statement and further information (as described above) has therefore been taken into account and it is considered that no further information is required in order to assess the environmental effects of the development.

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

North Northamptonshire Joint Core Strategy (JCS) Policies: 1 (presumption in favour of sustainable development) 3 (landscape character) 4 (biodiversity & geodiversity) 5 (water environment, resources and flood risk management) 8 (North Northamptonshire place shaping principles) 9 (sustainable buildings) 10 (provision of infrastructure) 17 (North Northamptonshire's strategic connections) 22 (delivering economic prosperity) 23 (distribution of new jobs) 24 (logistics)

Borough of Wellingborough Local Plan (LP) Policies: G2 (flood protection)

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Plan for the Borough of Wellingborough - Emerging Plan (PBW) Policies E 1 (established industrial estates)

Supplementary Planning Documents/Guidance: Northamptonshire Minerals and Waste Development Framework: development and implementation principles Sustainable Design Biodiversity Trees on Development Sites Planning Out Crime in Northamptonshire Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. BCW environmental protection team - even though the details submitted with the original application showed that the development would not breach UK air quality objectives, the development will have an impact on local air quality due to the scale and nature of the development. Does the development provide for any sustainability provisions e.g. emission standards of lorries on site, car clubs, electric vehicle provisions for staff.

2. BCW landscape officer - the landscape plan appears to be satisfactory, but it would be useful to clarify what is proposed opposite the entrance of the second block (zone B plot 2) where an area of planting has been covered in grey.

Further response received 7th March 2018 After confirmation, the landscaping provision for Zone B is fine.

3. Northamptonshire Police - the detail contained within the SPG security statement is not specific enough. Please approach the applicant for more information relating to gates, fencing and building shell security.

4. Health and Safety Executive (HSE) - the development site identified does not currently lie within the consultation distance (CD) of a major hazard site or major accident hazard pipeline, therefore, at present the HSE does not need to be consulted on any development on the site. Should there be a delay submitting a planning application for the proposed development on this site, you may wish to approach the HSE again to ensure that there have been no changes to CDs in this area in the intervening period.

5. National Grid - we are unable to provide an informed decision as we do not know how tall the proposed building plot 1 is in relation to our overhead lines. The applicant needs to provide an ortho rectified drawing so that we are able to put it into our line model.

6. Northamptonshire Highways - approval should be subject to the submission of occupier specific travel plans, construction and environmental management plans and parking management plans. Public footpath TU3 passes through the application site. Please note the following standard requirements: - The routes must be kept clear, unobstructed, safe for users, and no structures or material placed on the right of way at all times, it is an offence to obstruct the highway

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under s137 HA 1980. - There must be no interference or damage to the surface of the right of way as a result of construction. Any damage to the surface of the path must be made good by the applicant to the specification of the Local Highway Authority. - If as a result of the development the Right of Way needs to be closed application must be made for a Temporary Traffic Regulation Order. An Application form for such an order is available from Northamptonshire County Council website, a fee is payable for this service and a period of six weeks' notice is required. Please follow the link below and contact the highway authority at:- [email protected]. http://www3.northamptonshire.gov.uk/councilservices/northamptonshire- highways/rights-of-way/Pages/temporary-traffic-regulation-orders.aspx - Any new path furniture (e.g. gates preferred over stile) needs to be approved in advance with the Access Development Officer, standard examples can be provided.

7. Northamptonshire County Council Local Lead Flood Authority (LLFA) - no comments.

8. Natural England - no comments.

9. Ramblers Association - no comments.

10. Commission for Dark Skies - we are unable to make any further comments on exterior lighting to update our previous comments for this warehouse development. CFDS would welcome the opportunity to review and comment on the specific final submission for exterior lighting.

Subject to a condition in relation to the submitted lighting details - we have no objection to the development.

11. Third Party Comments - objection received from local resident - Why is there no requirement for solar panels or greenery on the roof of this megashed? This is now law in France. There is scope for significant power generation on this on this site conveniently by the national grid. This would be a positive step for a Council which permits a massive polluting logisitics hub to appear next to a sports field miles from roads fit for purpose.

ASSESSMENT AND REASONED JUSTIFICATION The proposal raises the following main issues: - Conformity with the development plan - Access - Appearance - Landscaping - Layout - Scale

Conformity with the Development Plan and Material Considerations: The principle of development is established by virtue of the grant of outline planning permission (WP/2013/0190/OEIA). Specifically this application is to assess the suitability of the details of the development of Zone B comprising access, appearance, landscaping, layout and scale. Parameter plans were approved as part of the outline permission which sets out a development schedule for each zone and provides the

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framework for building size, height, maximum floor space, number of units etc.

Each reserved matters application must have regard to these plans and accord with the approved parameters.

Development for Zone B of the site comprises the following approved parameters: - Net developable zone area: 11.59ha - Permitted Use Class: B2/B8 - Number of units: 1-3 - Max floor space (GIA): 59,000 sq metres - Max finished floor level: +114.60m AOD - Max building size: height - 22m, length - 375m, width - 155m

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

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

Policy 8 of the JCS and the SPD on 'sustainable design' require new development to be of a high standard of design, respect and enhance the character of its surroundings, and not result in an unacceptable impact upon the amenities of neighbouring properties or wider area; by reason of noise, loss of light or overlooking. Paragraph 17 of NPPF sets out the 12 core principles, one of which is to seek to secure high quality design and good standard of amenity for existing and future occupiers and Paragraph 56 states that good design is a key aspect of sustainable development.

Policy 9 of the JCS states that development should incorporate measures to ensure high standards of resource and energy efficiency and reduction in carbon emissions. In particular, developments of 1000+ square metres of non residential floorspace should as a minimum meet BREEAM very good or equivalent nationally recognised standards.

Policy 22 refers to the delivery of economic prosperity to provide for a stronger more sustainable economy across North Northamptonshire that will deliver a net increase of 31,000 jobs sought through prioritising the enhancement of existing employment sites and the regeneration of previously developed land.

Policy 24 states that proposals for logistics including large scale strategic distribution will be supported where they comply with the spatial strategy, facilitate the delivery of a mix of jobs and are of the highest viable standards of design and sustainability.

In addition to the specific NPPF requirements set out above, paragraph 66 states that 'applicants will be expected to work closely with those directly affected by their proposals to evolve designs that take account of the views of the community. Proposals that can demonstrate this in developing the design of the new development should be looked on more favourably.'

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Access Access for Zone B includes a revised solution from the main estate spine road compared to the access details approved as part of Phase 1 and 2 infrastructure reserved matters details. The changes include an HGV queuing lane for the larger unit (plot 2) in order to improve highway safety for the immediate area and reduce the likelihood of blockages and holds ups within the immediate road network during busy periods. A similar approach was approved at the reserved matters stage for zone A of the development.

Zone B provides for 456 car parking spaces across the two proposed plots. Although the amount of parking provision is below the threshold as set out within Northamptonshire County Council's parking standards 2016, the parking provision accords with the standards agreed at the outline stage as contained within the Framework Travel Plan which forms part of the section 106 agreement. The proposed level of parking is therefore considered to be reasonable in this instance and the local highway authority has not objected to the proposed details.

In addition, there are a number of conditions related to highway safety and parking that need to be submitted to and approved in writing by the local planning authority prior to the occupation of the unit (as per the requirements of the outline permission).

The plans as submitted illustrate that each Zone B will provide a total of 80 cycle spaces on site (plot 1 will provide for 30 spaces and plot 2 will provide for 50 spaces). There are also 4 electric vehicle parking spaces for Zone B and allocated car sharing spaces identified within the plans as car parking spaces with the following label (2+).

A Travel Plan is also required as part of the Section 106 agreement to the outline application which will be occupier led and will have to set out a number of sustainable transport initiatives for the employment units.

Appearance This application comprises the provision of two large buildings. The elevational plans illustrate that the proposed materials provide a similar pallette to those on Zone A of the site. The units will comprise an array of grey colours with a green feature band that forms a horizontal line which runs along the top section elevation of the units approx 12.5 metres high (from the ground level). Windows, doors and openings e.g. docking bays, office hubs are prevalent along all elevations.

Zone B will comprise an array of security measures for the site including boundary treatment. This will include gates to the main HGV access point up to 2.4 metres high, car park barriers, perimeter fencing surrounding the service yards for each plot approximately 2.4 metres in height, turnstile gates for pedestrian access at the larger unit (plot 2) and standard gates for the smaller unit (plot 1). Further information has been sought from the applicant in respect of security details.

Landscaping Landscaping plans for the site have been included within the submission providing details of soft landscaping and sections. The proposed landscaping frames the exterior edges of Zone B and proposed trees and shrubs are concentrated along the main access route into Zone B and the entrance points of each plot/unit.

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A significant amount of landscaping has already been implemented through the infrastructure reserved matters approval (WP/14/00716/REM) and this is shown within the submitted details to illustrate how the implemented planting appears alongside the proposed planting for Zone B.

The landscape officer has looked over the landscaping details and is content with the proposed planting.

The application is therefore considered to be acceptable with respect to landscaping and complies with policies 3 and 8 of the JCS.

Layout The layout of the proposed units for Zone B comprises a 'T shape' arrangement. Plot 1 is the smaller unit and is located within the northern section of Zone B and Plot 2 is the larger unit which forms the central and southern part of Zone B. The entrance points into the plots are situated along the western side of Zone B and this is also where the car parking provision is sited for each plot. The lorry docking area forms the northern elevation of Plot 1 opposite Zone A and in respect of Plot 2 the docking areas are located on the east and west elevations of the proposed building. Office hub buildings are situated on various elevations to enhance surveillance and security and provide services for the site.

Policy 9 of the JCS is clear that the layout and design of developments should incorporate sustainable design principles. Specifically it states that:

'developments of 1000+ square metres of non residential floorspace should as a minimum meet BREEAM very good or equivalent nationally recognised standards'.

Policy 24 of the JCS states that proposals will need to satisfy certain design and sustainability criteria which includes:

'achieving the highest possible standards of design and environmental performance through maximising the use of sustainable design and construction techniques'.

On request for this information, the applicant was not prepared, when asked, to submit the necessary sustainability information as part of the application details. In this instance, it is considered prudent that despite this level of information not being requested by the local planning authority as part of the reserved matters consent for Zone A, this should not be a reason for accepting insufficient details for Zone B. Therefore in accordance with policy 9 (sustainable buildings) and policy 24 (logistics) the requirement for the development to incorporate sustainable design principles (specifically BREEAM) is recommended as a pre commencement condition in order for the scheme to comply with the specific requirements of planning policy and to highlight the importance of sustainability for developments of this size and scale.

Further information has also been sought from Northamptonshire Police in respect of security measures for the site. Although information has been submitted as part of the application, it is not considered sufficient at this time. As such, further details are required as part of a condition if Members are minded to approve the scheme.

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Scale The scale of development fully accords with the approved parameters for this phase of development. The approved parameters allows between 1 and 3 buildings up to 22m in height, with a maximum floorspace of up to 59,000 m2 and for a use within Class B2 or B8. The application is for two buildings, both plots are proposed to be a maximum of 17.5m to the ridge height. This height is over 4m lower than the maximum height permitted as part of the outline permission. The two plots proposed for Zone B fall within the approved floorspace parameters approved at the outline stage, being approximately 4,000 sq.m smaller than the maximum size of floorspace permitted.

The overall scale of the proposal therefore complies with the parameter plans agreed at the outline stage and the details related to scale are therefore considered to be acceptable and accord with policy 8 of the JCS.

CONCLUSION This application for the details of large scale logistic units complies with the parameter plans stipulated on the original outline consent e.g. height, use, floorspace etc. It is considered that subject to the proposed conditions, specifically with respect to sustainable construction techniques, this application for two industrial units within the Appleby Lodge employment park is acceptable in terms of access, appearance, landscape, layout and scale. Subject to conditions relating to sustainable construction (BREEAM), external lighting and security details the application is recommended to Members for approval.

RECOMMENDATION Recommended to Members for approval subject to conditions:

CONDITIONS/REASONS:

1. The development details hereby permitted shall be carried out in accordance with the following plans: - 10074 P124 Rev A Zone B Boundary Treatment Plan received 23 March 2018 - 10074 P120-001C Zone B Plot 1 Illustrative site layout received 19 March 2018 - 10074 P121-001B Zone B Plot 2 Illustrative site layout received 19 March 2018 - 100749123 D Zone B Illustrative Master Plan received 19 March 2018 - 10074 P120 - 008 Zone B Plot 1 Cycle shelter facilities received 19 March 2018 - 10074 P120 - 009 Zone B Plot 2 Cycle shelter facilities received 19 March 2018 - 10074 P120 - 006 Zone B Plot 1 - DC201 Elevations received 12 March 2018 - 10074 P121-006 Zone B Plot 2 - DC390 Elevations received 12 March 2018 - Concept soft landscape layout plan 1796-17-01 Drawing 01 received 29 December 2017 - 1796 -17-01-02 Illustrative section received 29 December 2017 - 10074 P122 Zone B Location Plan received 29 December 2017 - 10074 P120 - 002 Zone B Plot 1 Building layout received 29 December 2017 - 10074 P121 - 002 Zone B Plot 2 Building layout received 29 December 2017 - 10074 P120 - 003 Zone B Plot 1 Office layouts received 29 December 2017 - 10074 P121 - 003 Zone B Plot 2 Office layouts received 29 December 2017 - 10074 P120 - 004 Zone B Plot 1 Hub Office layouts received 29 December 2017

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- 10074 P121 - 004 Zone B Plot 2 Hub Office layouts received 29 December 2017 - 10074 P120 - 005 Zone B Plot 1 Roof Plan received 29 December 2017 - 10074 P121 - 005 Zone B Plot 2 Roof Plan received 29 December 2017 - 10074 P120 - 007 Zone B Plot 1 Gatehouse Plan and Elevations received 29 December 2017 - 10074 P121 - 008 Zone B Plot 2 Gatehouse Plan and Elevations received 29 December 2017

Reason: To ensure the development is carried out in accordance with the approved plans.

2. Prior to the commencement of development hereby permitted details shall be submitted to and approved in writing by the local planning authority which demonstrate how the development will achieve BREEAM very good or equivalent nationally recognised standards in relation to sustainable design principles. The development shall be carried out in accordance with the approved details and retained as such thereafter.

Reason: to ensure that the development incorporates sustainable design principles in accordance with Policies 9 and 24 of the North Northamptonshire Joint Core Strategy.

3. The external lighting details for the development hereby approved shall be designed, fitted and implemented in accordance with the approved plans reference Zone B Plot 1 External lighting P9310-686-P1-A and Zone B Plot 2 External lighting P9310-686- P2-A received 23 March 2018 and retained as such thereafter.

Reason: In the interests of minimising light pollution in accordance with paragraph 125 of the National Planning Policy Framework.

4. Prior to the construction of development a detailed security scheme shall be submitted to and approved in writing by the local planning authority. The scheme shall include measures to reduce the opportunities for crime and enhance security and surveillance for the site. The details of the scheme must include but not be limited to the following provisions: - security ratings for the proposed boundary treatments/fencing - security standards for external doors which should demonstrate compliance with LPP1175 status - glazing details which should comply with a security grade of P2A standard as a minimum requirement - CCTV details - including location and specification (in line with the Home Office CCTV operational requirements manual) - installation of restrictors to all ground floor windows to prevent direct access (rated to at least PAS 24 2016) - details of the control, management and safeguarding of all HGV access points - details of alarm systems for the site in compliance with the ACPO security alarm policy

The security measures shall be implemented in accordance with the approved scheme and retained as such thereafter.

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Reason: In the interests of safety, security and planning out crime in accordance with policy 8 of the North Northamptonshire Joint Core Strategy.

INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) Order 2015 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in the framework.

2. The Borough Council of Wellingborough encourages all contractors to be 'considerate contractors' when working in our district by being aware of the needs of neighbours and the environment. Prior to the commencement of any site works, it is good practice to notify neighbouring occupiers of the nature and duration of works to be undertaken.

To limit the potential detriment of construction works on residential amenity, it is recommended that all works and ancillary operations which are audible at the site boundary during construction should be carried out only between the following hours:

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

3. National Grid Plant protection should be contacted prior to work commencing for further guidance to be given and agreed.

4. Public footpath TU3 passes through the application site. Please note the following standard requirements: - The routes must be kept clear, unobstructed, safe for users, and no structures or material placed on the right of way at all times, it is an offence to obstruct the highway under s137 HA 1980. - There must be no interference or damage to the surface of the right of way as a result of construction. Any damage to the surface of the path must be made good by the applicant to the specification of the Local Highway Authority. - If as a result of the development the Right of Way needs to be closed application must be made for a Temporary Traffic Regulation Order. An Application form for such an order is available from Northamptonshire County Council website, a fee is payable for this service and a period of six weeks' notice is required. Please follow the link below and contact the highway authority at:- [email protected]. http://www3.northamptonshire.gov.uk/councilservices/northamptonshire- highways/rights-of-way/Pages/temporary-traffic-regulation-orders.aspx - Any new path furniture (e.g. gates preferred over stile) needs to be approved in advance with the Access Development Officer, standard examples can be provided.

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BOROUGH COUNCIL OF WELLINGBOROUGH

Planning Committee 18 April 2018

Report of the Head of Planning and Local Development

Case Officer Paul Bateman WP/17/00790/FUL

Date received Date valid Overall Expiry Ward Parish 19 December 2017 19 December 2017 13 February 2018 Finedon Finedon

Applicant Mr John Harmon

Agent Mr David Calder

Location 1A Milner Road Finedon Wellingborough Northamptonshire NN9 5LW

Proposal Demolition of redundant ambulance station and erection of a terrace of three 3 bedroom dwellings - Amended Plans and parking survey

PLANNING HISTORY

WP/17/00790/FUL Determination pending. Demolition of redundant ambulance station and erection of a terrace of three 3 bedroom dwellings - Amended Plans and parking survey

WU/1959/0099 Approved 16.09.1959 New H.Q for St John Ambulance

WU/1957/0105 Approved with conditions 09.10.1957 New H.Q for St John Ambulance

NOTE:

Deferred at Planning Committee 14 March 2018.

Members will recall that at its meeting on 14 March last, the planning committee deferred making a determination on the above planning application for the reason set out below.

Resolved:

'That the planning application be deferred for a better scheme for the site with two reasonably sized properties. '

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WP/17/00790/FUL

Built Environment © Crown Copyright and database right 2018. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A3 ± GetMapping PLC 1999 WP/17/00790/FUL - 1A Milner Road, Finedon

The applicant notes the desire of the committee for the scheme to be amended to a pair of semi-detached dwellinghouses, but has requested the application be re-presented to the committee for determination as proposed.

A summary of the supporting information supplied with the request is detailed below:

- not financially viable to develop the site with two dwellinghouses - reference to details contained in the officer report and the recommendation to approve the application - defines overdevelopment as 'An amount of development (for example, the quantity of buildings or intensity of use) that is excessive in terms of demands on infrastructure and services, or impact on local amenity and character.' - identifies there are no technical objections to the scheme which informs there are no issues with the amount of the proposed development in terms of infrastructure or parking - the intended internal floor areas meet the national space standards

The applicant concludes by saying that given the above, the scheme is not an overdevelopment.

Previous officers report -

Reason for committee consideration

- The parish council has raised an objection to the proposal; and officers are recommending approval.

THE SITE AND SURROUNDINGS The application site is currently occupied by a disused ambulance station which is a brick built structure with little architectural merit. To the front are shallow concentre steps, vehicular access and metal gates which lead to other concreted areas to the side and rear of the building.

To the north-west of the application site is a range of buildings that have a assortment of roof structures set at various heights. Running along the south-eastern flank boundary is an alleyway which provides pedestrian access to a block of terraced dwellinghouses that are nos. 1-4 Milner Road. No. 1 Milner Road has a blank flank wall facing the application site.

On the opposite side of the road is a bungalow and a pair of extended semi-detached dwellinghouses. Further along Milner Road to the south-east the housing development consists of: flats, bungalows, semi-detached and terraced dwellinghouses that have no recognisable design theme and which have been constructed in a medley of exterior facing materials.

The occupiers who reside in the terrace adjacent to the application site (nos. 1 - 4 Milner Road) do not appear to have the benefit of any off-road car parking associated with their dwellinghouses. However, it is noticeable that nearby nearly all the dwellings

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and flats have some off-road car parking provision. There are no 'no parking' restrictions in the highway nearby, except at the junction of Milner Road and Wellingborough Road. In addition, there are no signs to indicate that parking of vehicles on the footways is authorised.

There are narrow strips of grass verge further along Milner Road beginning at no. 14.

APPLICATION BACKGROUND AND PROPOSAL There is no particular planning background to the application.

The proposal is as described and the plans depict the following:

- a terrace of three, three bedroomed two and a half storey dwellinghouses - three dormer windows in the front elevation - four off-road car parking spaces and a bin storage area to the front - back gardens that measure as 15.4m x 4.4m from the plans

An additional plan was received on 10 January 2018, a parking survey was received on 26 February 2018 and an amended plan was received on 28 February 2018.

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

North Northamptonshire Joint Core Strategy (JCS) 1 (presumption in favour of sustainable development) 4 (biodiversity and geodiversity) 5 (water environment, resources and flood risk management) 6 (development on brownfield land and land affected by contamination) 8 (North Northamptonshire place shaping principles) 9 (sustainable buildings and allowable solutions) 11 (network of urban and rural areas) 29 (distribution of new homes) 30 (housing mix and tenure)

Plan for the Borough of Wellingborough - Publication Plan (PBW) SS1 (villages)

Supplementary Planning Documents/Guidance Northamptonshire Minerals and Waste Development Framework: development and implementation principles

Sustainable Design Biodiversity Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED 1. Finedon Parish Council - objects to the application which it considers to be overdevelopment due to the lack of adequate off-road car parking.

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2. Northamptonshire Highways - originally referred to its standing advice and its own adopted car parking standards together with a number of other specification requirements.

Subsequent to receiving the parking survey, concedes that it is evident there is sufficient on-street car parking to serve the proposed development and goes on to state the following:

'Although it can be inconvenient and can lead to unsightly and possibly dangerous parking on verges and streets not designed for that purpose no objection to the use of on street parking to serve the proposed development is raised on highway safety or capacity grounds.'

3. Northamptonshire County Council Archaeology - no objection

4. Borough Council of Wellingborough Environmental Protection - has responded under a number of headings:

Contamination - no objections or comments

Air quality and sustainable travel - requests the imposition of conditions relating to the provision of charging points for electric vehicles and the standard of the intended domestic gas boilers.

Noise - need for the applicant to assess whether the local noise environment could detrimentally impact on residential amenity.

Construction management plan requirement.

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

- conformity with the development plan and material considerations - design, layout and the effect on the character and appearance of the surrounding area - effect/impact on the living conditions of the neighbouring occupiers and the future occupiers of the development - effect/impact on highway safety in relation to the proposed access arrangement and parking provision - crime and disorder - housing mix and tenure - planning conditions.

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

The development proposal envisages the use of brownfield land within a village for residential re-development which; upon the face of it, could be considered to be in

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conformity with general development plan policies and be consistent with the provisions of the NPPF with regards to this type of development on such sites. However, the application also falls to be considered in the light of all of the other more specific development plan policies and the NPPF guidance which are discussed below.

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

It is thought that residential re-development of the site will result in a scheme which is in character with the residential development in Milner Road.

With regards to the appearance of the development, it is acknowledged that the proposed terrace would have: a lower eaves height, larger roof structure and a higher ridge height than the adjacent terrace. However, given the diversity in the appearance and heights of the roof structures nearby it is considered that the proposed development would not look out of place in the street scene or otherwise be detrimental to the appearance of the area.

Bearing mind the visual aspect of the existing building on the site, it is thought that the proposed scheme would have a positive influence on the appearance of the street scene and it is considered that the proposal is in conformity with policy 8 (d) (i) of the JCS.

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

The planning practice guidance offers detailed advice on noise.

The council's environmental protection service (EPS) has identified noise emanating from nearby premises as having the potential to disturb the future residents of the proposed development. This advice is acknowledged and it is considered the way forward would be to impose a condition requiring a noise assessment to be undertaken and a report to be submitted and approved by the council which would contain details of any necessary measures to be incorporated within the development to adequately protect the quality of life for the future occupiers.

Subject to the imposition of the recommended condition it is considered that the proposed scheme would conform to policy 8 (e) (ii) of the JCS.

Notwithstanding the planning issues related to noise discussed above, it should be identified that the council's EPS has powers to deal with any unacceptable noise the development may create as necessary under the provisions of the Environmental Protection Act 1990.

Air quality To ensure quality of life and safer and healthier communities the emerging joint core strategy at policy 8 (e) (i) requires development not to have an unacceptable impact on

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amenities by reason of pollution, whilst 8 (e) (ii) goes further by stating that both new and existing development should be prevented from contributing to or being adversely affected by unacceptable levels of air pollution.

The planning practice guidance also offers guidance on air quality.

The comments of the council's EPS are noted, but it is considered that its suggested conditions do not meet the tests as set out below in the conditions section. However, its advice can be conveyed to the applicant by way of appropriately worded informatives.

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

It is considered that the proposed development will have no effect on matters of biodiversity importance. However, it is anticipated that the creation of rear garden areas which is currently laid to concrete could provide a more beneficial environment for local wildlife.

Effect/Impact on the living conditions of the neighbouring occupiers and the future occupiers of the development The JCS at policy 8 (e) (i) sets out the need to ensure quality of life and safer communities.

The views of the nearby residential occupiers with regards to their opinions on how the proposed development would affect them have been sought, but there has been no response. Notwithstanding the lack of neighbour comment, it is thought that the scheme would not have such a significant effect on the standard of amenity which is currently enjoyed by the adjacent residential occupiers because they would still be able enjoy a reasonable standard of privacy and light reception subsequent to the site being developed as proposed.

The intended rear gardens for the future residents of the proposed development are of a size that would enable them to enjoy a reasonable standard of private amenity space.

It is considered that the proposal is in conformity with policy 8 (e) (i) of the JCS.

Effect/impact on highway safety in relation to the proposed access arrangement and parking provision JCS policy 8 (b) (i) gives a number of requirements that new development should achieve with regards to pedestrians, cyclists and public transport users and resisting developments that would prejudice highway safety.

JCS policy 8 (b) (ii) gives a number of requirements that new development should achieve with regards to ensuring a satisfactory means of access, provision of parking servicing and manoeuvring.

The comments of the parish council are acknowledged; but crucially, the highway consultee has not objected to the development. In the absence of any technical evidence regarding the unsuitability of the proposed development concerning its likely

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effect on highway safety and capacity, it is considered there is insufficient proof on which to base a robust reason for recommending the application for refusal. In the circumstances, it is considered that the proposal is in conformity with policy 8 (b) (i) and d (ii) of the JCS.

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

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

The amended plans supplied by the applicant details the intended boundary treatment and the proposal is considered to be in conformity with policy 8 (e) (iv) of the JCS.

Housing mix and tenure Policy 30 (b) of the JCS requires the internal floor area of new housing development to meet the national space standards.

The applicant has provided details which demonstrates that the proposal is in conformity with policy 30 (b) of the JCS.

Planning conditions The NPPF at paragraph 206 requires conditions to only be imposed where they are: necessary, relevant to planning and to the development to be permitted, enforceable, precise and reasonable in all other respects. The PPG re-iterates this advice.

It is considered that the conditions which have been recommended meet the tests set out in the NPPF and the provisions of the PPG.

CONCLUSION The proposed development complies with the relevant development plan policies and is consistent with the provisions in the NPPF specifically in relation to promoting sustainable development, raising design standards, conserving the environment etc. In the absence of any material considerations of sufficient weight, it is recommended that the proposal be approved subject to conditions.

RECOMMENDATION Approve subject to the following conditions.

CONDITIONS/REASONS:

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

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

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Compulsory Purchase Act 2004.

2. The development shall be carried out in accord with plan number MR-2017PLNG-1 Rev C received on 28 February 2018.

Reason: To ensure that the development is carried out in accordance with the approved plans.

3. Before construction commences representative samples of the intended exterior facing materials shall be submitted to the local planning authority for approval in writing. The development shall be carried out using the approved materials.

Reason: In order to protect the appearance of the area in accordance with policy 8 (d) (i) of the North Northamptonshire Joint Core Strategy.

4. Before construction commences details of a noise report shall be submitted to the local planning authority for approval in writing. The report shall include details of the noise survey which shall be undertaken and any necessary noise prevention measures to be included into the development. The development shall be carried out incorporating the approved measures and evidence that the measures have been included into the development shall be submitted to the local planning authority before the development is first occupied.

Reason: In the interests of mitigating the effects of noise on the residential occupiers of the development in accordance with policy 8 (e) (ii) of the North Northamptonshire Joint Core Strategy.

5. The dwellings hereby approved shall incorporate measures to limit water use to no more than 105 litres per person per day within the home and external water use of no more than 5 litres per day in accordance with the optional standard 36 (2b) of Approved Document G of the Building Regulations (2015).

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

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

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

7. Before the dwelling is first occupied the intended off road car parking areas shall be constructed, shall be hard surfaced and shall be made available for use.

Reason: To prevent loose material being dragged onto the highway in the interests of highway safety in accord with policy 8 (b) (i) and (ii) of the North Northamptonshire Joint Core Strategy.

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8. Before the dwellings are first occupied, and in connection with condition number 7 above, provision shall be made for the surface water from the car parking areas to be drained within the curtilage of the hereby approved dwellinghouses.

Reason: To prevent surface water draining onto the highway in the interest of highway safety and in the interest of sustainable urban drainage in accord with policy 5 of the North Northamptonshire Joint Core Strategy.

INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) Order 2015 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in the framework.

2. The Borough Council of Wellingborough encourages all contractors to be 'considerate contractors' when working in our district by being aware of the needs of neighbours and the environment. Prior to the commencement of any site works, it is good practice to notify neighbouring occupiers of the nature and duration of works to be undertaken.

To limit the potential detriment of construction works on residential amenity, it is recommended that all works and ancillary operations which are audible at the site boundary during construction should be carried out only between the following hours:

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

3. Application must be made to the Highways Regulation Team at [email protected] prior to carrying out any construction/excavation works within the public highway.

4. The Public Health Act 1875 Town Improvement Clauses Act 1847 at S.64. Prior to occupation of the newly created premises(s), the street numbering for this development or conversion - residential and commercial, must be agreed with the Street Naming and Numbering Officer. When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk

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

6. To prepare for the increased demand for electric vehicles in future years appropriate infrastructure for electric vehicle charging points should be included within the development.

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BOROUGH COUNCIL OF WELLINGBOROUGH

Planning Committee 18 April 2018

Report of the Head of Planning and Local Development

Case Officer Mrs Louise Jelley WP/18/00041/CND

Date received Date valid Overall Expiry Ward Parish 18 January 2018 13 February 2018 10 April 2018 Harrowden And Sywell Ecton

Applicant Mr D Weekes

Agent Mr David Collins

Location 10 Church View Ecton Northampton Northamptonshire NN6 0QL

Proposal Details submitted pursuant to conditions 2 (external materials), 4 (landscaping) and 9 (boundary treatment) of planning permission WP/17/00649/FUL

PLANNING HISTORY

WP/17/00532/PNX Prior approval granted with conditions 15.09.2017 Notification for prior approval for a proposed larger home extension for a single storey rear extension

WP/17/00649/FUL Approved with conditions 22.12.2017 Detached dwelling

WP/17/00650/PNX Application withdrawn/undetermined 01.11.2017 Notification for prior approval for a proposed larger home extension for a single storey rear extension

WP/18/00041/CND Determination pending. Details submitted pursuant to conditions 2 (external materials), 4 (landscaping) and 9 (boundary treatment) of planning permission WP/17/00649/FUL

WR/1957/0076 Approved with conditions 07.06.1957 Garage

WR/1956/0115 Approved 30.11.1956 2 Bungalows

WR/1956/0014 Approved 21.02.1956

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WP/18/00041/CND

Built Environment © Crown Copyright and database right 2018. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A3 ± GetMapping PLC 1999 WP/18/00041/CND - 10 Church View, Ecton

22 Bungalows

Reason(s) for Committee Consideration:

- This application is presented to Committee for determination due to objections from local residents and because the Committee determined the planning application for one dwelling at this site which included changes to the wording of the conditions. It is therefore considered that Members determine the information submitted for the conditions.

APPLICATON PROPOSAL AND BACKGROUND This application seeks to discharge three conditions attached to the recently approved development for one dwelling at 10 Church View, Ecton (WP/17/0649/FUL).

The conditions to be considered are for material samples, landscaping and boundary treatment. (Conditions 2, 4 and 9 of planning decision WP/17/0649/FUL).

The wording of the conditions are as follows:

Condition 2 (material samples) Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority prior to construction.

Condition 4 (landscaping) The site outlined in red 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 construction commences. 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 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.

Condition 9 (boundary treatment) Prior to construction of the development hereby approved, a scheme showing the proposed boundary treatment shall be submitted to and approved in writing by the local planning authority. The scheme shall show the type and height of fences, hedges, walls or other means of enclosure and these shall be provided in accordance with the approved scheme before the approved dwelling is first occupied. The approved fence, hedge or wall shall subsequently be retained thereafter.

The details for the discharge of the above conditions were submitted to the local planning authority in January 2018.

Since that time, objections have been received from local residents in relation to the submitted information.

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SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED 1. BCW landscape officer - the close boarded fence on the boundary with Ecton House is not attractive but it is less damaging to the roots of the trees than a wall would be. There is little scope for planting apart from that at the front although it would be reasonable to expect some detail of the planting to be provided in the bed between the house and the first car parking space. Three trees are proposed for the southern tip of the rear garden as a group approximately two metres apart the canopies will join to become as one tree and it might be preferable for them to be planted in a row along the rear boundary but not too close to the wall, especially as the neighbour is concerned about screening. The species are acceptable. This is a modest scheme, but we do not normally require a detailed rear garden design other than on boundaries.

2. BCW design and conservation officer - Condition 3 Materials - the brick and tile samples as presented are suitable for the proposed property. Condition 4 Landscaping - no comment. Condition 9 Boundary Treatments - the existing stone wall has been retained and a new fence separates the 2 gardens both of which are acceptable. The fence to the south of the property replaces a fence that was in poor condition and is appropriate and is similar to neighbouring boundary treatments. A stone wall has been suggested but in my view there is no conservation based reason for such a wall as there has never been a wall at this point. A new stone wall would only serve to undermine the significance of the wall that formed part of the Ecton Hall boundary.

3. Ecton Parish Council - the Parish Council has been made aware of strong objections to the planning application. Councillors are sympathetic to the views and particularly to condition 4 relating to landscaping. We understand that legal advice has been sought as you maybe aware? We do not wish to reach an impasse in this situation and hope that you can reach a resolution with all parties asap. You will appreciate this issue is causing considerable difficulties in Ecton.

4. Objections from 2 neighbouring properties have been received which are summarised below: - In the planning report conclusion for WP/17/0649/FUL it was stated that 'subject to imposition of suitably worded conditions the new dwelling is acceptable'. - If the works proceed as proposed then it is clear that the 'carefully worded conditions' and informative mean nothing and are not as required as outlined by the planning permission. - Condition 4 - the proposed planting is NOT a comprehensive scheme including trees and shrubs; it is just three standard sized trees in the wrong place. My submission at the Planning Committee was to give us visual amenity, screening and cover across the whole site. The landscaping proposal is only for half the plot, this is clearly not what the Members approved. - Conditions 9 and Informative 6 - the Northampton Ironstone large Stone wall on the southern boundary was included by the Members not on a whim but after due consideration. It is to preserve the setting of the neighbouring Grade II *listed building and the integrity of the extension to the Ecton Conservation Area. It was an express requirement of the development being approved and as such planning officers have no authority to approve the close boarded fence proposed by the applicant. - It is worth noting that construction has already started on the dwelling contrary to the conditions.

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- The proposed works are not acceptable, do not meet the conditions and should not be given the go ahead. - It is a strategy to simply minimise the costs to the developer who is showing a lack of respect for local democracy and the planning process. - The planning consent was granted with a condition to protect the neighbours and outlook of the grade 2* listed ecton house. - A condition was added to build a stone wall of Northampton stone on the boundary with ecton house to reflect the stone walls to the rear of the bungalow and the curtilage of ecton house. - If the conditions are being considered for discharge it should be put in front of the parish council and the planning committee as a minimum as it was the planning committee that approved the development with that specific condition. - I am confused by the comments from borough landscape officer. Stating that close boarded fence will cause less damage than the stone wall. I think the level of acceptable damage to root system of the ash has already been set by the depth of the bungalows foundations. Foundations of the stone wall will not be as deep as the foundations of the bungalow and will produce a sympathetic boundary treatment to the surroundings and the conservation area. - Informative 6 tells both you and the developer what is required to be submitted under condition 9. Condition 9 requires fences hedges or walls as means of enclosure, but it was an express consideration of the planning committee that the means of enclosure with Ecton House is to be a high stone wall. You simply do not have an authority to now seek to approve something else such as a fence or hedge. The possibility of a fence or hedge was expressly rejected by members when forming their judgement about the development as a whole. - Full consideration was given to all the relevant issues including the emerging conservation area boundary. You cannot now in isolation come to a different decision based on the same information. - This is really very simple and a high stone wall and a comprehensive scheme of landscaping is required, nothing less.

ASSESSMENT Assessment of Condition 2 - Material Samples The applicant provided material samples to the Council Offices and a written description of the samples as part of the submission details. The proposed facing brick for the dwelling is a 65mm LBC ironstone brick (a textured yellow brick with brown colour variation). The proposed roof tile for the dwelling is a Marley Ludlow Plus - colour antique brown.

Having visited the site on several occasions the proposed brick and roof tile are fairly typical of existing materials used for properties/extensions in Church View, Ecton. Both materials are considered to be acceptable and in keeping with the character and appearance of the local area.

Recommendation: Approve Condition 2 (approval of 65mm LBC ironstone brick and Marley Ludlow Plus antique brown roof tile).

Assessment of Condition 4 - Landscaping An initial plan for landscaping was submitted in January 2018. This plan was not considered to be in line with the wording of condition 4 which requested a landscaping scheme for the 'red line of the site'. The applicant submitted a revised plan on 12

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March 2018. This showed landscaping for the whole of the site (the existing and new dwelling) and includes the provision of lawned areas, numbers of trees and the species, location of shrub planting, hard surfacing provision e.g. patio areas and parking areas and also areas where existing hedgerow is to be retained.

This plan accords with the wording of condition 4 and the details are considered to be acceptable for a site of this size and in this cul de sac location.

Recommendation: Approve Condition 4 (hard and soft landscaping amended plan ref 17.61.21A received 13 March 2018)

Assessment of Condition 9 - Boundary Treatment The wording of the condition refers to the provision of fences, hedges, walls or other means of enclosure.

There is an informative attached to the issued planning decision which states the following:

'The boundary treatment between the new dwelling and Ecton House should be a stone wall to reflect the historic character of the Listed Building'.

However an informative is for guidance only and does not carry the same weight as a planning condition.

In this instance, it is considered unreasonable to require the applicant to construct a stone wall in the said location for the following reasons.

Firstly, the wording of condition 9 allows for an either/or provision, it does not stipulate that a wall must form the boundary treatment.

Secondly, planning conditions have to meet certain tests. Paragraph 206 of the National Planning Policy Framework (NPPF) states that planning conditions should only be imposed where they are: - Necessary - Relevant to planning and - To the development to be permitted - Enforceable - Precise and - Reasonable in all other respects

The objectives of planning are best served when the power to attach conditions to a planning permission is exercised in a way that is clearly seen to be fair, reasonable and practicable. It is important to ensure that conditions are tailored to tackle specific problems, rather than standardised or used to impose broad unnecessary controls.

Given that the site is not located within the existing conservation area of Ecton or the proposed/revised conservation area, and, advice from the conservation officer at the time the application was being determined noted that the site had no impact upon the setting of the conservation area or views into it, the requirement to build a stone wall and the costs involved would be unreasonable and therefore it is considered that the requirement for a stone wall in this location does not pass the tests set out above.

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Thirdly, the conservation officer has looked over historic maps of this part of Ecton in order to establish whether or not a stone wall ever existed in this location. A historic map dated 1882-88 shows boundaries that existed at that time. In this location there is a lack of boundary at the northern end of the Rectory Garden (now Ecton House Grade II *) where the disputed boundary treatment is positioned. On viewing further maps (1925) it seems in this location the garden was bordered off by an iron railing fence. Moving forward to 1970 (when Church View was built) a fence has presided in this location since that time.

As such a stone wall was never a historic feature within this section/part of Ecton.

In summary, a fence has presided as a boundary treatment for nearly 50 years in this location. This is considered therefore to be a reasonable form of boundary treatment for all the reasons set out above. A pastiche copy of a historic stone wall would be of no benefit in this instance.

Recommendation: Approve Condition 9 (Boundary treatment amended plan ref 17.61.21A received 13 March 2018).

RECOMMENDATION Approve the discharge of conditions 2 (materials), 4 (landscaping) and 9 (boundary treatment) of planning decision WP/17/0649/FUL.

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BOROUGH COUNCIL OF WELLINGBOROUGH

Planning Committee 18 April 2018

Report of the Head of Planning and Local Development

Case Officer Mrs Louise Jelley WP/18/00062/FUL

Date received Date valid Overall Expiry Ward 29 January 2018 29 January 2018 26 March 2018 Hatton

Applicant Mr Barker

Agent Mr Chris George

Location 24 Gold Street Wellingborough Northamptonshire NN8 4QY

Proposal The demolition of an existing dwelling and the construction of a new apartment building containing 4no. one bedroom apartments and 2no. two bedroom apartments - re-submission - ADDITIONAL INFORMATION

PLANNING HISTORY

WP/16/00677/FUL Refused 12.05.2017 The demolition of an existing house and the construction of a new 6 unit apartment building.

WP/18/00062/FUL Determination pending. The demolition of an existing dwelling and the construction of a new apartment building containing 4no. one bedroom apartments and 2no. two bedroom apartments - re-submission - ADDITIONAL INFORMATION

BW/1988/0476 Application withdrawn/undetermined 28.06.1988 Change of use from dwellinghouse to veterinary surgery and use of hardstanding as car park

BW/1980/0870 Refused 12.11.1980 Change of use to sell food cooked on the premises for take-away purposes

BW/1989/1236 Refused 25.01.1990 Conversion of ground floor to coffee bar.

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WP/18/00062/FUL

Built Environment © Crown Copyright and database right 2018. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A3 ± GetMapping PLC 1999 WP/18/00062/FUL - 24 Gold Street, Wellingborough

Reason(s) for Committee Consideration:

- An application for residential development on this site was determined by the Planning Committee previously and the subject of an appeal. It is therefore considered that this revised application should also be determined by Committee.

THE SITE AND SURROUNDINGS The application site comprises a detached dwelling (no. 24 Gold Street), a vehicular access, and also the former car park of the adjacent grade II listed public house (the Fox and Hounds) which has recently been converted to a dwellinghouse. The site lies in close proximity to the Wellingborough conservation area but is not within it.

The application site lies on the south side of Gold Street which is situated to the north of Wellingborough town, within the Hatton ward. It is adjacent to a small area of public open space on the corner of the access road to Knights Court which provides a small, verdant backdrop to the built up form within the area.

Nearby properties are primarily residential with some commercial premises in the vicinity.

To the rear of the site is Knights Court which are three storey residential properties. However the flats directly to the rear are at a lower level than the application site due to a fall in ground levels.

APPLICATION PROPOSAL AND BACKGROUND This application seeks to demolish the existing detached dwellinghouse (No 24 Gold Street) and construct a two storey block of 6 flats; comprising 2 x2 bedrooms and 4 x1 bedroom units.

The flats would be set back slightly from the highway and separated from the adjacent listed building by a shared access/driveway which would serve two car parking spaces for the converted pub (adjacent site) and 3 car parking spaces for the proposed development (6 flats). The application site and the adjacent listed building are both within the ownership of the applicant and as such it has been confirmed by the agent that there is a right of access to the parking area for the existing property.

The new building would have a crown roof, being flat topped with solar panels fitted on the flat roof, inboard of steeply pitched slopes all round. The roof slope facing Gold Street would incorporate parapets to provide vertical division of the roof, which, together with the arrangement of openings below, would give something of the appearance of a terrace of three two storey properties with reconstituted stone elevations. The south west side elevation, overlooking the open space, would be broken up by a projecting gable in stone finish, with the remainder finished in render; the rear facing Knights Court would be a stepped elevation also in render while the side facing towards the listed building would be windowless and in the form of two gable ends, one in recon stone and the other in render. All windows would be full height units in upvc, although none are shown as having Juliet type openings.

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For information, the scheme previously refused by Members was for six, larger flats contained within a three storey development, with a similar parking arrangement as now proposed. That scheme was refused by the planning committee on the grounds of inadequate car parking and the size and overall bulk and scale of the development. At appeal, the Inspector opined that the proposed development would adversely harm the open character and appearance of the area due to its scale and bulk, although in respect of car parking he found that the development would make appropriate provision for off-street parking with no adverse effect on highway safety.

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

North Northamptonshire Joint Core Strategy (JCS) Policies: 1 (presumption in favour of sustainable development) 2 (historic environment) 4 (biodiversity and geodiversity) 6 (development on brownfield land and land affected by contamination) 8 (North Northamptonshire place shaping principles) 9 (sustainable buildings and allowable solutions) 11 (network of urban & rural areas) 28 (housing requirements and strategic opportunities) 29 (distribution of new homes) 30 (housing mix and tenure)

Supplementary Planning Documents/Guidance: Northamptonshire Minerals and Waste Development Framework: development and implementation principles Sustainable Design Upper Nene Valley Special Protection Area Planning Out Crime in Northamptonshire Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED 1. NCC Archaeology - the application site lies on the south side of Gold Street and within the area of a former medieval tenement. The proposed application will have a detrimental impact upon any archaeological deposits present and requests a condition for a programme of works.

2. Northants Police - no objection and recommend informative to reduce the likelihood of crime and disorder.

3. NCC Highways - since previous proposal the specification for parking beat surveys has changed and the data submitted previously does not conform; so further observations required. Work within highway to be undertaken to vehicular crossings and reinstatements, subject to highway licensing; and recommend a range of conditions and informatives should permission be granted. In response to a further, compliant, parking beat survey the LHA is concerned that the survey may not have been truly representative due to the road works and road closures in place around Broad Green at the time the further survey was undertaken.

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Further response received 23 March 2018 In view of the extensive roadworks in the area and as identified in the parking survey document it was felt unwise to accept survey data that could be regarded as corrupt in any way. I have since studied the explanation given by Chris George of MBA and am satisfied that, although road works were in progress in the area, adequate on-street car parking space, sufficient to accommodate the needs of the proposed development, is available. Accordingly it is confirmed that no objection to the application is raised on highways safety or capacity grounds.

4. Natural England - requires a contribution towards SPA mitigation.

5. Civic Society - pleased that building height is in keeping with listed building. Objects to inadequate parking; and to window design which would not enhance the listed building.

6. BCW environmental protection - seek to minimise the impact of development on air quality and to support sustainable travel, a key theme is to incorporate charging facilities for plug-in and other ultra-low emission vehicles at one point pre dwelling or one point per 10 spaces where parking is not allocated. Appropriate cable provision should be included in the scheme design and development; all gas fired boilers to meet a minimum standard of 40 mgNOx/Kwh or consideration of alternative heat or energy sources; condition for a Construction Environmental Management Plan.

7. BCW conservation officer - scale and mass considerably reduced from previous refused scheme, frontage elevation has the form of a terrace of 3 houses set back from the road; proposal extends deep into plot but allows some amenity space, limited parking would increase pressure on surrounding roads. The proposed development would not harm to the setting of the listed building. Sample materials would need to be conditioned.

8. Local Residents - 3 representations received from nearby occupiers objecting on the grounds that limited car parking will impact on surrounding streets which are already congested and would result in danger to road users.

ASSESSMENT AND REASONED JUSTIFICATION The proposal raises the following main issues: - conformity with the development plan and material considerations - design, layout and the effect on the character and appearance of the surrounding area - effect on heritage assets - effect on archaeology - effect on the Upper Nene Valley Special Protection Area - effect/impact on the living conditions of the neighbouring occupiers and the future occupiers of the development - effect/impact on highway safety in relation to parking provision - crime and disorder

Conformity with the Development Plan and Material Considerations Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states that "If regard is to be had to the development plan for the purposes of any determination to be made

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under the Planning Acts, the determination must be made in accordance with the development plan unless material considerations indicate otherwise."

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

Policy 2 considers the historic environment and states that development proposals should complement their historic environment through form, scale, design and materials.

Policy 4 notes that development likley to have an adverse impact on the Upper Nene Valley Gravel Pits (SPA) must satisfy the requirements of the Habitats Regulations.

Policy 8 of the JCS and the SPD on 'sustainable design' require new development to be of a high standard of design, respect and enhance the character of its surroundings, and not result in an unacceptable impact upon the amenities of neighbouring properties or wider area; by reason of noise, loss of light or overlooking.

Policy 11 of the JCS states that growth towns will be the focus for development e.g. employment and housing.

Policy 30 of the JCS states that housing development should provide for a mix of dwelling sizes and tenures to cater for current and forecast accommodation needs in particular development should reflect the need to accommodate smaller households with an emphasis on the provision of small and medium sized dwellings (1-3 bedrooms) including where appropriate dwellings designed for older people.

This proposal is located in the growth town of Wellingborough, in a sustainable location, within walking distance of the town centre. It is a brownfield site, located outside the confines of the town centre conservation area. It proposes six flats (1-2 bedrooms) and therefore meets the basic requirement for housing need with respect to the provision of small dwellings. The site is located adjacent to a grade II listed building and falls within 3km of the Upper Nene Valley Gravel Pits (SPA). The scheme is therefore assessed against polices and material considerations set out below.

Design, Layout and the Effect on the Character and Appearance of the Surrounding Area JCS at policy 8 describes the principles that proposed development must take into account with regards to its effect on the character and appearance of an area.

The proposal is considered to be an appropriate form of development in this primarily residential area, following the scale of the former public house to the east, with reconstituted stone to the principal elevations and full height windows in common with the modern development further west. Therefore, subject to a condition to ensure that the external materials for this development are acceptable, it is considered that the development positively responds to the character and appearance of the local area and accords with policy 8 of the JCS particularly when compared to the existing situation.

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National Space Standards The JCS at Policy 30 (b) requires the internal floor area of new dwellings to meet the National Space Standards as a minimum. The plans as submitted indicate that the overall floorspace of the building satisfies the requirements within national space standards for one and two bedroom flats. The proposed bedrooms are a sufficient width and size which meet the standards. As such the application accords with the provisions of policy 30 of the JCS.

Effect on Heritage Assets The council is required by Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 to have special regard to the desirably of preserving the setting of a listed building.

Policy 2 of the JCS sets out the policy background for the protection, preservation and enhancement of the historic environment.

With regard to the NPPF, chapter 12 sets out government advice on conserving and enhancing the historic environment.

The adjacent property is a grade II listed building and the proposed building is located, in part, in the former car park. The proposal is wider than the existing 2 storey dwellinghouse, although it retains a degree of separation. The proposed building is set back from the highway, enhancing the views of the listed building from the south west.

The conservation officer considers that the proposed development would not harm the setting of the listed building, subject to approval of materials.

Paragraph 131 requires that a proposal should sustain and enhance the heritage asset and that new development should make a positive contribution to local character and distinctiveness.

Historic maps indicate that there were properties attached to number 32, and it is likely that these were two storey cottages. The proposed scheme gives a physical separation from the public house and seeks to emulate the form of a row of two storey buildings.

Overall, it is considered that this application has taken account of its location with respect to the setting of the adjacent Grade II listed building. The proposed height and scale of the development has been reduced when compared to the original submission which was refused by Members last year. It is a more carefully considered form of development which better respects the proportions of the listed building. As a result of its set back from the highway and the separation gap between the site and the adjacent listed building, the development does not overdominate the streetscene and overall does not harm the setting of the Grade II listed building. Subject to the submission of external facing materials, the proposal is considered to accord with policy 2 of the JCS with respect to heritage considerations.

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

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With regard to the NPPF, section 12 sets out the government's advice on conserving and enhancing the historic environment and in particular paragraph 128 advises that, where appropriate, when determining an application which could affect a heritage asset with archaeological interest the council should, where appropriate, require developers to submit a field evaluation.

The archaeologist has not objected to the scheme as the applicants have already been in talks with an archaeological contractor and currently a scheme for evaluation of the site is being drawn up. Further mitigation may be required depending on the results of the evaluation. A programme of works is recommended as a condition if Members are minded to approve the scheme.

Effect on the Upper Nene Valley Special Protections Area The Upper Nene Valley Gravel Pits Special Protection Area/Ramsar site was formally classified by the UK government in 2011. It covers 1358 hectares in four local authorities: South Northamptonshire, Northampton, Wellingborough and East Northamptonshire. It is a composite site comprising 20 separate blocks of land and water fragmented by roads and other features, and located adjacent or close to urban areas.

SPAs are the most important sites for wildlife in Europe. It is a European designation, classified under the 'Birds Directive' (council directive 79/409/EEC) to provide increased protection and management for areas which are important for breeding, feeding, wintering or migration of rare and vulnerable species of birds.

A 'Ramsar' site is a wetland of international importance designated under the convention of wetlands of international importance especially as waterfowl habitat. The SPA and Ramsar site boundaries for the Upper Nene Valley Gravel Pits are identical, although the qualifying features are slightly different. References to the SPA should therefore be interpreted as including the Ramsar site.

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

A supplementary planning document has been produced to help local planning authorities, developers and others ensure that development has no significant effect on the SPA, in accordance with the legal requirements of the habitats regulations. The SPD has been developed with Natural England and the RSPB.

Policy 4 of the JCS on biodiversity and geodiversity states that developments likely to have an adverse effect on the special protection area must satisfy the requirements of the Habitat Regulations and states that all new residential development within 3km of the SPA will result in a significant effect on the SPA. The 'in-combination' impact of proposals involving a net increase of one or more dwellings within the 3km radius of the SPA are concluded to have an adverse effect on its integrity unless avoidance and mitigation measures are in place.

This application site falls within 3km of the SPA/Ramsar and as such in accordance with the requirements of the SPD any development which involves a net gain in residential units must make a financial contribution towards mitigation and management

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of the SPA. For most development the contribution to mitigation will remove the adverse impact on the integrity of the SPA. Alternatively, applicants can undertake their own project level appropriate assessment and fulfil the mitigation that is required through that assessment.

The applicant in this instance has paid the required monies as set out within the SPD and as such the development complies with policy 4 of the JCS and the proposal is considered to be acceptable with respect to SPA requirements.

Effect/Impact on the Living Conditions of the Neighbouring Occupiers and the Future Occupiers of the Development The JCS at policy 8 (e) (i) details policy relating to the protection of amenity of neighbouring occupiers.

At paragraph 17 of the NPPF, under the title of 'core planning principles' the government requires new development to provide 'a good standard of amenity for all existing and future occupants of land and buildings.'

There is considered to be sufficient separation distances between existing properties and the proposed development in order to ensure that overlooking from windows would not adversely impact upon residential amenity.

No amenity comments have been received from nearby residential occupiers and it is considered that the scheme would not have such a significant effect on the standard of amenity which is currently enjoyed by the nearby residential occupiers to warrant a refusal.

The scheme is therefore considered to comply with policy 8 of the JCS with respect to residential amenity considerations.

Effect/Impact on Highway Safety in Relation to Parking Provision JCS policy 8 gives a number of requirements that new development should achieve with regard to highway, pedestrian and other sustainable transport matters.

Northamptonshire Highways has raised concern that the parking is not in accordance with their parking standards which requires 8 car spaces in total and secure covered cycle parking at one space per bedroom (8 spaces). In response to a replacement parking beat survey in accordance with latest methodology, which showed a sufficiency of on street parking to accommodate the under-provision within the site, LHA considered that the results may be unsafe due to the extensive road works (including closures) in the vicinity at the time of the count.

The previous application, which was dismissed at appeal was a larger scheme with a greater parking shortfall. The Planning Inspector considered the shortfall in parking as a "main issue" in the determination of the appeal. He opined that the original parking survey demonstrated spare on street capacity sufficient to accommodate residual parking from the proposal; observed availability of on street parking at the time of his visit; noted the sustainability of the location within easy walking distance of local services, facilities and public transport services, which provides viable alternatives for supporting modal shift away from the use of the private car. He concluded that the development would make appropriate provision for off street parking and would not

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have an adverse effect on highway safety.

It should be noted that the site lies within walking distance (c.0.5 miles) of the town centre and other local facilities. It is very close to a range of bus routes linking the site to both local facilities and other towns and cities in the region. Unrestricted kerbside parking is available outside the site. If Members are minded to approve, it is recommended that a condition is imposed to ensure that eight, secure cycle spaces are provided in accordance with guidance and to encourage sustainable modes of transport.

A further response was received from Northamptonshire highways on 23 March 2018, in which they raise no objections to the proposal in terms of highway safety or parking matters. As such, although the proposal does not satisfy the parking requirements for a development of this size, is considered to be acceptable taking into account the Planning Inspectorate's decision, the results of the parking survey and the updated comments from Northamptonshire highways. Overall, taking all the above material considerations into account, the scheme is acceptable in highway safety terms and broadly complies with policy 8 of the JCS.

As previously mentioned, the application site is outlined in red and the adjacent site (the grade II listed building No 32 Gold Street) is outlined in blue as part of the application details and is therefore within the ownership of the applicant. The proposed site plan shows that access to the parking area to the existing, adjacent building (32 Gold Street) can only be gained via the proposed access/shared driveway for this application. In this instance therefore, the local planning authority can ensure that the parking/access rights for this property can be secured by means of a condition as the area affected is outlined in blue i.e. under the control of the applicant.

Section 72 of the Town and Country Planning Act sets out that conditions may be imposed on the grant of planning permission:

(a) for regulating the development or use of any land under the control of the applicant (whether or not it is land in respect of which the application was made) or requiring the carrying out of works on any such land, so far as appears to the local planning authority to be expedient for the purposes of or in connection with the development authorised by the permission;

(b) for requiring the removal of any buildings or works authorised by the permission, or the discontinuance of any use of land so authorised, at the end of a specified period, and the carrying out of any works required for the reinstatement of land at the end of that period.

If Members are minded to approve this application then a condition is recommended to ensure that access to the parking area for No 32 Gold Street is made available for the occupiers of that site and retained thereafter. This is considered to further help to ensure that parking provision is not further compromised by this proposal.

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

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The JCS at policy 8 (e) (iv) sets out the policy requirement for new development to seek to design out crime and disorder and reduce the fear of crime. The adopted designing out crime supplementary planning guidance gives detailed advice this issue.

The NPPF at paragraphs 58 and 69 state that decisions should aim to ensure that developments create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.

Northants police have raised no objection to the proposal subject to security details that would reduce the likelihood of crime, disorder and anti-social behaviour. These security details are recommended to be submitted as a condition if Members are minded to approve the scheme.

CONCLUSION The proposed development complies with the relevant development plan policies and is consistent with the provisions in the NPPF specifically in relation to promoting sustainable development, design, the historic environment, biodiversity and the impact on the SPA, residential amenity, access and parking and crime. In the absence of any material considerations of sufficient weight, it is recommended that the proposal be approved subject to conditions.

RECOMMENDATION Approve subject to the following conditions:

CONDITIONS/REASONS:

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

Reason: Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with the following details: Proposed location plan No 000 Rev P2 received 29 January 2018 Proposed site plan No 100 Rev P6 received 29 January 2018 Proposed elevations sheet 1 No 300 Rev P4 received 29 January 2018 Proposed elevations sheet 2 No 301 Rev P5 received 29 January 2018 Proposed roof plan No 112 Rev P1 received 29 January 2018 Proposed street elevation No 310 Rev P6 received 29 January 2018 Proposed ground floor plan No 110 Rev P2 received 26 March 2018 (amended plan) Proposed first floor plan No 111 Rev P2 received 26 March 2018 (amended plan)

3. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority prior to construction.

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Reason: In the interest of the visual amenity of the area in accordance with policy 8 (d) (i) of the North Northamptonshire Joint Core Strategy.

4. 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 construction commences. 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.

Reason: In the interests of visual amenity and to comply with policy 8 (d) (ii) and 3 (e) of the Joint Core Strategy.

5. Prior to the construction of the development hereby approved a scheme showing the proposed boundary treatment shall be submitted to and approved in writing by the local planning authority. The scheme shall show the type and height of fences, hedges, walls or other means of enclosure and these shall be provided in accordance with the approved scheme before the approved development is first occupied. The approved boundary treatment shall subsequently be retained thereafter.

Reason: In the interests of residential amenity and design in accordance with policy 8 of the North Northamptonshire Joint Core Strategy.

6. Prior to the construction of the development hereby permitted, the applicant shall submit details to the local planning authority for approval which demonstrate the security measures for the building and evidence to show how these measures will be adequately installed and maintained. The security measures shall be implemented in accordance with the approved details and retained as such thereafter.

Reason: In order to reduce crime and disorder and the fear of crime in accordance with policy 8 of the North Northamptonshire Joint Core Strategy.

7. No development shall take place on site unless or until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved programme details.

Reason: To ensure that features of archaeological interest are properly examined and recorded, in accordance with policy 2 of the North Northamptonshire Joint Core Strategy and paragraph 141 of the NPPF.

8. Prior to the occupation of the development hereby approved the shared driveway and access area must be constructed and laid out a minimum of 4.5 metres wide for a distance of 10 metres in rear of the highway boundary and paved with a hard bound surface for a minimum of 5 metres in rear of the highway boundary in order to

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prevent loose material being carried onto the public highway. The access point and shared driveway shall be retained as such thereafter.

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

9. Prior to the occupation of development hereby approved a positive means of drainage must be installed to ensure that surface water runoff from the driveway does not discharge onto the highway.

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

10.Prior to the occupation of the development hereby approved, pedestrian to vehicle visibility of 2.0m x 2.0m above a height of 0.6 metres must be provided and maintained on both sides of the vehicular access.

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

11.The development hereby approved shall incorporate measures to limit water use to no more than 105 litres per person per day for each residential unit and external water use of no more than 5 litres per day in accordance with the optional standard 36 (2b) of approved document G of the Building Regulations (2015).

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

12.The windows to all bathrooms and en-suites as identified on the approved ground floor and first floor layout plans shall be glazed with obscure glass. The level of obscurity shall be a minimum level 3 of the Pilkington range of textured glass or equivalent. The windows shall not be altered to clear glazing without the specific grant of planning permission from the local planning authority.

Reason: In the interests of privacy and residential amenity for future occupiers and existing neighbouring properties in accordance with policy 8 (e) of the North Northamptonshire Joint Core Strategy.

13.No development shall take place until a site specific Construction Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of best practicable means to reduce the effects of noise, vibration, dust and lighting. The plan should include:

Procedures for maintaining good public relations including complaint management, public consultation and liaison.

Arrangements for liaison with the Councils Environmental Protection Team.

All works and ancillary operations which are audible at the site boundary shall be carried out only between the following hours:

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0800 Hours and 1800 Hours on Mondays to Fridays and 0800 and 13:00 Hours on Saturdays and; at no time on Sundays and Bank Holidays.

Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.

Mitigation measures as defined in BS5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise and disturbance from construction works.

Procedures for emergency deviation of the agreed working hours.

Control measures for dust and other air borne pollutants.

Procedures for emergency deviation of the agreed working hours.

Measures for controlling the use of site lighting whether required for safe working or for security purposes.

The approved Construction Management Plan shall be adhered to throughout the construction period and the approved measures shall be retained for the duration of the construction works.

Reason: In the interests of protecting residential amenity in accordance with policy 8 of the North Northamptonshire Joint Core Strategy.

14.Prior to occupation of the development hereby approved the applicant shall submit details to show the location and provision of eight, secure cycle spaces for the future occupiers of the building. The cycle facility shall be implemented in accordance with the approved details and retained as such thereafter.

Reason: In the interests of sustainable development and encouraging alternative modes of travel in accordance with policy 8 of the North Northamptonshire Joint Core Strategy.

15.The access, shared driveway and parking area hereby permitted as shown on the approved site plan ref No 100 Rev P6 received on 29 January 2018 shall be permanently made available and accessible for the occupier of No 32 Gold Street (land edged in blue on the approved site plan) for parking and access purposes.

Reason: To ensure the development provides adequate and suitable access and parking provision for the adjacent property No 32 Gold Street (edged in blue) which is within ownership of the applicant. This will ensure the development accords with highway safety and parking provision in line with policy 8 of the North Northamptonshire Joint Core Strategy.

INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) Order 2015 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this

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application and the accompanying proposals, the council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in the framework.

2. The Borough Council of Wellingborough encourages all contractors to be 'considerate contractors' when working in our district by being aware of the needs of neighbours and the environment. Prior to the commencement of any site works, it is good practice to notify neighbouring occupiers of the nature and duration of works to be undertaken.

To limit the potential detriment of construction works on residential amenity, it is recommended that all works and ancillary operations which are audible at the site boundary during construction should be carried out only between the following hours:

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

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

4. To prepare for the increased demand for electric vehicles in future years appropriate infrastructure for electric vehicle charging points should be included within the development.

5. The applicant should be advised to discuss arrangements for refuse collection with the appropriate person at Wellingborough Norse.

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PLANNING COMMITTEE - 18 April 2018

The following applications dealt with under the terms of the Head of Planning and Local Developments delegated powers.

WP/17/00555/FUL

Location 4 Windermere Drive, Wellingborough, Northamptonshire, NN8 3XQ. Proposal Retrospective application for front porch Decision Application Permitted

WP/17/00694/FUL

Location 81 Olympic Way, Wellingborough, Northamptonshire, NN8 3QB. Proposal Change of use from C3 (dwellinghouse) to C2 (children's home) for 2 children. Decision Application Permitted

WP/17/00757/FUL

Location 1 - 2 Herriotts Lane, Wellingborough, Northamptonshire, NN8 4PT. Proposal Proposed conversion from commercial to 4 no. flats including demolition in a conservation area, and external alterations. AMENDED DESCRIPTION Decision Application Permitted

WP/17/00796/FUL

Location 77 York Road, Wollaston, Wellingborough, Northamptonshire. Proposal Two-storey rear extension Decision Application Permitted

WP/18/00008/FUL

Location 9 Main Road, Wilby, Wellingborough, Northamptonshire. Proposal Proposed new dropped kerb and driveway Decision Application Permitted

WP/18/00013/FUL

Location 58 Northampton Road, Earls Barton, Northampton, Northamptonshire. Proposal First floor extension to rear, alterations to front porch, two storey extension to front including cladding and finishings to existing elevations. Replacement flat roof detached garage Decision Application Refused

WP/18/00020/OUT

Location 196 Hinwick Road, Wollaston, Wellingborough, Northamptonshire. Proposal Application for outline planning permission with some matters reserved for the erection of up to two dwellings (access to be determined at this stage) Decision Application Permitted

WP/18/00023/FUL

Location 1 Sheep Street, Wellingborough, Northamptonshire, NN8 1BL. Proposal Creation of opening and provision of new door to Sheep Street elevation - retrospective application Decision Application Permitted

WP/18/00024/ADV

Location 31 Midland Road, Wellingborough, Northamptonshire, NN8 1HF. Proposal Replacement fascia sign to be externally illuminated Decision Application Permitted

WP/18/00028/FUL

Location Units 12 - 14, Regent Park, 37 Booth Drive, Wellingborough. Proposal Internal alterations at ground and first floor level in order to provide more working space, as well as adding three new windows to the front elevation Decision Application Permitted

WP/18/00043/ADV

Location 18A Oxford Street, Wellingborough, Northamptonshire, NN8 4HY. Proposal Display of clear vinyl adhesive signs to the inside of the top of each bay window to the front and side of the building and an aluminium tray sign on the front of the building. Decision Application Permitted

WP/18/00044/FUL

Location 17 Crome Close, Wellingborough, Northamptonshire, NN8 4SW. Proposal Change of use from a dwelling (Class C3) to residential accommodation and care for a child in need (Class C2). Decision Application Permitted

WP/18/00047/FUL

Location 60 Mill Road, Bozeat, Wellingborough, Northamptonshire. Proposal Single storey rear extension to replace conservatory and replacement detached garage Decision Application Permitted

WP/18/00051/TCA

Location Oldways, 92 Castle Road, Wellingborough, Northamptonshire. Proposal T1 Walnut with decay; Sectionally dismantle to ground level. Replace with 1 No. Fagus Sylvatica Dawyck Purple, approximately 3.5 metres tall. Decision Application Permitted

WP/18/00053/FUL

Location 45 York Road, Wollaston, Wellingborough, Northamptonshire. Proposal Conversion of Garage and removal of garage doors with minor internal alterations Decision Application Permitted

WP/18/00054/TCA

Location 17 Hickmire, Wollaston, Wellingborough, Northamptonshire. Proposal Fell one Walnut tree Decision Tree Preservation Order made

WP/18/00055/TCA

Location 1 Hickmire, Wollaston, Wellingborough, Northamptonshire. Proposal Remove one bay tree, two cypress trees, one yew and one robina trees (TG2) Decision Application Permitted

WP/18/00057/PAP

Location 27 - 37 Eastfield Road, Wollaston, Wellingborough, Northamptonshire. Proposal Notification for prior approval for a change of use from storage or distribution buildings (Class B8) and any land within its curtilage to dwellinghouses (Class C3) - 9 units Decision Prior Approval/Notification Declined

WP/18/00058/PAJ

Location 25 Eastfield Road, Wollaston, Wellingborough, Northamptonshire. Proposal Notification for prior approval for a proposed change of use of a building from office use (Class B1(a)) to a dwellinghouse (Class C3) Decision Prior Approval/Notification Granted

WP/18/00059/PAJ

Location 28 - 34 Eastfield Road, Wollaston, Wellingborough, Northamptonshire. Proposal Notification for prior approval for a proposed change of use of a building from office use (Class B1(a)) to dwellinghouses (Class C3) - 4 units Decision Prior Approval/Notification Declined

WP/18/00060/PAJ

Location 1 High Street, Wellingborough, Northamptonshire, . Proposal Notification for prior approval for a proposed change of use of a building from office use (Class B1(a)) to dwellinghouses (Class C3) - 7 units Decision Prior Approval/Notification Granted

WP/18/00068/FUL

Location 46 Oxford Street, Finedon, Wellingborough, Northamptonshire. Proposal Remove existing lean-to/conservatory and replace with single storey extension Decision Application Permitted

WP/18/00070/ADV

Location 1 - 5 Appleby Lodge Way, Wellingborough, Northamptonshire, NN8 6BT. Proposal 2 x illuminated fascia signs Decision Application Permitted

WP/18/00071/FUL

Location 37 Harvey Road, Wellingborough, Northamptonshire, NN8 2BW. Proposal Single storey rear extension Decision Application Permitted

WP/18/00072/LDP

Location 5 Northampton Road, Ecton, Northampton, Northamptonshire. Proposal Application for a lawful development certificate for a single storey extension to side Decision Application Permitted

WP/18/00075/LBC

Location 10 Hickmire, Wollaston, Wellingborough, Northamptonshire. Proposal To replace an old tin roof with a thatched roof (in reed). To raise the level of one chimney to comply with fire regulations Decision Application Permitted

WP/18/00076/VAR

Location 31 Station Road, Earls Barton, Northampton, Northamptonshire. Proposal Variation of condition 3 of planning permission ref: WP/17/00397/FUL as existing ceiling structure is sufficient to stop any airborne noise. Wording of condition could be varied so that sound insulation is provided upon receipt of any noise complaint. Decision Application Permitted

WP/18/00078/FUL

Location 1 St Marys Avenue, Finedon, Wellingborough, Northamptonshire. Proposal Replace flat roof over kitchen with tiled duo pitched roof and replace window on rear elevation Decision Application Permitted

WP/18/00083/FUL

Location 169 Arkwright Road, Irchester, Wellingborough, Northamptonshire. Proposal Ramp to front Decision Application Permitted

WP/18/00084/FUL

Location 57 Norman Way, Irchester, Wellingborough, Northamptonshire. Proposal Extension to front Decision Application Permitted

WP/18/00085/VAR

Location 33 High Street, Ecton, Northampton, Northamptonshire. Proposal Application for removal of condition 5 of WP/97/0330 which stipulates windows shall be painted white - slate grey aluminium windows are proposed. Decision Application Permitted

WP/18/00088/FUL

Location 95 Albert Road, Wellingborough, Northamptonshire, NN8 1EN. Proposal Rear extension to provide a shower room - retrospective application - amended description Decision Application Permitted

WP/18/00089/VAR

Location 11 Townwell Lane, Irchester, Wellingborough, Northamptonshire. Proposal Variation of condition 2 of planning permission ref: WP/17/00245/FUL - to allow for changes to layout and window locations - submission of revised drawings Decision Application Permitted

WP/18/00092/FUL

Location Land Above 23, 25 Mallard Close, Earls Barton, Northampton. Proposal Change of use to open storage (B8) Decision Application Permitted

WP/18/00094/FUL

Location 4 Spring Gardens, Earls Barton, Northampton, Northamptonshire. Proposal Demolition of brick outbuilding. First floor extension over existing garage and single storey rear extension Decision Application Permitted

WP/18/00095/FUL

Location 41 Manor Road, Earls Barton, Northampton, Northamptonshire. Proposal Single storey rear extension to replace existing linked outbuilding/conservatory Decision Application Permitted

WP/18/00096/FUL

Location Bannatyne Health Club , 1 - 2 Wallis Close, Wellingborough, Northamptonshire. Proposal Installation of two additional parking spaces within the car park. Decision Application Permitted

WP/18/00097/FUL

Location Slype Farm House, Easton Lane, Bozeat, Wellingborough. Proposal Conversion of outbuilding bar into an annex for living accommodation. Living and cooking facilities will be within the main dwelling Decision Application Permitted

WP/18/00103/FUL

Location Units A1 And A2, 10 And 11 Baird Court, Wellingborough, Northamptonshire. Proposal External alterations and associated works. Decision Application Permitted

WP/18/00104/FUL

Location 25 Ivy Lane, Finedon, Wellingborough, Northamptonshire. Proposal Removal of existing rear conservatory and erection of a single storey rear extension - amended scheme Decision Application Permitted

WP/18/00112/FUL

Location 18 - 19 Furnace Cottages, Furnace Lane, Little Harrowden, Wellingborough. Proposal Erection of single-storey conservatory at the rear of the property Decision Application Permitted

WP/18/00116/FUL

Location 2 Troon Crescent, Wellingborough, Northamptonshire, NN8 5WG. Proposal Single storey side extension Decision Application Permitted

WP/18/00118/LDP

Location 64 Churchill Road, Earls Barton, Northampton, Northamptonshire. Proposal Application for a lawful development certificate for a proposed single storey rear extension extending 3m from rear of existing property Decision Application Permitted

WP/18/00119/TCA

Location Church Of All Saints, Church Street, Mears Ashby, Northampton. Proposal G1 - 3 No. Lawsons & 1 No. Chamaecyparis; Section fell to ground level. T2 Cherry; Crown reduce by approximately 2.0 - 2.5 metres laterally and in height to balance pruning to suitable growth points to retain the flowing lines of the canopy. Crown clean removing all dead, diseased, dying, crossing, rubbing and duplicate branches. Remove lowest branches growing towards the church. Removal of T1 - Lawsons Cypress tree blocking the lamp column. Decision Application Permitted

WP/18/00132/AMD

Location 14 Hardwick Road, Wellingborough, Northamptonshire, . Proposal Application for a non-material amendment to planning permission WP/15/00315/FUL to allow amendments to the appearance of the proposed dwelling and boundary treatment to the northern side Decision Application Permitted

WP/18/00134/PNX

Location 48 Princess Way, Wellingborough, Northamptonshire, NN8 2EZ. Proposal Notification of a proposed larger home extension for a single storey rear extension Decision Prior Approval/Notification Not Required

WP/18/00137/AMD

Location 67 High Street, Ecton, Northampton, Northamptonshire. Proposal Application for a non-material amendment to planning permission ref: WP/14/00780/FUL to reduce the visibility splay (with approval from highways) to the right hand side as you enter the site from the road. Decision Application Permitted

WP/18/00144/LDP

Location 38 Harvey Road, Wellingborough, Northamptonshire, NN8 2BN. Proposal Application for a lawful development certificate for a proposed use - C3 residential purposes with ancillary business from home, in full accordance with the applicant's description of business activities set out in the statement received on 7 March 2018 Decision Application Permitted

WP/18/00146/FUL

Location 89 Queens Road, Wollaston, Wellingborough, Northamptonshire. Proposal Part two-storey and part single storey rear extension and internal alterations. Demolition of a rear single storey Decision Application Permitted

BACKGROUND PAPERS

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

Borough Council of Wellingborough, Planning and Local Development, Swanspool House, Doddington Road, Wellingborough.

BUILDING REGULATIONS FULL PLANS DECISIONS ISSUED

06 Mar 2018 To 04 Apr 2018

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

FP/2018/0071 45 - 49 Bradfield Road New 2-storey, 2 Approve 09/01/2018 Yes 06/03/2018 Yes Wellingborough bedroom conditions Northamptonshire dwelling, to be BCW NN8 4HB used as a show house.

FP/2018/0118 11A, 11B & 12 Silver Conversion of Approved 15/01/2018 Yes 09/03/2018 Yes Street upper floors to Wellingborough form 3no flats Northamptonshire NN8 1BQ

FP/2018/0205 51 High Street Alterations & Withdrawn 24/01/2018 Yes 23/03/2018 Yes Wollaston extensions to Wellingborough existing dwelling Northamptonshire including NN29 7QE conservatory & basement

PS/2018/0991 Padbury Village Hall Construction Approved 22/03/2018 Yes 26/03/2018 Yes Main Street work to form Padbury Male Toilets MK18 2AP within existing structure, remodel existing toilets

FP/2017/5066/A Water Tower Proposed two Approved 12/02/2018 Yes 27/03/2018 Yes Cut Throat Lane storey side Great Doddington extension Wellingborough Northamptonshire NN29 7TZ

FP/2010/0931/C/ Water Tower Convert existing Approved 15/12/2017 Yes 27/03/2018 A Cut Throat Lane water tower into Great Doddington a new dwelling Wellingborough Northamptonshire

FP/2018/0205/A 51 High Street Alterations & Approve 29/03/2018 Yes 29/03/2018 Yes Wollaston extensions to conditions Wellingborough existing dwelling BCW Northamptonshire including NN29 7QE conservatory & basement

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

FP/2018/0396 9 Clare Close First floor rear Approve 13/02/2018 Yes 03/04/2018 Yes Earls Barton extension conditions Northampton BCW Northamptonshire NN6 0PP

FP/2018/0820 57 Norman Way Extension to Approve 14/03/2018 03/04/2018 Irchester bedroom and conditions Wellingborough new front door BCW Northamptonshire NN29 7AT

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Page 2 of 2 Received Appeals

No appeals have been received.