Borough Council of Planning Committee Wednesday 2nd November 2011 at 7.00 pm Council Chamber, Swanspool House

INDEX

Page No. SITE VIEWING GROUP

WP/2011/0216/F - 41 and 45 Main Road, Grendon. 1 WP/2011/0344/F - Land east of Easton Way, Grendon. 5 WP/2011/0361/RVC - 94 Road, . 12 WP/2011/0363/F - 38 Hardwick Road, Wellingborough. 18 WP/2011/0372/O - Adjacent 204 Priory Road, Wellingborough. 23

DISTRICT

WP/2011/0296/F - Newlands Farm, 75 Harrold Road, . 28 WP/2011/0366/F - Manor Farm, 7 Dychurch Lane, Bozeat. 43 WP/2011/0440/C - 3 4 (Larner Pallets) Bevan Close, Wellingborough. 53 WP/2011/0442/C - Land to the West of the Village of , A509, Isham. 58

FOR INFORMATION

WP/2011/0342/C - Friars School, Friars Close, Wellingborough. 65 WP/2011/0343/C - Rowangate Primary School, Road, Wellingborough. 67 WP/2011/0373/C - Oakway Infant School, Oakway, Wellingborough. 69

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 1st November 2011 at 11.20 a.m.)

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0216/F

PROPOSAL: Re-modelling of 3 no. cottages to create 2 no. cottages with the creation of a new subservient extension. Amended Plan. Further amended plan.

LOCATION: 41 and 45 Main Road, Grendon, . NN7 1JW

APPLICANT: Ms Judith Lynne Smith.

This application is referred to the Planning Committee for determination at the request of the Parish Council and as a result of the number of residents’ objections.

PROPOSAL AND DESCRIPTION OF SITE: It is proposed to convert and refurbish a terrace of cottages standing at right-angles to Main Road, Grendon on its west side, to form two dwellings. The scheme includes additional development at the west end comprising a conversion of a single-storey outbuilding to two storeys and an additional two-storey garage/bedroom block at the end.

The end block partially extends beyond the Council’s Village Policy Line, although additional pre-existent outbuildings already went beyond the line.

Architecturally the new elevations created serve to enhance the vernacular appearance of the terrace, and this extends to:

• two new porches; • the subtle reduction in size of the existing windows to create a more traditional window-to-wall ratio; • replacement of the existing pebble-dash walls and concrete roofing tiles with limestone and red clay; and • a new chimney.

RELEVANT PLANNING HISTORY: None.

NATIONAL AND LOCAL PLANNING POLICY: PPS1 PPS7 WP/2011/0216/F

Planning & Local © Crown Copyright Development and database right 2011. Scale: Ordnance Survey 100018694. Legend 1:1,266 This map is accurate Cities Revealed Title to the scale specified Aerial Photography copyright: WP/2011/0216/F - 41 & 45 Main Road, Grendon ± when reproduced at A4 GetMapping PLC 1999 - 2 -

North Core Spatial Strategy Policy 13 B/W Local Plan, Policy G6 – VPL and Open Countryside considerations SPG II: Residential Extensions SPD: Sustainable Design

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways – no objections in principle. Adequate driveway width needed to allow two cars to pass at access point.

2. Parish Council – concerned at development’s location partly outside the VPL and issue of adequacy of the integral car parking provision.

3. BCW Planning Policy - the application is acceptable under Policy G6 of the Local Plan, as the extension(s) are replacing existing outbuildings.

4. Third Parties – 6 letters/e-mails of objection have been received, covering the following issues: the end extension is sited outside the Village Policy Line (issue of precedence) and is also out of proportion to the parent building(s); inadequate car parking provision and issues of highway safety at point of access; detrimental impact on views/privacy, the local village scene and amenity (37 Main Road); although the properties were originally designed as 3 cottages, they have been in use as only 2 for some time; reduction in light into garden and overlooking of property and garden area from new windows in the north elevation of the proposed development (53 Main Road).

ASSESSMENT: Policy and Architectural Appearance The desire to extend the terrace of cottages northwards to achieve two reasonable- sized family homes is understandable. Also, architecturally, this form of development is well-proportioned, respecting the organic tradition seen elsewhere in this and other conservation villages in the Borough, and the remodelled terrace is thereby a high- quality addition to the village’s historic fabric.

Local Plan Policy G6 is designed to constrain substantive new development in the open countryside. However, it explicitly recognizes that a limited number of small-scale adjacent buildings, which the present proposed extension represents, can normally be accommodated acceptably. Additionally, on a wider policy perspective, it is not considered that in visual terms the development will have an adverse impact on the village’s form or character. Finally, any fear of creating an undesirable precedent is unfounded, partly because there do not appear to be any obvious local examples of similar building forms abutting the VPL and also, even if there were any such proposals elsewhere, these would properly be considered by Committee on their own particular merits.

Parking Provision The Highway Authority has indicated in its formal comments that in principle a conversion of 3 cottages into 2, albeit with an extension, would not create an increase in potential traffic generation. The fact that the previous owners of the cottages are understood to have had only one car between them is mere happenstance, as this situation could obviously have intensified at any time without the need for planning - 3 -

permission. It should perhaps also be noted that the terrace as it now exists could be brought into use as either two or three houses without the necessity for planning permission and that there would thereby be no control over the occupants modifying the curtilage to accommodate additional cars.

Nevertheless, in the course of negotiating (and re-consulting) this application, extra parking provision on the west side of the new gable at no. 41 and a widened parking bay intended to take 2 cars at no. 45 have been agreed, and this is shown on the present amended plan for Committee’s consideration. However, as no. 45’s parking area still appears to be too narrow to conveniently accommodate the two cars, a special Condition has been attached to the draft recommendation below requiring its final area to be agreed with the local planning authority.

Visual Amenity, Overlooking and Light The re-fenestration of the critical north elevation will create a similar number of windows to that which exists, but each new window will be smaller in size. Provided additional landing and bathroom windows on the first floor are specified as obscure-glazed with opening restrictors, it is not considered that there will be any net detrimental effect on the neighbour at no. 53. An appropriate Condition covering this is attached below.

It is accepted that the proposed extension(s) will reduce the light reaching parts of the garden of no. 53. However, it is not considered that this of itself is sufficient in material planning terms to justify a refusal of the application, particularly as outbuildings exist at present on part of the area in question.

RECOMMENDATION: Grant full conditional planning permission.

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or as amended) no garages, sheds or other buildings shall be erected without express planning permission from the local planning authority, other than those expressly authorised by this permission. 3. The site shall be landscaped and planted with trees and shrubs in accordance with a comprehensive scheme which shall be submitted to and approved by the local planning authority before the development is commenced. The scheme shall be implemented concurrently with the development and shall be completed not later than the first planting season following the substantial completion of the development. Any trees and shrubs removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by trees and shrubs of similar size and species to those originally required to be planted or other species as may be agreed. 4. Full details of the following items shall be submitted for the written agreement of the local planning authority prior to the commencement of development: (i) windows and doors (including garage door); (ii) porches; (iii) hard surfaces/landscaping for vehicular access, manoeuvring and parking, to - 4 -

include permeable materials; (iv) a scheme for storage and collection arrangements for refuse/recycling bins, including construction of a secured facility. 5. A scheme for screen fencing/walling shall be agreed with the local planning authority before the start of construction. The agreed scheme shall be implemented to the satisfaction of the local planning authority before the houses are occupied. 6. All single-light windows in the upper floor of the north elevation serving, respectively (reading from left to right), the en-suite, landing, WC and bathroom, shall be obscure-glazed and fitted with opening restrictors to a specification to be agreed in writing with the local planning authority prior to the commencement of development. 7. Pedestrian-to-vehicle visibility of 2m x 2m shall be provided and maintained on both sides of the point of access, and the access drive shall be widened to 4.5m for a distance of 10m from the highway boundary. 8. The indicated parking provision for no. 45 is not hereby approved. A suitable larger area shall be submitted for the written agreement of the local planning authority prior to the commencement of development.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of amenity. 3. In the interests of visual amenity. 4. In the interests of amenity. 5. In the interests of amenity and privacy. 6. To protect the neighbour's privacy. 7. In the interests of the safety and convenience of users of the adjoining highway. 8. To provide adequate integral parking facilities.

INFORMATIVE/S 1. Pursuant to Section 38(6) of the Planning and Compulsory Purchase Act 2004, the proposed development partially complies with and partially contravenes a policy in the development plan, but there are mitigating circumstances and material considerations which in this instance are given greater weight than the policy, and as such the proposed development is on balance considered acceptable and approved. The policies that have been considered in determining this application specifically include: CSS Policy 13 and B/W Local Plan Policy G6 (VPL and Open Countryside considerations). 2. The applicant is advised that this decision relates to drawing number 1881/25H, dated 02.09.2011. - 5 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 1st November 2011 at 11.45 a.m.)

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0344/F

PROPOSAL: Erection of a stable block with associated hardstanding for parking of vehicles and a footpath. Alternative access proposed - Additional information (Transport assessment) has been received in respect of this application in response to Highway authority's initial concerns.

LOCATION: Land east of Easton Way, Grendon, Northampton.

APPLICANT: Mr Nick Blacklee.

NOTE: At its meeting on the 28th September 2011, the Committee considered this application and resolved to defer it for further consideration following a site visit.

Additional representation received from 7 Easton Way, Grendon –

WP/2011/0344/F

Planning & Local © Crown Copyright Development and database right 2011. Scale: Ordnance Survey 100018694. Legend 1:5,000 This map is accurate Cities Revealed Title to the scale specified Aerial Photography copyright: when reproduced at A4 WP/2011/0344/F - Land east of Easton Way, Grendon ± GetMapping PLC 1999 - 6 -

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

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 28/09/2011

Report of the Head Planning and Development

APPLICATION REF: WP/2011/0344/F

PROPOSAL: Erection of a stable block with associated hardstanding for parking of vehicles and a footpath. Alternative access proposed.

LOCATION: Land east of Easton Way, Grendon, Northampton.

APPLICANT: Mr Nick Blacklee.

Grendon Parish Council have raised objection due to insufficient information.

PROPOSAL AND DESCRIPTION OF SITE: The application site consists of about 37 acres of grazing/arable land on the eastern side of Easton Way in Grendon. The land is in the open countryside and outside the Village boundaries. It is part of a holding that already comprises a paddock and pavilion which are situated towards the northern end of the site, adjacent to the rear of properties fronting Sharplands.

This is a resubmitted application. A previous application was considered unacceptable due to the proposed access arrangement and was subsequently withdrawn by the applicant. There are currently 3 access points to the land off Easton Way. The northern access is adjacent to no. 7 Easton Way, the middle access lies between no. 37 and the rear of properties at Sharp Lands, whilst the third access lies further south. It is this latter gated access which is to be used to serve the proposed stables. The access would be improved with a 5m tarmac surfacing from the edge of the highway and the gate relocated 5m from the highway edge.

The proposed stable block is single storey and comprises 7 enclosures and a hay store at the end. It measures 32.1 metres in length, 4 metres in width and 2.6 metre high. It would be sited in the middle of the land and as part of the proposal, a hard-standing car park (for about 6 cars) would be provided directly adjacent to the proposed access point. It is also proposed to create a footpath that connects the car park to the stable block. The footpath would run parallel to the road and then turn sharply east at the boundary of the site towards the stable block.

The application site is already used as a grazing land for horses and the proposed stable block would be a commercial undertaking which would act as a DIY livery where - 8 - clients can keep their horses permanently, look after and exercise the horses themselves.

RELEVANT PLANNING HISTORY: Grazing/arable land.

WR/1969/0054 - Refused application for housing development on land between 12 and 34 Chequers Lane.

NATIONAL AND LOCAL PLANNING POLICY: Planning Policy Statement 1 - Delivering Sustainable Development Planning Policy Statement 3 - Sustainable Development in Rural Areas Core Spatial Strategy Policy 1 - Strengthening the Network of Settlements Policy 13 - General Sustainable Development Principles Wellingborough Local Plan Policy G6 - The Open Countryside

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Grendon Parish Council - insufficient information has been provided in this application to enable a view to be taken on the proposal. Is it for commercial or domestic purposes? What is the extent of the parking provision proposed, which is not included in the description of the proposed development on the application form. Is the existing field access adequate for the proposed use? What provision is to be made for deliveries to the site etc? On the basis of the inadequate information the Parish Council submits a holding objection.

2. NCC Highways - the comprehensive report submitted adequately satisfies the previous concerns raised. Have previously sought clarification whether the proposed development would be commercial or residential related and whether or not the proposed access arrangement is adequate in terms of construction and visibility.

3. has no formal objection to the planning application in its present form other than to suggest that the following informatives are included, which if implemented will 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 with Policy 13 of the North Northamptonshire Core Spatial Strategy.

Check the overall construction of your buildings. Are there any weak spots offering easy access to the thieves; Are the tack room doors strong enough; Do they have strong locks and hinges; Preferably do NOT leave tack on site; Do not have a sign on stating that the room is a Tack room; Make sure access gates are locked to stop vehicles being driven in close, ready for a quick getaway; Consider a burglar alarm, and possibly CCTV; Consider making one area, such as the tack room, a 'strong' area that's reinforced all round, since wooden buildings can be broken into easily; All saddlery should be security marked. You can have your tack post-coded using a metal punch or engraving tool; Your postcode can be engraved on the stirrup bar of your saddle; Photograph your - 9 -

saddlery, especially if it is unusual. This helps with detection of stolen goods; Keep a comprehensive list of all your tack; Include all necessary details as this will help identification; Stolen tack is difficult to trace without a saddle's make or identifying numbers; and Users are encouraged not to leave valuables in their vehicles.

Thank you for giving me the opportunity to comment on this application it goes a long way to show that community safety will be taken in to account and that the planning department recognise that anti-social behaviour and crime is not only a police issue but a partnership responsibility.

4. The occupier of 44 Kenstone Close - no objection.

5. The occupier of 43 Easton Way - I have received your notification of the above proposal and would like to make the following observations:- A stable block of the size envisaged is clearly going to be run as a commercial venture, but no mention is made of the activities which will take place nor of the volume and type of traffic that the enterprise will generate.

The application suggests that hardstanding off-road parking would be available at the road access point. No indication is given as to the size of this parking. Will the gate be set back from the road verge so that vehicles will be able to pull off the road before opening the gate. This access point is on a road with a nominal speed limit of 60mph.

No mention is made of the proposed route from the suggested access point across the field to the stable block. A firm trackway would be required across the field to cater for supplies vehicles and farriers etc. This track and the traffic on it could be in full view of and cause annoyance to the houses on Easton Way adjacent to the land.

Can a condition be included in any application granted that the footpath access to the plot alongside 37 Easton Way will not be used by vehicles. The stables will require a considerable area of hard standing around them and will generate large amounts of animal waste. Is there a danger of this waste contaminating the water table?

Will the area be floodlit during the hours of darkness? This also could cause a nuisance to neighbouring houses.

6. The occupier of 41 Easton Way - the application is poorly expressed and provides little information on the proposal either currently or in the longer term. In the absence of a detailed application for the use of the land and the proposed building it appropriate to judge the proposal harshly. It is likely that this application is a precursor to a major commercial development which may not be appropriate to the locality.

We consider the following points to be important in the consideration of the application: - 10 -

The site is situated on a narrow country road with a 60mph limit close to narrow hump back bridge followed by a bend. Excessive speed at this point is commonplace and accidents have occurred here; The current farm gateway is effectively not used and therefore bringing it into regular by horse riders and horse transport creates a dangerous traffic situation; It is difficult to imagine that vehicles will be contained in the hard standing area and that pedestrians and horses will use the path around the edge of the field; No provision is made for deliveries to and from the stables. These deliveries will be by lorry which will need to swing wide on entry or exit; The development will increase the number of horses travelling Easton Lane with the associated hazards to horse riders, vehicles and motorcyclists due to excrement; Within the 30 mph zone of Easton Lane extensive speed camera surveys by trained villagers have been undertaken - showing excessive speed almost to Manor Road.

We are strongly of the opinion that this application should be refused.

ASSESSMENT: Principle - Policy 1 of the Core Spatial Strategy and Policy G6 of the Local Plan both seek to prevent inappropriate development in the open countryside. Policy G6 states that development in the open countryside will not be granted permission unless, amongst other things, it cannot be accommodated other than in the open countryside; it involves limited number of buildings; a landscape screening as appropriate and the buildings are designed and sited and are of materials to minimise adverse impact upon the character of the countryside.

The land is already used for grazing and within the confines of the village, it is doubtful whether there are better located site that would adequately serve the needs of the operation. Even if such sites within the village boundaries exist, there would be adverse amenity impact on the surrounding residential properties. The site is screened by shrubs adjacent to Easton Way and given the scale and size of the stable block, it would have limited and insignificant visual impact on the rural landscape. The stable block would be finished with brown tanalised pine cladding which is considered satisfactory in this rural setting.

In relation to policy matters, it is considered that the proposed development cannot be located elsewhere other than in the open countryside for operational reasons and given its limited visual impact, the development complies with the relevant development plan policies which govern developments in the rural areas and the countryside.

Access - In response to the highway authority's initial concerns, the applicant has submitted a comprehensive transport/access statement that considers the operational implications of the proposed development on Easton Way. The statement also includes a plan that details the swept path movement of vehicles and the parking layout. The Highway Officer is now satisfied with the proposed development and the access arrangement. It should be noted that of the 3 access options available, this is by far the best option from operational point of view and having regard to the potential impact on the amenities of the neighbouring occupiers.

Amenity Impact - The proposed stable block, the proposed access point and the car park are distanced from the nearby residential properties and therefore the residential - 11 -

impact would be minimal. Nevertheless, it is important to control the operations of the enterprise by limiting the number of horses by condition and excluding the use of the other access points. It is also considered desirable to restrict the proposed car park to the use of the stable block only as under normal circumstances, this car park would not be acceptable in the open countryside.

RECOMMENDATION: Grant planning permission subject to the following conditions:

1. The development shall be begun no later than 3 years beginning with the date of this permission. 2. There shall be no more than 7 horses/animals kept at the approved stables at any given point in time. 3. The car parking spaces shown on the approved drawings shall be laid out and provided prior to the commencement of the use of the approved stables and shall thereafter be kept free from obstruction and shall be retained for purposes incidental to the approved stables only. 4. The access to the proposed stables shall be that which is indicated on the approved plans and no other access shall be used in connection with the approved development.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of the amenities of nearby residential occupiers. 3. To ensure adequate off-street parking provision and in order to prevent on-street parking which could be detrimental to safety. 4. In the interests of the amenities of nearby residential occupiers.

INFORMATIVE/S 1. Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: North Northamptonshire Core Spatial Strategy Policy 1 - Strengthening the Network of Settlements Policy 13 - General Sustainable Development Principles Borough of Wellingborough Local Plan Policy G6 - The Open Countryside 2. The applicant is advised that this decision relates to the following drawing numbers received on the dates shown: Proposed Floor Plan and Elevations, 2 un-numbered A3 Promap plans showing the access and parking arrangements, the location and siting of the proposed stable block and the foothpath; and Transport/Access Statement from BWB Consulting dated 6 September 2011 and containing drawing numbered NTT/2025/TT001 Revision P1 - Received 26 July 2011.

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 1st November 2011 at 12.20 p.m.)

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0361/RVC

PROPOSAL: Variation of condition 2 of planning permission WP/2006/0166/F - to extend the temporary time period for another 5 years in connection with the siting of mobile home in the garden.

LOCATION: 94 Farndish Road, Irchester, Wellingborough. NN29 7BE

APPLICANT: Mr S Hensman.

This application is referred to the Planning Committee for determination. This is because of the level of third party objection and an objection having been lodged by Irchester Parish Council who also requests a visit from the Site Viewing Group.

PROPOSAL AND DESCRIPTION OF SITE: As described.

The mobile home is sited towards the rear of a relatively long back garden area. Along the western and northern boundaries are some tree and shrub planting beyond which are the rear gardens of properties in Coulon Close and Farndish Road. Beyond the southern boundary are open fields. The ground level of the site slopes down from the south to the north.

The nearest Public Right of Way is TL17 which runs some 170m to the west of the application site.

RELEVANT PLANNING HISTORY: WP/2006/0166/F Temporary location of mobile home in garden area. Conditionally approved by the Regulatory Committee at its meeting on 16 August 2006.

Condition no. 2 of the above consent is reproduced below:

This permission shall be time limited to a period of time expiring on 16 August 2011. At or before the expiration of this period, if the building is no longer necessary it shall be removed and the site restored to its former condition.

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Planning & Local © Crown Copyright Development and database right 2011. Scale: Ordnance Survey 100018694. Legend 1:1,250 This map is accurate Cities Revealed Title to the scale specified Aerial Photography copyright: WP/2011/0361/RVC - 94 Farndish Road, Irchester ± when reproduced at A4 GetMapping PLC 1999 - 13 -

Reason: The mobile home is inappropriate as a permanent feature.

WP/2007/0780/F Conservatory (dimensions = 3m x 5m – ridge height of 2.3m reducing to 2.07m at eaves) on temporary annexe – retrospective application. Conditionally approved by the Planning Committee at its meeting on 20 February 2008.

Condition no. 1 of the above consent is reproduced below:

This permission shall be time limited to a period of time expiring on 16 August 2011. At or before the expiration of this period, if the building is no longer necessary it shall be removed and the site restored to its former condition.

Reason: The mobile home to which the conservatory is attached is inappropriate as a permanent feature.

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE Regional Spatial Strategy 8 North Northamptonshire Core Spatial Strategy (NNCSS): Policy 1 (Strengthening the Network of Settlements) Policy 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) 15 (Sustainable housing provision) Borough Council of Wellingborough Local Plan: G4 (Development within the limited development and restricted infill villages) Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 3; Housing Planning Policy Statement 7; Sustainable Development in Rural Areas Planning Policy Statement 9; Biodiversity and Geological Preservation Planning Policy Statement 23; Planning and Pollution Control Planning Policy Guidance 13; Transport Supplementary Planning Document; Northamptonshire Minerals and Waste Development Framework; Development and Implantation Principles, Sustainable Design, Biodiversity Supplementary Planning Guidance: Planning Out Crime, Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Northamptonshire County Council Highway Authority – has returned the application with a pro forma sticker advising this Council to refer to its published highway standards for advice.

The Highway Authority in response to a conversation with a neighbour has forwarded the following e mail:

“He alleges that the occupier of the mobile home is running a double glazing business from the property and is concerned that a potentially dangerous situation may be caused where traffic generated by the use meets vehicles approaching from the Farndish direction.

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From my observation there appeared to be no evidence of a business use and the form of the means of access to the site onto Farndish Road gave me no cause for concern on highway safety grounds.

You may wish to consider the matter further but I would advise you that, other than requiring the application of the Highway Authority Standing Advice, no objection to the proposal is raised on highways grounds.”

2. Irchester Parish Council –

“The council objected to this application previously, however they feel that this structure is no longer temporary as decking and a conservatory has been built, they have also stated that they feel the mobile unit is out of character with the village and is a nuisance to neighbours. It is requested that a site visit be arranged but feel that the period should not be extended.”

3. Anglian Water Services Limited – no comment received.

4. Neighbours – letters of objection have been received from the occupiers of 9, 11, 12 and 34 Coulon Close; 92 Farndish Road; and 93 Woodlands Road. The writers cite the following reasons for opposing the scheme:

• reference to planning history of the application site and the Coulon Close development • original decision approval was a bad decision because of its effect on the excellently designed and constructed Coulon Close • sycamore trees have been removed and only two remain. The adding of the conservatory and the raised decking has resulted in loss of all privacy • precedent for similar applications • the white building is very visible from the countryside and is at odds with its surroundings • to allow the building for another five years would render the it almost permanent and is overdevelopment of the plot • intention for a permanent structure evidenced by the addition of a conservatory and decking. If this had been made clear at original application stage planning would have been declined • application should be refused and building removed from the site within four months and trees be reinstated • how many applications can be made for five year extensions? • downpipe from the property leads directly onto the adjoining field which is a public right of way • if a building is needed planning permission should be sought for a permanent property more in keeping with its location to blend in with the village and countryside • being in place for 10 years would not be temporary • approval of this application will result in a further application in five years time - 15 -

• double glazing business is being run from the property and accounts for a considerable amount of vehicles entering into the site via a dangerous entrance • inadequate sewerage system and regularly subjected to strong sewage smells particularly when the attempts are made to unblock the system • no provision for surface water drainage other than two 45 gallon containers and the surplus water drains onto adjacent property • decision should be taken by committee, not an officer • reference to the successful fight against having the fields developed behind Coulon Close and why should this be any different • devalued property • Government intentions with regards the planning process is unknown and it may be that this temporary structure will qualify to become permanent , which is not fair • would a traveller have been allowed to buy a house and set up a temporary home in a back yard? • is the structure being used as a temporary home, it looks like it is being used as holiday accommodation as well • the council and planning committee have been more than fair with its initial decision and considering the unofficial extras that have appeared and the way the site has been developed, the applicant is extracting the urine

5. Councillor Elliott – supports the objection of the Parish Council to the application for the reasons it originally opposed the application in 2006 because it would not be temporary. There have been no changes since 2006 suggesting that the situation in 2016 would be any different from now. These objections are:

• “The structure is out of character with the area and is detrimental to the view of the village on a key entrance. • It infringes neighbours privacy being too close to the boundary hedge especially since part of the tree screen has been cut down and the conservatory and decking have been added since 2006. • The design especially the colour is poor and stands out across the fields. • There is a reported smell from the temporary drains and poor surface water drainage. • It sets a poor precedent for future decisions on temporary buildings leading to de facto permanent ones.

A site visit will enable the councillors to see the concerns of the neighbours and the parish council and appreciate the strength of the reasons for their objection.”

6. In response to the comments received from third parties the applicants who reside in the mobile home have made the following comments:

• reason for the mobile home is so that an elderly close relative can live in the dwelling to take advantage of social, emotional and physical support which no other relatives are able to offer. This arrangement affords the relative privacy and independence who does not need full time care - 16 -

• no intention to reside in the mobile home on a permanent basis and will move into the main bungalow when it becomes vacant • the mobile home can be moved and will endeavour to re-site it at the earliest opportunity

7. The occupier of no. 94 has also made a statement due to being hurt and upset by the neighbours’ comments. A summary is given below:

• have lived in the since 1953 and have been friendly and helpful to the neighbours • relatives came to reside at the property in the late 1980’s and it is a help to have them near. Rates are always paid on time • reference to planning history • there has only been trouble with the sewer twice as a result of a tree being planted in a neighbour’s garden which resulted in tree roots causing the trouble. • water is piped away properly • comments from neighbours are causing stress and anxiety

ASSESSMENT: The material planning considerations are:

• Effect on neighbours amenities • Effect on visual amenity • Parking and highway safety • Crime and disorder • Biodiversity • Foul sewage

Effect on neighbours’ amenities The comments from nearby neighbours are noted, but it is considered that the existing development does not have such a detrimental effect on the standard of amenity of the surrounding occupiers sufficient to warrant recommending the application for refusal.

Effect on visual amenity The comments regarding the effect the mobile home has on the visual amenity of the area are noted and it is accepted that the development can be seen from Farndish Road.

However, the mobile home is clearly contained within a residential curtilage and the dwellings in Farndish Road and Coulon Close also have a significant impact on the appearance of the countryside.

Parking and highway safety It is considered that there is adequate off-road parking space available with the curtilage of the application site to accommodate vehicles associated with the dwelling and the mobile home. The Highway Authority has not objected to the application.

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Crime and disorder It is considered that an occupied mobile home at the bottom of a long garden could act as a capable guardian for the host property and those that adjoin the application site.

Biodiversity References to the loss of trees and planting are acknowledged, but it is considered that no biodiversity issues of any material significance have been identified within the scope of the application.

Foul sewage The comments from a nearby neighbour regarding this issue are noted and Anglian Water Services Limited has been consulted. Unfortunately the company has not replied and there is therefore no evidence from the statutory undertaker to suggest that its infrastructure is not capable of accommodating the sewage flow from the existing development.

Other issues The comment regarding the fight against the fields behind Coulon Close being included in the daft site specific plan is noted. However, it may be worth pointing out that there was a sizeable amount of local objection ranged against the application for the proposed development of Coulon Close – application number WP/1998/0103 refers.

RECOMMENDATION: Approve with a time limiting condition.

1. This permission shall be limited to a period of time expiring on 2 November 2016. At or before the expiration of this period, if the building is no longer necessary it shall be removed and the site restored to its former condition.

Reason: 1. The mobile home is inappropriate as a permanents feature.

INFORMATIVE/S Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Regional Spatial Strategy 8 North Northamptonshire Core Spatial Strategy (NNCSS): Policy 1 (Strengthening the Network of Settlements) Policy 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) 15 (Sustainable housing provision) Borough Council of Wellingborough Local Plan: G4 (Development within the limited development and restricted infill villages). - 18 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 1st November 2011 at 10.15 a.m.)

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0363/F

PROPOSAL: First floor extension to bungalow to form a two storey dwelling. Two storey extensions to front and south east side.

LOCATION: 38 Hardwick Road, Wellingborough. NN8 5AD

APPLICANT: Mr J Walia.

This application is referred to the Planning Committee for determination due to the level of neighbour representation and is the subject of a call-in request from a Ward Councillor.

PROPOSAL AND DESCRIPTION OF SITE: As described.

The application site is a detached bungalow on land that was once part of the garden area associated with no. 66 Hatton Park Road and was built in the early 1980’s. The site is located within a residential area of the town which carries the Policy U11 designation under the Borough of Wellingborough Local Plan. This policy applies to new dwellings only. Locally the development is predominantly dwellinghouses.

RELEVANT PLANNING HISTORY: WP/2007/0032 First floor extension to bungalow to form 2 storey house. Two storey extensions to front and south east side (re-submission following the withdrawal of WP/2006/713/F)

Subsequent to a visit to the site by the Site Viewing Group the application was approved with conditions by the Regulatory Committee on 28 February 2007.

The plans that accompany the current application are very similar to the previously consented scheme. They vary from the previous proposed development by way of a flat roofed single storey extension having been added to the rear elevation since the determination of the previous application and alteration to the front roof pitches.

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: North Northamptonshire Core Spatial Strategy (NNCSS): 13 (General sustainable development principles) and 14 (Energy efficiency and sustainable construction) WP/2011/0363/F

Planning & Local © Crown Copyright Development and database right 2011. Scale: Ordnance Survey 100018694. Legend 1:1,250 This map is accurate Cities Revealed Title to the scale specified Aerial Photography copyright: ± when reproduced at A4 GetMapping PLC 1999 WP/2011/0363/F - 38 Hardwick Road, Wellingborough - 19 -

Borough Council of Wellingborough Local Plan U11 (Hatton Park) Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 9; Biodiversity and Geological Conservation Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework – Development and Implementation Principles, Sustainable Design, Biodiversity Supplementary Planning Guidance: Planning Out Crime, Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Northamptonshire County Council Highway Authority – has returned the application with a pro forma sticker advising this Council to seek highway advice from its published standards.

2. Anglian Water Services Limited – no comment received.

3. Borough council of Wellingborough Design and Conservation Officer – the design is incongruous, weak and confused and could be refused on this basis. Notes that a very similar design to this proposal was previously approved by the Regulatory Committee.

4. North Northamptonshire Joint Planning Unit Design Officer – principle of a two storey development is acceptable, bearing in mid the local context. Advice offered to improve the design including the suggestion that the covered front porch and carport should be more grand.

5. Neighbours – objections, concerns and comments have been received from and on behalf of the occupiers of: 42 and 46 Hardwick Road; 64 and 66 Hatton Park Road. The writers cite the following reasons for lodging their representations:

• extensions and alterations are clearly intended to facilitate the use of the property as a guest house • request for a condition to be included to prevent multi occupancy, subletting or boarding within the property • applicant has other hotel property in the town • a change of use to a hotel will give rise to increased traffic and highway safety issues • a change of use to a hotel will result in a detrimental effect on neighbours’ residential amenity. Plans illustrate en-suite bedrooms, office and lobby and reception area to support view that the property will be used as a hotel • area is subject to high Council Tax and expectation not to pay high level of Council Tax and be overlooked by a hotel • request for adequate parking and signage asking motorists to exercise caution when leaving the premises • reference to Government guidance and development plan policy with regards to design and detailed criticism of the design of the proposals • conditions requested: remove all permitted development rights, prevent overlooking, retain trees and plant additional landscaping • loss of privacy • existing flat roofed extension could be used as a balcony - 20 -

• reference to parking spaces that have been created and lamp pillars which are shrouded in dense black plastic • reference to route of a main sewer which sometimes becomes blocked and anxiety that the problem could be become worse with increased flow from the development

ASSESSMENT: The material planning considerations are:

• Effect on neighbours amenities • Effect on the character and appearance of the area • Crime and disorder • Biodiversity • Foul drainage • Other issues

Effect on neighbours’ amenity The third party comments are noted and it is accepted that the proposed development will have an effect on the standard of amenity that is currently enjoyed by the surrounding residential occupiers. However, it is considered that these residents will still have the benefit of an adequate standard of amenity because the effects will not be so serious to warrant recommending the application for refusal for the following reasons:

• there will be an adequate privacy distance between the new rearward facing first floor windows and the dwellings to the rear • conditions are recommended that would remove permitted development rights for any additional first floor windows, and those that are shown on the plan would be obscure glazed and none opening • there would be a satisfactory amount of light available to the occupiers of the adjacent dwellinghouses due to the orientation and location of the extended building in relation the path of the sun during the day and the position of the adjacent dwellings. • a condition is suggested which would result the requirement for planning permission to make use of the flat roof of the existing single storey rear extension as a balcony • permitted development rights for further extensions can be removed

Effect on the character and appearance of the area The comments from and on behalf of the neighbours and from the Council’s design advisors are acknowledged. The existence of a previous planning permission for a similar proposal is also a material consideration.

It is considered that the principle of a two storey dwelling on the site is acceptable, but it is accepted that the design of the front elevation of the now proposed development could reasonably be amended to result in a superior design. Therefore, it is suggested that a condition be applied to any consent which would require an amended front elevation detail to be submitted and approved in writing before the development commences. - 21 -

Crime and disorder There are no pertinent crime and disorder issues to consider.

Biodiversity No biodiversity issues have been identified within the scope of the application.

Foul drainage Anglian Water Services Limited has been consulted and unfortunately at the time of writing the report the company had not replied. There is, therefore, no authoritative evidence from the statutory undertaker to suggest that its infrastructure will be compromised by the proposed development or cannot cope with the extra demands that could be put on its apparatus.

Other issues Mention has been made by and on behalf of neighbours of the possible use of the dwelling as a hotel or guest house. This form of development would require planning permission. If an application is received for a proposal of this nature the Council would be required to determine it accord with the provisions of the current development plan, Government planning policy guidance or framework and in the light of any other material planning considerations.

Conclusion The proposal development is thought to be acceptable, subject to conditions relating to exterior facing materials and modification of the design of the front elevation.

RECOMMENDATION: Approve with conditions.

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. Before development commences representative samples of all new external facing and roofing materials shall be submitted to and approved in writing by the local planning authority. The development shall be carried out using the approved materials. 3. The ensuite/bathroom windows proposed at first floor level in the side elevations of the hereby approved extensions shall be obscurely glazed and non-opening and remain so at all times thereafter. 4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any order revoking or re-enacting that order, no additional windows or other openings shall be formed at any time at first floor level in the side elevations of the extensions hereby approved without the express prior permission in writing from the local planning authority. 5. The flat roof of the existing single storey rear extension shall not be used as a balcony without the express planning permission of the local planning authority. 6. Before development commences revised front elevational details shall be submitted to the local planning authority for approval in writing. The development shall be carried out in accord with the approved details. 7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that - 22 -

Order) (with or without modification), the dwelling shall not be extended further without the express planning permission of the local planning authority.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of visual amenity. 3. To ensure that the amenities of the neighbouring occupiers are not adversely affected by loss of privacy. 4. To ensure that the amenities of the neighbouring occupiers are not adversely affected by loss of privacy. 5. In the interests of privacy. 6. In the interests of visual amenity. 7. In the interests of visual amenity, privacy and to prevent overdevelopment of the site.

INFORMATIVE/S 1. Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: North Northamptonshire Core Spatial Strategy (NNCSS): 13 (General sustainable development principles) and 14 (Energy efficiency and sustainable construction) Borough Council of Wellingborough Local Plan U11 (Hatton Park) 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Numbers: Date Received: MCS 06/45-101, MCS 06/45-102, MCS 06/45-103, MCS 06/45-104, MCS 06/45-105 and MCS 06/45-106 11 August 2011

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 1st November 2011 at 10.45 a.m.)

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0372/O

PROPOSAL: Outline planning permission (with all matters reserved) for the construction of an individual detached property on land to side of the existing property. Previous consent WP/2004/0272/O has expired. Amended Plan.

LOCATION: Adjacent 204 Priory Road, Wellingborough.

APPLICANT: Mr Rob Moore.

This application is referred to the Planning Committee for determination at the request of a Ward Councillor.

PROPOSAL AND DESCRIPTION OF SITE: As described.

The site was formerly part of the side garden associated with no. 204 Priory Road which is vacant at the present time. The ground has been cleared and is level, but there was evidence at the time of the Officer Inspection that it had been extensively used for fly tipping but was in the processes of being cleared and boundary fences installed.

There is a bus stop in front of the site and there are no on-street parking restrictions in the highway nearby.

RELEVANT PLANNING HISTORY: WP/2004/0272/O Erection of two storey dwelling - conditionally approved (expired 17 June 2007)

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: Regional Spatial Strategy 8 North Northamptonshire Core Spatial Strategy: 1 (Strengthening the network of settlements) 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework – Development and Implementation Principles, Sustainable Design, Biodiversity WP/2011/0372/O

Planning & Local © Crown Copyright Development and database right 2011. Ordnance Survey 100018694. Legend Scale: Title 1:1,250 This map is accurate Cities Revealed to the scale specified Aerial Photography copyright: WP/2011/0372/O - Adjacent 204 Priory Road, Wellingborough ± when reproduced at A4 GetMapping PLC 1999 - 24 -

Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 3; Housing Planning Policy Statement 9; Biodiversity and Geological Conservation Planning Policy Statement 25; Planning and Pollution Control Planning Policy Guidance 13; Transport Supplementary Planning Guidance: Parking, Planning Out Crime

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: An amended plan was received on 30 August 2011 in response to the original comments of the Highway Authority regarding the bus stop and a second round of consultation was undertaken.

1. Northamptonshire County Council Highway Authority – returned the application with a pro forma sticker which advises this Council to seek its highways advice from the County Council’s published standards.

The County Council has stated that the works for the bus loader platform were undertaken in April 2007.

2. Northamptonshire County Council Sustainable Urban Drainage (SUDS) - identifies that the Floods and Water Management Act 2010 has not yet come into effect and is unlikely to do so until April 2012 and as such is unable to provide a full consultation service at this point. However, the County Council SUDS Officer points out that it is important before any construction begins to consider SUDS and to supervise the construction of a SUDS scheme because it is costly and difficult to rectify any mistakes. The SUDS Officer goes on to say that the SUDS manual 2007 should be consulted if the developer wishes for any SUDS scheme to be adopted in the future by Northamptonshire County Council. The manual has not yet been published but is likely to reflect the Cambridge City Council publication.

3. Borough Council of Wellingborough Environmental Protection Service – advises of the fly tipping that has taken place on the site and the need for a condition to be imposed requiring the submission of a risk assessment to address this issue and the possible presence of naturally occurring arsenic.

4. Borough Council of Wellingborough Property Services Manager - no comment received.

5. Wellingborough Homes - no comment received.

6. Neighbours/third parties – concerns and objections have been received from the occupiers of 36 Jubilee Crescent; 200 and 206 Priory Road. The writers cite the following reasons for opposing the application:

• loss of privacy • location on a busy cross roads and bus route with bus stops in this part of the road - 25 -

• new residents’ vehicles would be parked on the street leading to the likelihood of an accident occurring. Concern due to the number of young children visiting the estate. Visibility difficulties • location of proposed driveway opposite an existing access • existing car parking and access problems locally • increase in noise from increase in number of residents • amount of construction vehicles

ASSESSMENT: The material planning considerations are:

• Compliance with policy • Effect on neighbours amenities • Effect on visual amenity • Highway safety • Crime and disorder • Biodiversity

Compliance with policy The proposal site is located within the built up area of the town and upon the face of it the principle of development could be acceptable. The principle of residential development on the site seemingly accords with national planning policy. A change to Planning Policy Statement 3: Housing removed domestic gardens from the definition of previously-developed or brownfield land, and hence from the weight given to re-use of such sites. However, this does not amount to a complete embargo on their development and proposals still fall to be considered in the light of all relevant objectives and polices, including the continuing encouragement in PPS 3 to make efficient use of land. The previous grant of outline planning permission is also a consideration.

More specific policies are examined below.

Effect on neighbours’ amenities The comments from neighbours are acknowledged and it is accepted that the development will have an effect on the standard of amenity that they currently enjoy. However, from the sketch details that accompany the application it is discernable that they will still enjoy a reasonable residual standard of amenity.

Effect on visual amenity It is considered that the indicative plans illustrate that development of the site can be achieved without having any significant effect on the visual amenity and character of the street scene.

Highway safety The comments of the nearby neighbours are noted, but the Highway Authority has not commented on the amended plan other than by making reference to its published standards. It is considered therefore that there is no evidence that the proposed development would bring about any increase in highway danger.

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It perhaps should be noted that the chronology of events with regards to the bus stop indicates it was put in place by the County Council whilst there was an extant outline planning permission on a site which would reasonably need access over the footpath.

Crime and disorder There are no pertinent crime and disorder issues to be taken into consideration in the determination of this application.

Biodiversity No biodiversity issues have been identified within the scope of this application.

Conclusion The proposal is considered to be acceptable.

RECOMMENDATION: Approve with conditions.

1. Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. 2. Before any development is commenced, detailed plans, drawings and particulars of the layout, scale, external appearance and the means of access thereto, together with landscaping and screen walls/fences shall be submitted to and approved by the local planning authority and the development shall be carried out in accordance therewith. 3. Before development commences a scheme for dealing with contamination on the site shall be submitted to and approved in writing by the local planning authority incorporating any amendments the local planning authority may required. The scheme shall be carried out concurrently with the development to the satisfaction of the local planning authority.

Reasons: 1. Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990. 2. To secure satisfactorily planned development. 3. To avoid any detrimental effects from contamination.

INFORMATIVES 1. Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Regional Spatial Strategy 8 - 27 -

North Northamptonshire Core Spatial Strategy: 1 (Strengthening the network of settlements) 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction). 2. The applicant is advised that this decision relates to the following drawing numbers received on the dates shown: Drawing Number: Date Received: 00 9 August 2011 357-P-01 P2 30 August 2011 3. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Team Leader Regulations, Sustainable Transport, Riverside House, Riverside Way, Northampton NN1 5NX prior to any construction/excavation works within the public highway. 4. The Public Health Act 1875 and the Town Improvement Clauses Act 1847 at S.64 Prior to occupation of the newly created premises(s), the street numbering for this development 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 - 28 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0296/F

PROPOSAL: Installation of a 11KW Gaia turbine mounted on an 18m lattice mast on a 5m2 concrete base. The turbine is twin bladed with a diameter of 13m.

LOCATION: Newlands Farm, 75 Harrold Road, Bozeat, Wellingborough. NN29 7LP

APPLICANT: Haydn James.

This application is referred to the Planning Committee for determination due to the Parish Council’s concerns relating to the cumulative visual landscape impact set against the currently at appeal Nun Wood wind farm application (Planning Reference: WP/2008/0603/FEIA; Appeal Reference: APP/H2835/A/11/21494437)

PROPOSAL AND DESCRIPTION OF SITE: Planning permission is being sought for a single 11 KW Gaia wind turbine mounted on an 18m high lattice mast in an existing grassland field some 210m to the north of Newlands Farmhouse, Bozeat (Grid Reference: SP 92122 59949). Ground to hub level height is 18.3m, and ground to blade tip height of 24.8m. The turbine is twin bladed with a blade diameter of 13m. The blades and nacelle will be finished in pale grey/off white and the lattice mast tower will be finished in metal/galvanised steel. The application site is within open countryside, 1.4 km to the east of Bozeat village and 220m to the north of Harrold Road. The closest residential property is Three Fields Farm some 500m to the south west, south of Harrold Road.

RELEVANT PLANNING HISTORY: BW/1978/0145 Extension to silage cover - Approved BW/1981/0123 Two-storey rear extension to form enlarged kitchen with bathroom over - Approved SCR/2010/0002 Screening Opinion and Pre-application enquiry Erection of a Gaia turbine on a 18m lattice tower - EIA not required WP/1993/0530 Mono-pitch storage area - Deemed Approval WP/1998/0357 Feed hopper - Deemed Approval WP/2005/0176 Erection of agricultural workers dwelling - Approved WP/2005/0724 Erection of agricultural workers dwelling - Approved WP/2006/0216 Dutch barn for hay and straw storage - Approved WP/2011/0296/F

HARROLD ROAD

Legend WP/2011/0296/F - Newlands Farm, 75 Harrold Road, Bozeat Planning & Local © Crown Copyright Description Development and database right 2011. Scale: Ordnance Survey 100018694. Applicants Property 1:3,000 This map is accurate Cities Revealed Title to the scale specified Aerial Photography copyright: ± when reproduced at A4 GetMapping PLC 1999 Application SIte - 29 -

WP/2009/0242 Slurry tower (prior notification for agricultural development) - Agreed WP/2010/0031 Erection of a farm building to house new milking parlour and collecting yard, c/w tank room, inspection pen and feeding alley - Approved WR/1965/0173 Extension to farm house - Approved WR/1969/0161 Proposed overhead lines - Approved WR/1973/0374 Extension to cattle shed - Approved WR/1974/0017 Overhead electricity lines - Deemed Approval

NATIONAL AND LOCAL PLANNING POLICY: Planning Policy Statement 1- Delivering Sustainable Development & Supplement to PPS1 Planning Policy Statement 4 – Economic Growth Planning Policy Statement 5 – Planning for the Historic Environment Planning Policy Statement 7 – Sustainable Development in Rural Areas Planning Policy Statement 9 – Biodiversity and Geological Conservation Planning Policy Statement 22 – Planning for Renewable Energy Planning Policy Statement 23 – Planning and Pollution Control Planning Policy Guidance 24 – Planning and Noise Regional Plan (RSS8) 2009 Policy 1 – Regional Core Objectives Policy 2 – Promoting Better Design Policy 24 – Regional Priorities for Rural Diversification Policy 26 – Protecting & Enhancing the Region’s Natural and Cultural Heritage Policy 27 – Regional Priorities for the Historic Environment Policy 29 – Priorities for Enhancing the Region’s Biodiversity Policy 39 – Regional Priorities for Energy Reduction and Efficiency Policy 40 – Regional Priorities for Low Carbon Energy Generation North Northamptonshire Core Spatial Strategy Policy 13 – General Sustainable Development Principles Policy 14 – Energy Efficiency and Sustainable Construction Wellingborough Local Plan Policy G6 – Development in the Open Countryside Supplementary Planning Document Biodiversity Sustainable Design

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Archaeology -

I see that the design & access statement includes a consideration of heritage, however there are questions which they have not considered. The first is that the proposed location is in a field of medieval ridge and furrow, which they would have seen had they consulted either me or the Historic Environment Record. At present I am uncertain how well preserved the ridge and furrow is, but on the aerial photos included in the DAS it looks in fairly good condition. I would generally advise against siting turbines in areas of ridge and furrow as it is a landscape feature and therefore difficult to mitigate except by preservation. - 30 -

However, if it is less well preserved this may not be an issue. If you have made a site visit already, did you happen to notice the earthworks?

The second issue is below ground archaeology generally. While I appreciate that there are no designated assets on or near the site, again a check of the HER would have shown that there is a good deal of evidence for Roman activity nearby including the line of a Roman road which terminates in Dungee Wood, just south east of the site. An Iron Age/Roman building has been excavated a short distance to the north east of the site along Harrold Road, and a number of find scatters of Roman date are recorded. The indications are that this is an area of archaeological activity, and the presence of ridge and furrow means that the application site has not been disturbed by more modern ploughing which might have brought artefacts to the surface and thus allowed any remains on the site to be recorded. It is possible therefore that currently unrecorded archaeological deposits survive on the site.

Our usual practice in county for wind turbine applications is to request evaluation prior to determination – usually a single trench in the case of single turbines such as this. This allows for identification of an alternative location with a lower archaeological impact, if necessary. While the DAS states that the impact on below ground deposits is slight, the fact remains that the proposal is for the excavation of a turbine base 5m x 5m and 1m deep, which could in fact have a considerable negative impact on any below ground archaeological deposits.

2. Natural – raises no objection.

This application is in close proximity to Dungee Corner Meadow Site of Special Scientific Interest. However, given the nature and scale of this proposal, Natural England raises no objection to the proposal being carried out according to the terms and conditions of the application and submitted plans on account of the impact on designated sites.

From the information provided with this application, it does not appear to fall within the scope of the consultations that Natural England would routinely comment on. The lack of comment from Natural England should not be interpreted as a statement that there are no impacts on the natural environment. Other bodies and individuals may be able to make comments that will help the Local Planning Authority (LPA) to fully take account of the environmental value of this site in the decision making process.

However, we would expect the LPA to assess and consider the possible impacts resulting from this proposal on the following when determining this application:

Protected species If the LPA is aware of, or representations from other parties highlight the possible presence of a protected or Biodiversity Action Plan (BAP) species on the site, the authority should request survey information from the applicant before determining the application. The Government has provided advice1 on BAP and protected species and their consideration in the planning system.

- 31 -

The following link to some guidance Natural England Standing Advice on our website has been produced to help the authority better understand the impact of this particular development on protected or BAP species should they be identified as an issue at this site and whether following receipt of survey information, the authority should undertake further consultation with Natural England.

Local wildlife sites If the proposal site is on or adjacent to a local wildlife site, e.g. Site of Nature Conservation Importance (SNCI) or Local Nature Reserve (LNR) the authority should ensure it has sufficient information to fully understand the impact of the proposal on the local wildlife site before it determines the application.

Biodiversity enhancements This application may provide opportunities to incorporate features into the design which are beneficial to wildlife, such as the incorporation of roosting opportunities for bats or the installation of bird nest boxes. The authority should consider securing measures to enhance the biodiversity of the site from the applicant, if it is minded to grant permission for this application. This is in accordance with Paragraph 14 of PPS9. Additionally, we would draw your attention to Section 40 of the Natural Environment and Rural Communities Act (2006) which states that ‘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’. Section 40(3) of the same Act also states that ‘conserving biodiversity includes, in relation to a living organism or type of habitat, restoring or enhancing a population or habitat’.

Should the proposal be amended in a way which significantly affects its impact on the natural environment then, in accordance with Section 4 of the Natural Environment and Rural Communities Act 2006, Natural England should be consulted again.

3. Northants Bat Group -

We have read the report from the ecological company (Lockhart Garratt) and must object to this application until a bat field survey has been carried out. The ecologists have misguidedly quoted from a Natural England Technical Information Note (TIN 051) that applies to the much larger turbines usually found in wind farms (it quotes tower heights of 50 -100+m). This application is for a much shorter turbine (18m tower) with the blade tip only 11.5m from the ground. Being this low means that all bats in the area are at risk of coming into lethal contact with the spinning blades, not just the higher-flying bat species described by NE for tall turbines, and quoted in this ecological report.

A bat survey to locate nearby bat roosts in trees and buildings and determine all commuting routes across the area needs to be carried out so that the turbine can be positioned out of harm's way, or be of a design that is less likely to affect bats (such as vertical axis type). This approach for midi-turbine applications is used by neighbouring LPAs in Northants, even at sites without this rare bat and ensures they comply with PPS9. All of this is explained in the Bat Conservation - 32 -

Trust's latest publication on carrying out bat surveys at turbine sites (see their website, www.bats.org.uk).

The rare barbastelle bat has been found in this area, foraging across fields, and the presence of this species alone should trigger the necessity of a bat field survey.

4. Environment Agency – has assessed the proposal as having a relatively low environmental risk

5. BLOT – no comment received.

6. Regional Park Community Interest Group (C/o NCC) – no comment received.

7. Bozeat Parish Council -

The Parish Council broadly support this type of renewable energy generation both because we consider it to be on a scale that is more appropriate to the local landscape and we appreciate that all the financial benefits would remain within the local economy. One Councillor (not Councillor Skittrall who has declared an interest in the Nun Wood scheme) was also concerned that we should object to this scheme in order that we should not undermine the Council’s objection to the Nun Wood proposal. The Council do have concerns about the selection of turbine, the potential for cumulative impact and precedent. We have also been advised that the bat survey carried out was not the correct survey for a turbine of this height. Our concerns about the turbine selection are based on its visual impact. The lattice tower design appears as a more industrialised structure when compared to a single tower and the two-blade design is far more visually distracting than a three blade design because it appears to jerk from vertical to horizontal as the blade goes in and out of alignment with the tower. It is suspected that the turbine would be visible from the north east of the village but without a photomontage from one of the nearest properties it is difficult to reliably assess the extent of the impact. We believe that the residential visual amenity of the nearest residents would be better protected by a three blade design mounted on a solid tower which is generally considered to be more sculptural in design and less distracting. Our concerns over cumulative impact are because the turbine would extend the influence of the Nun Wood and/or proposals (with which it would have simultaneous visibility) should either appeal be allowed. Should both appeals be refused, then this concern would naturally no longer apply. In terms of precedent, the Council wish to stress that that we feel that it is important that this proposal should not be seen as creating a precedent that can be repeated across the local area thereby creating a windfarm landscape. The Council would like to stress that we would want any further proposals in the vicinity to be thoroughly assessed in terms of cumulative impact with this and any other proposals in the area. - 33 -

8. Borough Council Design and Conservation Officer –

I confirm that I do not feel that the proposed turbine will detrimentally affect the setting of any nearby listed fabric.

9. Borough Council Landscape Officer –

The lattice would have more of the appearance of a pylon. This could be seen as an advantage where the turbine would be in the same view as electricity pylons. Although the turbine would be in a prominent location in the landscape of the Bozeat Claylands almost at the top of the plateau it would be viewed from Bozeat against a backdrop of trees along the Three Shires Way on the county boundary. The comparatively modest height of the turbine should limit the visual impact on the wider landscape. The fact that it is part of the farm complex would assist in giving a sense of being grounded in the landscape.

10. Borough Council Environmental Protection/Health –

The noise output information provided has not been assessed in relation to this site by the applicant. However, there is sufficient information to suggest that at the distance the turbine is proposed to be located from the nearest neighbour at Three Fields Farm that an adverse effect upon amenity would be not be likely.

11. RSPB –

Raises no objection on ornithological grounds. A development of this scale in this location is very unlikely to pose a significant risk to bird populations at local, regional or national levels.

I regret we haven't the expertise to comment on the issues raised by the Northants Bat Group.

12. The Wildlife Trust -

We are pleased to see the production of an element of supporting ecological information here to accompany the above Application.

However, The Wildlife Trust still has concerns relating to the potential ecological aspects of this proposed development scheme.

Lack of Ecological Survey Information.

Having reviewed the content of the letter/report document, dated 15th June 2011 as written by the consultants Lockhart Garratt Limited, it is obvious that, in an ecological sense, the headline issue here is focussed on the topic of bats and birds.

This resulting situation is to be expected, and is right and proper, given both the nature of the proposed development scheme under consideration here and the - 34 -

existing natural assets that are present in the wider countryside at this particular location.

As is usually the case with development proposals for a wind turbine facility of this type, there are specific potential areas of significance and concern related to the possibility of both injury and fatality in respect of the highly mobile bat (and also bird) species associated with the situation at Newlands Farm. Such protected species matters are important Material Considerations for this, and all other, Planning Application development proposals to take into account.

Obviously, we feel this to be especially true now in these particular circumstances, following the preparation of the ecologist’s report, and we therefore strongly recommend that you seek the advice and opinions of all of the relevant statutory and non-statutory consultee bodies available to you in this case in order to provide a well-informed and comprehensive analysis of these specific (protected species) ecological matters in conjunction with the eventual determination of this Application at hand.

Therefore, The Wildlife Trust is happy to leave an expert and informed response to the specific bat- and bird-related content of this Ecological Appraisal to the relevant personnel at both Natural England, the RSPB and the Northamptonshire Bat Group, for example.

A potential source of information and guidance with respect to bats would be, of course, the Northants Bat Group themselves via their organizer Mr Phil Richardson (at [email protected]).

Unusually for an ecological report, submitted in support of an Application to install a wind turbine facility, the document produced by Lockhart Garratt does not seem to include the results of any actual substantive survey efforts undertaken by them in respect of both bat and bird species.

This is not the typical approach that has been previously followed elsewhere in Northamptonshire, when similar Planning Applications have been submitted seeking the erection of single or multiple wind turbine masts, since on those occasions first-hand field survey work to address the issues of both bat and bird species have always been carried out by the Applicants’ ecologists.

As you will no doubt already be aware, the relevant parts of the supporting documentation, associated with this current Application at the above location, that deal with the topic of birds are Sections 7.2 of the Lockhart Garratt Ltd letter/report dated 15th June 2011 and then also Section 18.1 of the D&AS and Planning Statement report prepared by Segen Ltd themselves. However, it is clear from Section 7.2 that this level of investigation was largely based upon a Desk-Top/Data Search type of exercise only. Furthermore, we should like to point out that Section 18.1’s concentration on Important Bird Areas only is to ignore the presence of the Upper Nene Valley SPA – an internationally designated site area for its wild birds which, at its closest point, we estimate to be at a distance of only approximately 4.2 kilometres (or 2.6 miles) from this - 35 -

proposed wind turbine location. This puts a highly significant and protected bird site a lot closer to this turbine than Section 18.1 would have you believe.

Just on a point-of-information, please note that Figure 19 appears to be missing from the Segen document.

In Section 18 (“Ecology and Conservation”) of the Segen document, the text/ statement given therein on Page 30 (to the effect that the map {as given in Figure 18} “demonstrates that the small turbine will have limited impact on wildlife.”) is hardly defensible in the context given, in our view.

With reference to the very beginning of the Lockhart Garratt document, there is a reference to it being an “ecological appraisal”, and indeed the document that follows is mostly a summary of the results of their Data Search exercise, combined with a review of the historical background to this current Application and also a pulling together of some guidance work as freely available from certain quarters. They also make reference to survey work done in relation to the production of the Nun Wood Wind Farm Application – but, this data is clearly at least about 6 years old by now.

The point is that what this document is clearly not is a presentation of any first- hand, independent, targeted and current ecological survey work – in respect of species such as bats and birds, for instance – undertaken by the Applicant’s ecologists directly to inform and support the submission of WP/2011/0296/F. That is, Lockhart Garratt do not appear to have carried out an up-to-date Extended Phase 1 Habitat Survey effort and/or a Phase 2 Survey exercise focussed on the target species for this type of Application – namely, bats and birds. In any event, the content and format of their document does not appear to reflect this input or to make it clearly accessible to a third-party reviewer.

Summary.

In light of the preceding comments, therefore, our ecological advice to you is that we recommend that you cannot consider determining this Application until such time as the apparent outstanding concerns raised about the future welfare of bats and birds species at this site has been satisfactorily resolved.

Given such concerns and question-marks, it would indeed appear to be the case that your Authority has not yet received all of the relevant biodiversity information necessary for it to be able to make a fully-informed decision about the determination of this Application.

The importance and high-profile of the biodiversity issue associated with this Application, lead us to strongly recommend that you seek the advice and opinions of all of the relevant statutory and non-statutory consultee bodies available to you, especially Natural England, in this case in order to provide a well-informed and comprehensive analysis of these specific ecological matters in conjunction with the eventual determination of this Application at hand.

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It will, however, be very important, should planning permission ultimately be granted in this instance, that strongly-worded, appropriate, ecological Conditions be appended to the Decision Notice which will clearly demonstrate how the future welfare and monitoring of bat, and bird, species in the environs of this particular wind turbine will be provided for and ensured.

13. MOD Defence Infrastructure Organisation – no objection to the proposal.

14. NERL Safeguarding (NATS) – no safeguarding objection to this proposal. Advises upon the responsibilities to be followed.

15. English Heritage –

Do not to wish to offer any comments on this occasion. However, they did offer the following recommendation:-

The application should be determined in accordance with national and local policy guidance, and on the basis of your specialist conservation advice.

16. Cranfield Airport – no comment received.

17. Aerodrome – no comment received.

18. The occupier of no. 71 High Street, Bozeat – objects to the proposal and cites the following reasons/concerns:

I have been an avid objector to the Nun Wood windfarm since its initial proposal over six years ago and I feel that agreeing to a wind turbine of some 25 metres at Newlands Farm only weeks before the Appeal hearing for Nun Wood (scheduled for October 2011 with a decision date of early December 2011) could both influence any decision on Nun Wood and certainly set a precedent which could have a detrimental impact on the hearing. It would also allow any less than scrupulous Barrister representing the applicant for Nun Wood ammunition to bolster their appeal.

We also have the potential wind farm development at Podington (with the nearest proposed 120 metre turbine being sited close to the end of Harrold Road at Dungee Farm). This could well give significant visual accumulative impact should the Podington Windfarm proceed (the height of the proposed turbine at Newlands Farm could well equal the visual height of the Podington development albeit the Podington turbines would be set some several hundred metres further in the distance).

I also believe the photographs of wind turbine scale provided by Gaia-Wind are somewhat misrepresentative (not unknown by wind turbine developers) in that is unclear exactly what a 23 metre (to tip) turbine would look like at the proposed location (or even in comparison to the House and Agricultural Buildings). The technical drawing again gives no comparison of size or potential impact on the landscape.

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Whilst I can fully understand the need for any farmer to try and reduce their not inconsiderable electricity costs, I feel that the timing of this application is unfortunate and should be refused or deferred until we have A) clarification on the windfarm Appeals for both Nun Wood and Podington and B) more suitable montages are produced showing the scale of the proposed wind turbine at Newlands Farm and C) perhaps a clearer policy on turbines of this size being potentially erected at every farm or industrial facility in the area.

Note: the proposed turbine at Newlands Farm is nearly 25 metres to tip height (some 82 feet) the average 2 storey house is 8.5m (28 feet). Surely there are other renewable forms of energy that would better suite a farm environment in a rural landscape such as solar or bio-mass.

ASSESSMENT: The material planning considerations are:

• Principle of Development • Landscape and Visual Impact • Cumulative Impact • Impact upon Heritage Assets • Ecology • Archaeology • Radar and Aviation Safety • Residential Amenity – Noise, Shadow Flicker • Highway Issues

Principle of Development The UK Government places a high priority on the achievement of renewable sources of energy supply and this is reflected through its policies contained in PPS1: Delivering Sustainable Development and its Supplement; and PPS22: Planning for Renewable Energy. These key national policies actively promote the development of renewable energy sources and specifically refer to small scale wind generated power schemes as being able to make a limited but valuable contribution assisting the UK in achieving its target of generating 20% of electricity from renewable sources. On the face of it, this proposal meets the test that the principle of development is sound. However, the scheme must be considered against the provisions of the development plan, so as far as material to the application, and to any other material considerations. The following sections of this report will attempt to address these material considerations.

NB: The scale and size of this proposal, when compared to that of the Nun Wood wind farm proposal (WP/2008/0603/FEIA), is opined to be justifiable factor for not pursuing the paid services of professional experts by the Council in its duties to assess each material consideration. The input of such paid professionals may have led to a more quantative appraisal with expert opinion as opposed to, in some areas, qualitative and subjective opinions.

Landscape and Visual Impact The proposed turbine is located in the open countryside in accordance with Local Plan Policy G6, adjacent to the collection of farm buildings which comprise of Newlands Farm. It is approximately 1.4 km to the east of Bozeat village, 220m to the north of - 38 -

Harrold Road and some 500m north east of the closest residential property known as Three Fields Farm. The application site is set within agricultural land characterised by fields of varying shapes and sizes enclosed by hedgerows with sporadic trees of varying maturity and heights. In close proximity to the proposed turbine are pylons carrying low voltage electricity lines.

The site is at approximately 100m above sea level and ground levels slope very gently away from the site in all directions, thus giving the site a ‘plateau’ like topography. The landscape within which it would sit has been characterised as the Bozeat Claylands.

It is fully accepted that the proposed turbine will be visible within the landscape and it could not be reasonably screened totally from sight by such measures as the planting trees. Views towards the wind turbine from the village of Bozeat are constrained by the high voltage overhead electricity line supported by National Grid pylons 43m in height. The high voltage line runs in a north-west to south-east direction, bisecting the village and the turbine site. It is opined that views towards the turbine from the Bozeat village side of the overhead power line will be will be interfered with by the dominant vertical structures of the 43m high pylons and the horizontal power cables. These structures form the dominant visual features in the receptors’ line of sight and the distance views of the turbine beyond them would do little to worsen this perspective of the broader landscape. When viewing the turbine from the north-east, the turbine would be lost amongst the back drop of the same high voltage power line as it is at a scale that would not be prominent with respect to the 43m high pylons. Views across the landscape from the public vantage points of the public rights of way and public highways are argued to be relatively unharmed as the turbine’s scale (18m ground to hub) is such that the viewing distances would permit the intervening vegetation and farm buildings to obscure the turbine from direct full sight. The turbine’s positioning in close proximity to the farm buildings of Newlands Farm also help to frame the structure so as to give it the appearance of an ‘agricultural’ structure that is part and parcel of the farm building complex and not an isolated feature set amidst a wide expanse of agricultural land devoid of agricultural buildings.

The lattice tower of the turbine, with its grey and metal galvanised finishings, is opined to be of acceptable appearance as when set against a sky, where the prevailing appearance through out the year is argued to be of grey and cloudy appearance, then it would, more the majority of the time appear to be quite unobtrusive. The alternative put forward by the Parish Council of a solid mast tower, would be opined to be a more obtrusive feature in the landscape as it would be more likely to be reflective in sunlight and be of a more dominant vertical feature stamping its presence in the field of view.

The views expressed by the Council’s Landscape Officer would appear to support the above assessment as the opinion expressed is that the modest height of the turbine set against the back drop of trees and the farm building complex limits the visual impact of it upon the landscape, and would suggest that the proposal is not of such prominence to draw the Landscape Officer to conclude that the landscape would be significantly harmed so as to warrant a solid planning reason on which to base a refusal of planning permission upon.

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Cumulative Impact PPS 22 Renewable Energy requires planning authorities to take into account the cumulative impact of such schemes. Objections have been expressed that this scheme in conjunction with the Nun Wood wind farm application (WP/2008/0603/FEIA) and the Podington wind farm proposal would cumulatively lead to unacceptable impact upon the landscape. It should be noted that neither of the Nun Wood or Podington wind farm proposals have yet been determined by the respective planning authorities or by way of appeal. It is not for this report to determine whether the aforementioned proposals would be cumulatively harmful to the landscape, however, if the proposals were granted and commissioned, it is opined that this single turbine would do little to cumulatively harm the landscape as its comparative scale is significantly smaller than the proposed 125m high turbines.

With respect to operational turbines in the area, the closest is some 2.5km to the north at Shepherds Hill, Wollaston (WP/2006/0535/F), which is of a similar lattice tower design and of comparable height at 17.5m. It is argued that this consented turbine and this proposed turbine would not cumulatively harm the landscape as views of them as one moves through the landscape will be such that the intervening topography and vegetation would prevent the observers from experiencing a landscape of wind turbines but would experience a landscape where very occasionally a single turbine would be present. Emphasis is also expressed on the fact that the Council’s Landscape Officer has not expressed any strong opinion on this matter.

Impact upon Heritage Assets The North Northamptonshire Core Spatial Strategy Policy 13 (h) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings and 13 (o) says that development should enhance and conserve the historic landscape designated built environmental assets and their settings. The principal heritage assets are opined to be those of the Bozeat Conservation Area and the listed buildings in Bozeat and the surrounding villages. The Council’s Conservation and Design Officer has expressed his professional opinion to conform that the proposed turbine will not detrimentally affect the setting of any nearby listed fabric.

Ecology One of the key principles of PPS 9: Biodiversity is that the aim of planning decisions should be to prevent harm to biodiversity and geological conservation interests. One the wider issue of biodiversity, Natural England, as the statutory consultee for advice on ecological matters, offered no objection but, advised that the LPA should rely on the views of other bodies for more local ecological matters. The RPSB raised no objections on ornithological grounds, whereas, The Wildlife Trust were happy for the expert opinions to be provided by Natural England, the RSPB and the Northamptonshire Bat Group. The Wildlife Trust did express concerns with regard to the ecological survey submitted, but the views of the RSPB seem to counter those of the Trust. The Northants Bat Group voiced their concerns over the shortcomings of the bat survey and made their objections known. As the turbine is to be positioned at a considerable distance from known designated sites of ecological interest and no objection from Natural England, then it is opined that the potential impact the proposal may have upon the ecology of the area is statistically very low. The fact that there appears to be no ornithological grounds for refusing the application, and then a reasonable conclusion - 40 -

may be inferred to that of bats. Whilst the bat survey information may be questionable, the lack of a unified response from the ‘ecological’ experts, the relatively small scale of this development and no categorical factual evidence to support a claim that significant harm would arise, then it is opined that there are no strong ecological grounds upon which to base a refusal of planning permission upon. However, in response to the comments expressed by Northants Bat Group, it is considered appropriate and reasonable to include within any planning permission that may be forthcoming, planning conditions to require a bat survey, with mitigating measures, to be undertaken prior to development commencing.

Archaeology The proposed location of the turbine is within a field of medieval ridge and furrow as identified by the County Council Archaeologist. The County Archaeologist was uncertain as to how well preserved the ridge and furrow was as they appear not have conducted a site visit. The Archaeologist appreciated that there were no designated assets on or near the site although their records indicated evidence of Roman activity nearby. They conclude that it is possible for currently unrecorded archaeological deposits to survive on the site, although it could not be demonstrated that deposits were under the proposed turbine location. Without an archaeological elevation being undertaken prior to development occurring, the impact on the ridge and furrow or possible buried artefacts is impossible to determine. Due to the size of the ground works (5 cubic metres) in relation to the field size (approximately 1000 square metres) containing the ridge and furrow, then it is opined that the likelihood of disturbing buried artefacts is low. Also, the net loss of ridge and furrow, if proven, is considered to be extremely low.

If approved, it is suggested that appropriate archaeological conditions been imposed on the decision notice for the purposes of recording and safeguarding any bruited archaeological interests.

Radar and Aviation Safety Consultations were undertaken with the following bodies:

• Ministry of Defence • • Cranfield Airport • NATS

Of the above, the MOD and NATS did not object with the proviso that they be notified of the development’s details if approved. The two aerodromes/airports did not offer any comments.

Residential Amenity – Noise, Shadow Flicker The applicant has demonstrated in their Design and Access Statement that the proposal would not adversely affect residential amenities by way of shadow flicker. This Council’s Environmental Health Service responded with the view that the proposal would not be detrimental to occupiers of nearby residential properties by way of noise. Accordingly, it is opined that the scheme would not adversely affect residential amenities.

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Highway Issues Due to the small scale of the proposed turbine and its distance from the public highway, it is considered that it would not present a visually distracting feature to motorists using this stretch of highway and, therefore, does not present a danger to highway safety.

Conclusion For the reasons given above the development is recommended for approval with the appropriate conditions.

RECOMMENDATION: Grant permission subject to the following conditions.

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. No development shall take place within the application site 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 shall be submitted to the local planning authority and approved in writing. 3. Prior to the commencement of the development hereby permitted, a Bat Survey shall be submitted to and approved in writing by the Local Planning Authority. The approved measures shall be implemented to the satisfaction of the Local Planning Authority.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. To ensure that features of archaeological interest are properly examined and recorded, in accordance with Policy HE12 of Planning Policy Statement 5. 3. In the interests of protecting a protected species.

INFORMATIVE/S 1. Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Policy 13 - General Sustainable Development Principles Policy 14 - Energy Efficiency and Sustainable Construction of the North Northamptonshire Core Spatial Strategy and Policy G6 - Development in the Open Countryside of the Borough of Wellingborough Local Plan. 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: GAIA-WIND 18-1L 11th July 2011 3. The principal safeguarding concern of the Ministry of Defence (MOD) with respect to the development of wind turbines relates to their potential to create a physical obstruction to air traffic movements and cause interference to Air Traffic - 42 -

Control and Air Defence radar installations. The applicant, or successor in title, is instructed to notify the MOD, at the address given below, of the following:

1. The date when construction starts and ends 2. The maximum height of construction equipment 3. The latitude and longitude of the turbine.

MOD Defence Infrastructure Organistaion Safeguarding - Wind Energy Kingston Road Sutton Coldfield West Midlands B75 7 RL.

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0366/F

PROPOSAL: Erection of a single detached dwelling - re-submission following withdrawn application WP/2011/0198F. Amended Plan.

LOCATION: Manor Farm, 7 Dychurch Lane, Bozeat, Wellingborough. NN29 7JP

APPLICANT: Mr J Brown.

This application is referred to the Planning Committee for determination due to the level of third party objection.

PROPOSAL AND DESCRIPTION OF SITE: As described above.

The application site comprises of a tarmaced access leading to Manor Farm and an area of land that is mainly laid to grass with a number of shrubs. It is situated at the junction of Dychurch Lane and Manor Close which is a cul-de-sac of dwellings that comprises of more modern dwellings and a barn conversion. Manor Close also provides an additional access to Manor Farm.

There is a 1m high stone wall which runs across the site in a roughly north/south direction which adjoins a stone wall that lies at the back edge of the Dychurch Lane footpath by way of a gate. The village policy line follows the line of the stone wall which approximately bisects the application site. On the western boundary of the site is another substantial stone wall which forms the common boundary with no. 5 Dychurch Lane which has its own accessway between the boundary and its flank wall that leads up to outbuildings at the rear of that site.

The landform of the site slopes down from the north to the south. Locally there are a number of examples of dwellings and other buildings that are situated at the back edge of the footpath.

RELEVANT PLANNING HISTORY: WP/2011/0198 Erection of a single detached dwelling – withdrawn.

WP/2011/0366/F

Planning & Local © Crown Copyright Development and database right 2011. Scale: Ordnance Survey 100018694. Legend 1:1,250 This map is accurate Cities Revealed Title to the scale specified Aerial Photography copyright: ± when reproduced at A4 GetMapping PLC 1999 WP/2011/0366/F - Manor Farm, 7 Dychurch Lane, Bozeat - 44 -

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE Regional Spatial Strategy 8 North Northamptonshire Core Spatial Strategy (NNCSS): Policy 1 (Strengthening the Network of Settlements) Policy 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) 15 (Sustainable housing provision) Borough Council of Wellingborough Local Plan: G2 (Flood protection) G4 (Development within the limited development and restricted infill villages) Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 3; Housing Planning Policy Statement 5; Planning for the Historic Environment Planning Policy Statement 7; Sustainable Development in Rural Areas Planning Policy Statement 9; Biodiversity and Geological Preservation Planning Policy Statement 23; Planning and Pollution Control Planning Policy Statement 25; Development and Flood Risk Planning Policy Guidance 13; Transport Supplementary Planning Document; Northamptonshire Minerals and Waste Development Framework; Development and Implantation Principles, Sustainable Design, Biodiversity Supplementary Planning Guidance: Planning Out Crime, Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: An amended layout plan was received on 24 August 2011 in response to the first consultation comments lodged by the Parish Council.

1. Bozeat Parish Council – lodges the following comments and concerns:

• no reference to revisions in the title block • site plan does not show adjoining land owned in which the applicant has an interest • windows in the LH elevation should be top hung to prevent overlooking, in addition to being obscure glazed • the boundary treatment should be conditioned to be no higher than 1.5m • concern with continuing infill within the village

2. Northamptonshire County Council Highway Authority – has returned the application with a pro for a sticker which counsels this Council to seek its highways advice from the published works of the County Highway Authority. The Highway Authority has however supplied a covering letter which sets out its requirements:

• that the existing vehicular crossing onto Dychurch Lane must be closed and all highway surfaces reinstated to the specification of the County Council, and • a minimum clearance of 0.5m must be provided between any part of the building, including the canopy, and the highway boundary.

3. Northamptonshire County Council Archaeology – provides a brief historical context of the site and opines that there is the potential for archaeological remains to survive. The Advisor identifies that the proposed development will have a detrimental impact on any archaeological deposits that could be present, - 45 -

but under the circumstances, it does not represent an overriding constraint. A condition for an archaeological programme of works in accordance with the provisions of PPS 5 is suggested.

4. Northamptonshire County Council Sustainable Urban Drainage – no comment received.

5. Borough Council of Wellingborough Conservation and Design Officer – is content with the scheme, subject to a minor fenestration modification. Suggests conditions requiring porch details and boundary treatment to be reserved for approval. Also asks the applicant to consider installing photo voltaic solar panels.

6. Borough Council of Wellingborough Planning Policy – no comment received.

7. Borough Council of Wellingborough Environmental Protection Manager – no comment received.

8. Borough Council of Wellingborough Landscape Officer – no comment received.

9. Environment Agency – the application site sits within Flood Zone 2 and is therefore at risk of flooding and refers the Council to the standing advice contained on its website which has replaced direct consultation with the Environment Agency. The Agency counsels that the applicant should follow the advice on its website and complete a form as part of the planning application submission. Finally, the Agency states that it does not need to be consulted further on the application.

10. Neighbours – concerns, objections and very strong objections have been received from the occupiers of 1, 3 and 5 Dychurch Lane and 1 Manor Close. A summary of the comments, concerns and reasons cited by the objectors for opposing the application is given below:

• proposal is premature because the barn conversion has yet to be accomplished and which is not shown on the plan • development is outside the village policy line • private roadway is in constant use and it, together with the listed stone wall will become more important when the barn is converted because direct access to Dychurch Lane is essential to keep the context of the properties defined in the environment • out of keeping with the street scene • overdevelopment of the Manor Farm site • this is the eastern boundary of the village and retains much of its open character now lost to all other approaches to the village • development would obstruct recently installed street lighting which illuminates rear entries • loss of sunlight • loss of view • proximity to boundary - 46 -

• loss of property value • lack of off street parking provision • only reason for the application is to relieve the owner of site maintenance. The historic stone wall would be lost to view if the application were to be approved • open space is important to the setting of buildings of note • proposed landscape planning will reduce views across the site and visibility • proposed development is partially outside the village policy line and part of the stone wall will have to be demolished • inaccuracies in the submitted Design and Access Statement • plans are misleading, the site is primarily open with views across it • street numbering would be in total disorder, severing the historical connection of the site for all time • the Council’s Design and Conservation Officer is the best Conservation Officer Bozeat never had.

ASSESSMENT: The material planning considerations are considered to be:

• Compliance with policy • Effect on the setting of a listed building • Effect on visual amenity and character of the area • Effect on neighbours’ residential amenities • Flood risk • Highway safety • Archaeology • Crime and disorder • Biodiversity

Compliance with policy Policy 1 of the North Northamptonshire Core Spatial Strategy states that in the rural areas development will take place on sites within village boundaries, subject to criteria to be set out in development plan documents.

With regards to the Borough of Wellingborough Local Plan, Bozeat is defined as a restricted infill village by saved Policy G4 and it states that development will be granted planning permission if it is within the policy line if the development would not have an adverse effect on the size, form, character and setting of the village and its environs.

The principle of the development taking place within the Bozeat village policy line would generally accord with Policy 1 of the North Northamptonshire Core Spatial Strategy and with saved Policy G4 in the Borough of Wellingborough Local Plan. However, the support in principle in PPS 3 and other development plan policies is subject to detailed consideration of specific proposals such as: The emphasis in PPS 3 regarding the importance of good design that makes places better for people, development plan policies which require consideration of the effect on the setting of an adjacent listed building and character of the village, matters of highway safety and policies that require the effect on neighbours’ amenities to be taken into account.

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It has been identified that part of the application site falls outside the village policy line, but the greater part of the footprint of the proposed building is located within it. The intended side garden area is shown as being outside of the designated area.

Effect on the setting of a listed building With regards the North Northamptonshire Core Spatial Strategy, Policy 13 (h) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings. Policy (i) goes on to say that development should create a strong sense of place by strengthening the distinctive historic and cultural qualities and townscape of the towns and villages through its design, landscaping and use of public art. Policy (o) continues this theme and states that development should conserve and enhance the landscape character; historic landscape designated built environmental assets and their settings. Also a consideration is Policy 15 (f) which states that in order to deliver sustainable residential communities higher densities will be sought particularly in the locations most accessible on foot, cycle and public transport, although increases in density should not detract from the traditional streetscape and built form where this is worthy of safeguarding.

With regards to PPS5, the Government states that a listed building is a heritage asset and the Council should treat favourably an application that preserves those elements of the setting that make a positive contribution to, or better reveal the significance of the asset. The Government goes on to explain that the setting is the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral. The PPS describes the desirability of sensitively reusing a heritage asset to ensure its value for this and future generations.

The Council’s Design and Conservation Officer has signalled his contentment with the proposal.

Comment has been lodged regarding the historic connection between Manor Farm to Dychurch Lane via the existing access road. This historic connection is acknowledged, but the access road could also be seen as a sterile area of unneeded tarmac that contributes little to the setting of the listed building.

It is considered that the proposed development will not harm the setting of the listed building due to the intervening distance, existence of the separating access road and slope of the land which will result in the proposed building sitting at a lower ground level than Manor Farm.

Effect on visual amenity and character of the area Objectors have indentified the visual significance of the wall which crosses the site and have identified that a section of it will be lost if the development is to proceed and opine that the remaining part will be obscured over time.

It is considered the current position of the wall is such that it does not meaningfully relate to the existing farm access or to Manor Close which has resulted in the site and the wall becoming visually and physically isolated from the primary listed farmhouse. However, it is suggested that the contribution the wall makes to the character of the - 48 -

area could be enhanced by attaching a condition to the consent requiring it to be carefully taken down and rebuilt at the back edge of the footpath at the junction of Dychurch Lane and extending along Manor Close. This course of action would ensure that it will be open to view from the east, thereby preserving the feature in the modern development context.

Notwithstanding the above, it would be reasonable for future occupants of the development to enjoy a degree of privacy and a boundary treatment condition is suggested. This would require the submission of the details for the means of enclosure or hedging details to augment the 1m high walling for subsequent approval, thereby allowing the Council to assess and control the visual impact of the screening on the street scene.

Conditions are also recommended that would remove all the permitted development rights for the new dwelling to regulate future development on the site to protect the visual amenity of the area from any inappropriate development.

Effect on neighbours’ residential amenities The comments of the nearby neighbours are acknowledged, and it is likely that the amenity of the surrounding residential occupiers will be affected by the proposal. It is considered, however, that the potential amenity loss will not be sufficient to withhold the granting of planning permission. This is because the new build would be sufficiently far enough away from the surrounding dwellings so as to not materially impinge on the amenity of these occupiers. In addition, a condition which would requiring the intended boundary treatment for the development to be submitted for approval prior to development commencing is recommended to ensure that adequate standards of privacy are achieved. Also in the interests of protecting privacy, a condition removing all permitted development rights for new windows is recommenced and the windows in the flank elevation that face no. 5 Dychurch Lane can be conditioned to be permanently obscure glazed.

The controlling conditions mentioned above would also have the effect of preserving the amenity of the adjacent residential occupiers.

Flood risk The applicant has submitted a Flood Risk Assessment in response to the comment received from the Environment Agency. The assessment concludes that the risk of flooding should not increase as a result of the proposed development for the following reasons:

• the amount of surface water runoff from the site will not increase and will outfall into Anglian Water sewers • the development will not displace flood water

The Environment Agency in its previous responses stated that it did not want to be consulted again on the application.

Highway safety The comments of third parties are noted, but the County Highway Authority has not objected to the application. It has, however, made reference to its published advice and - 49 -

also referred to its standard that seeks to set back buildings a minimum of 0.5m from the edge of the highway.

The request from the Highway Authority for the dwellinghouse to be set back from the highway is acknowledged. However, it is considered that the submitted plans illustrate a layout which respects the local development pattern and harmonises with the setting and appearance of the street scene. It is considered therefore that the proposed arrangement between the building and the highway should be accorded more weight than the standard County Council response.

Archaeology The comments of the Northamptonshire County Council Archaeological Advisor can be carried forward by way of a condition in accordance with the provisions of PPS 5.

Crime and disorder The suggested boundary treatment condition above would require the submission of details for subsequent approval which would afford future residents of the development an acceptable standard of security.

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

Biodiversity A landscaping condition is recommended which could result in the planting of native plant species that would provide habitat and food for indigenous specious of fauna.

Conclusion It is considered that the breach of the policy line in this instance is not seen as a sufficiently strong enough reason for recommending the application for refusal. This is because when the other material factors pertaining to the determination of the application have been taken into account and accorded appropriate weight it has resulted in the application being recommended for approval with conditions.

RECOMMENDATION Approve with conditions.

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced and the development shall be carried out using the approved materials. 3. No development shall take place until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before the dwelling is occupied. Development shall be carried out in accordance with the approved details. 4. Other than expressly authorised by condition no. 3 above and notwithstanding the provisions of the Town and Country Planning (General Permitted - 50 -

Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification ) no screens, fences, gates or walls shall be erected within the curtilage of the dwellinghouse without the express planning permission of the local planning authority. 5. Before development commences details of the relocated position of the wall which bisects the site shall be submitted to the local planning authority for approval in writing. The development shall be carried out in accord with the approved details. 6. In connection with condition no. 5 above, the stone wall which bisects the site shall be carefully taken down and rebuilt in the agreed location to the satisfaction of the local planning authority before the dwellinghouse is occupied. 7. In connection with condition nos. 5 and 6 above, representative samples of any new stone shall be submitted to and approved in writing by the local planning authority. The development shall be carried out using the approved materials. 8. Before development commences the intended finished floor level details of the approved dwellinghouse in relation to the existing and proposed ground levels of the application site shall be submitted to the local planning authority for approval in writing. The development shall be carried out in accord with the approved details. 9. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) the approved dwellinghouse shall not be extended or altered (including window insertions above ground floor level) without the express planning permission of the local planning authority. 10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no outbuildings shall be erected within the curtilage of the approved dwellinghouse without the express planning permission of the local planning authority. 11. Before development is commenced a landscape scheme 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. 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. 12. No development shall take place on the application site 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 to the local planning authority for approval in writing. 13. Before development commences details of the intended opening mechanism and obscure glazing for the first floor windows in the west elevation shall be submitted to the local planning authority for approval in writing. The development shall be carried out in accord with the approved details and maintained thereafter. 14. Before the dwellinghouse is occupied the existing vehicular crossing onto Dychurch Lane shall be closed and all highway surfaces reinstated to the specification of Northamptonshire County Council. - 51 -

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of visual amenity. 3. In the interests of security, visual amenity and privacy. 4. In the interests of visual amenity. 5. In the interests of visual amenity. 6. In the interests of visual amenity. 7. In the interests of visual amenity. 8. In the interests of visual amenity. 9. In the interests of protecting the visual amenity of the area and the amenities of adjacent residential occupiers. 10. In the interests of protecting the visual amenity of the area and the amenities of adjacent residential occupiers. 11. In the interests of visual amenity and biodiversity. 12. To ensure that features of archaeological interest are properly examined and recorded, in accordance with PPS5 Policy HE.12. 13. In the interests of privacy. 14. In the interests of highway safety.

INFORMATIVE/S: 1. Pursuant to Section 38(6) of the Planning and Compulsory Purchase Act 2004, the proposed development contravenes some policies in the development plan, but there are mitigating circumstances and material considerations, which in this instance are given greater weight than the development plan policies and as such, the proposed development, is on balance, considered acceptable and approved. The policies that have been considered in determining this application specifically include: Regional Spatial Strategy 8 North Northamptonshire Core Spatial Strategy (NNCSS): Policy 1 (Strengthening the Network of Settlements) Policy 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) 15 (Sustainable housing provision) Borough Council of Wellingborough Local Plan: G2 (Flood protection) G4 (Development within the limited development and restricted infill villages). 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: RF-11-1426A 24 August 2011 3. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Team Leader Regulations, Sustainable Transport, Riverside House, Riverside Way, Northampton NN1 5NX prior to any construction/excavation works within the public highway. 4. The Public Health Act 1875 and the Town Improvement Clauses Act 1847 at S.64 Prior to occupation of the newly created premises(s), the street numbering for this development must be agreed with the Street Naming and Numbering Officer. - 52 -

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 - 53 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0440/C

PROPOSAL: Replacement of extant planning permission 08/00049/WAS to extend the time limit for implementation.

LOCATION: 3 4 (Larner Pallets) Bevan Close, Wellingborough. NN8 4BL

APPLICANT: Mr David McEwan, Larner Timber Recycling Limited.

The proposal is a County matter and the application is referred to the Planning Committee as a consultee.

NOTE: Wellingborough Borough Council is a consultee to the application.

This latest application seeks to extend the time limit for implementation of the previous Planning Permission (County Council Reference: 08/00049/WAS) which was granted 15th September 2008 by the County Council. This earlier planning permission was reported to this Planning Committee on the 4th November 2009, under the Planning Reference Number: WP/2009/0365/C, with the recommendation to ‘Offer no objection to the proposal subject to appropriate pollution control measures being applied’. The previous planning officer’s report is attached to this report for reference.

PROPOSAL AND DESCRIPTION OF SITE Erection of new industrial building and installation of a 3MW biomass gasification plant to generate electricity from reclaimed timber sourced from Larner Pallets, Bevan Close, Finedon Industrial Estate.

The application site is an existing wood waste recycling centre located in the heart of the Finedon Road Industrial Estate. To the rear of the site is a corridor of land that is designated in the local plan as G19 and L5 - Environmentally Important Open Space and Important Amenity Area.

RELEVANT PLANNING HISTORY BW/1974/0460 Erection of ready-mixed concrete plant and ancillary equipment - Permitted WP/2011/0440/C

Planning & Local © Crown Copyright Development and database right 2011. Scale: Ordnance Survey 100018694. Legend 1:1,250 This map is accurate Cities Revealed Title to the scale specified Aerial Photography copyright: when reproduced at A4 WP/2011/0440/C - 3-4 Bevan Close, Wellingborough ± GetMapping PLC 1999 - 54 -

WP/1996/0276 Construction of mixing and packaging plant, flour mill and storage silos, warehousing, new access and associated facilities - Withdrawn WP/1999/0026 New factory unit - Approved WP/2000/0365 Change of use - waste land to wood waste recycling centre – County Matter WP/2008/0320 Erection of new industrial building and installation of 3MW biomass gasification plant to generate electricity from reclaimed timber - Agreed WP/2009/0365 Erection of new industrial building and installation of 3MW biomass fuelled power plant – County Matter WU/0067/0027 Illuminated signs (three) - Approved

ASSESSMENT As this application is to extend the life of the extant Planning Permission (08/00049/WAS; WP/2009/365/C), then the material planning matters remain unchanged and the recommendations of the earlier committee report are deemed to be still valid. This Council’s Environmental Protection Service has responded direct to the County Council with the advice:

“The Environment Protection section of Wellingborough Council wish to ensure that the conditions relating to hours of working, odour/dust and noise, lighting and groundwater and contaminated land which were detailed on the previous granted permission be included on any new permission approved.”

Conclusion Subject to the County Council accepting the advice of this Council’s Environmental Protection Service there are considered to be no substantive reasons to object to the grant of planning permission for the development as proposed.

RECOMMENDATION: Offer no objection to the proposal subject to the conditions relating to hours of working, odour/dust and noise, lighting and groundwater and contaminated land which were detailed on the previous granted permission be included on any new permission approved.

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P R E V I O U S R E P O R T

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 04/11/2009

Report of the Head of Built Environment

APPLICATION REF: WP/2009/0365/C

PROPOSAL: Erection of new industrial building and installation of 3MW biomass fuelled power plant.

LOCATION: Larner Pallets, 32-50 Rixon Road, Wellingborough

APPLICANT: Mr John Berry, Climate Corporate Advisory Service LLP

The proposal is a County matter and the application is referred to the Planning Committee as a consultee.

PROPOSAL AND DESCRIPTION OF SITE: As described above. The operation is a 24 hours a day process and includes the following buildings and plant:

• 12m high building with a footprint of 55m x 30m, with 9m high eaves • cooling tower and fans – height will be below the eaves of the new building • electricity substation • relocated portakabin • 15m high gas engine exhaust stack • reinforced concrete retaining wall • external floodlights – location to be agreed with relevant local planning authority

The plant will be fuelled by reclaimed wood from the existing operations on site. The proposal will supply a source of renewable energy to the national grid equivalent to the annual usage of over 7,000 households. Whilst the biomass fuelled electricity generation plant will operate 24 hours per day, the associated receipt of wood, its handling and processing operations on site are proposed to be restricted to day-time hours only. This latest application is made because of a change in the technology proposed, i.e. from gasification (as detailed in WP/2008/0320/C) to a turbine based boiler system.

The application site is an existing wood waste recycling centre located in the heart of the Finedon Road Industrial Estate. To the rear of the site is a corridor of land that is - 56 -

designated in the local plan as G19 and L5 - Environmentally Important Open Space and Important Amenity Area.

RELEVANT PLANNING HISTORY: WP/2000/0365/C Change of use – waste land to wood waste recycling centre – approved with conditions (County Council determination).

WP/2008/0320/C Erection of new industrial building and installation of 3MW biomass gasification plant to generate electricity from reclaimed timber – approved with conditions (County Council determination).

NATIONAL, REGIONAL AND LOCAL PLANNING POLICY: National and Regional Policy. As this application is being determined by the County Council then compliance with national and regional policies rests with the County Council. The applicant has indicated that the proposal accords with the following policies:

Planning Policy Statement 10 – Planning for Sustainable Waste Management Planning Policy Statement 22 – Renewable Energy Regional Spatial Strategy 8 – Policies 18, 20, 38, 39 and 40. and South Midlands Sub-Regional Strategy – Policy 3.

Local Policy The relevant local planning policies with which this consultation response report concerns itself with are detailed below.

Wellingborough Local Plan (including Alteration 2004) 1999 - policies: • G2 – Flood Protection; • G19 – Environmentally Important Open Space; • L5 – Retention of Important Amenity Areas.

North Northamptonshire Core Spatial Strategy 2008 – policies: • Policy 1 – Strengthening the Network of Settlements; • Policy 9 – Distribution and Location of Development; • Policy 11 – Distribution of Jobs; • Policy 13 – General Sustainable Development Principles; • Policy 14 – Energy Efficiency and Sustainable Construction.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: Wellingborough Council Planning Policy Service – no comment received at time of writing this report.

ASSESSMENT: The material planning considerations are: • Compliance with policy; • Other material planning matters.

- 57 -

Compliance with policy It is considered that the principle of the development which proposes to utilize waste wood recovered from the existing enterprise on the site is sound and in accord with development plan policy. Other aspects of the scheme are, however, highlighted below.

Other material planning matters Other material planning matters that the County Council should endeavour to explore during their consultation exercise with the relevant consultees prior to determining this application are considered to be:

• Pollution control (including dust, noise); • Hours of working; • Effect on residential amenities; • Effect on visual amenity; • Highway safety and parking; • Crime and disorder; • Biodiversity.

Conclusion Subject to adequate enforcement of the pollution control regulations and appropriate use of planning conditions to mitigate any perceived issues relating to the proposed material planning matters above, there are considered to be no substantive reasons to object to the grant of planning permission for the development as proposed.

RECOMMENDATION: Offer no objection to the proposal subject to appropriate pollution control measures being applied.

- 58 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0442/C

PROPOSAL: Replacement of extant planning permission KE/05/790 and WP/05/584 to extend the time limit for the implementation of the A509 Isham Bypass.

LOCATION: Land to the West of the Village of Isham A509, Isham, .

APPLICANT: Northamptonshire County Council.

NOTE: 1.0 Summary of current situation

On 5th May 2006 Northamptonshire County Council were granted planning approval for the A509 Isham Bypass, and following a Public Inquiry in October 2007 the Compulsory Purchase Order (CPO) and the Side Roads Order (SRO) were confirmed in April 2008 by the Secretary of State.

In January 2010 and March 2010 the tenders were issued and returned respectively, and the Major Schemes Business Case (MSBC) for full funding approval was programmed for issue in April 2010, but on advice from the Department for Transport (DfT) no MSBC’s were being accepted prior to the Governments Comprehensive Spending Review (CSR)

In October 2010, the post CSR announcement by the DfT as part of their “Investment in Local Major Transport Schemes” document which included the A509 Isham Bypass in their “Pre-Qualification” pool. In early January 2011, the Authority to submitted the required Expression of Interest (EoI) for the scheme, and subsequently in early February 2011 the DfT issued an update to the Investment in Local Major Transport Schemes which confirmed that the A509 Isham Bypass would not receive funding in the current spending period between 2011/12 and 2014/15 and therefore the delivery of this piece of infrastructure will be delayed until post 2015 at the earliest.

A report to the Authorities Cabinet on 10th May 2011, will recommends that cabinet:

• reaffirms the Authorities position of the A509 Isham Bypass as a high priority scheme within the county and commit funding from the existing NCC capital allocations.

WP/2011/0442/C - 59 -

• agrees to the revised financial strategy for continuing support of the project

• show continued support for the A509 Isham Bypass through an extension in time of the schemes planning permission.

The reason for making this Regulation 3 Application relates to that final point, as the Current Planning Approval will expire on 5th May 2011.

1.1 The Proposed Application

The proposed application is requesting a 5 year Extension of time for Implementation, as part of Planning Condition 1- Time Limit of the original approval given in May 2006.

The scope of the works relating to the A509 Isham Bypass has not changed since the original planning application made in July 2005, there are no proposals to alter the original route, alignment or scope of works. The changes to the layout of the scheme relate to the earthworks around the bridges and structures following the completion of the engineering design, and these minor changes have not affected the original “red line” boundary on the planning drawings.

The latest drawings are included in Appendix A - Planning Condition 2 - Scope of Permission

The Planning Approval dated 5th May 2006 set out a number of site specific planning conditions that must be discharged by the Planning Authority prior to the works commencing on site. Northamptonshire County Council Highways and Transportation department and their consultants have previously submitted information to the Planning Authority and have been working with them on the discharging of the Conditions, at present the Planning Authority have not issued their formal responses to the information provided.

The current statues of the Planning Conditions are indicated in Appendix B

1.2 Ecological Surveys

It is recognised that this request for an “Extension of time for Implementation” submission does not include an up to date report or addendum to the biodiversity section of the original Environmental Statement. In anticipation of a construction start in April 2009, a “Pre-Construction Ecological Survey Report” dated December 2008 was submitted to the Planning Authority. This report did not highlight any significant changes to the ecological characteristics to the study area, however it did update the mitigation requirements for protected species and breeding birds and in line with the requirements of the planning conditions and mitigation measures were due to be implemented prior to commencement.

However, since the above report was published monitoring of the areas has continued, Unfortunately due to the timing of this submission and the recognised survey season time scales for various species, an up to date ecological report is not available at this time.

- 60 -

The timescales for survey works are as follows

Survey Recognised Survey Suggested timescales season Great Crested Newt presence/ Mid march to Mid April Mid April to mid may 2011 likely absence survey Bat activity Survey May to September June to August 2011 Badger survey April to June 2011 Water vole and Otter survey April/May and August to September 2011 August/September White Claw Crayfish survey July - October July to October 2011 Reptile Survey April - October May and September 2011 Hedgerow surveys April to September May to September 2011

These surveys will be undertaken and an addendum to the original biodiversity section of the Environmental statement will be provided, the completion of the addendum is likely to be 6-8 weeks after the final survey being completed. Although early findings will be reported to the Planning Authority at the earliest opportunity, and the final report issued as soon as possible.

1.3 Updated information

The main body of this document uses the original planning support statement dated July 2005 as the background, with any relevant information, comments or updates being added to sections 2 -7.

Section 8 of this report – Measures to Lessen the effects of the scheme, has been updated to include comments and relevant information that has been submitted to the Planning Authority as part of the process to discharge the planning conditions. This information is included in a number of appendices at the end of this statement and will be available electronically.

2.0 Scheme Objectives

Northamptonshire County Council proposes to construct a bypass to the west of the village of Isham, The scheme will

• reduce community severance in the village of Isham by removing through traffic, particularly heavy goods vehicles; • reduce the number and severity of road accidents; • reduce congestion on the A509 particularly during peak hours; • enhance the local environment of Isham and improve conditions for motorists, cyclists and pedestrians; • improve transport links between Kettering and Wellingborough

Update – The above objectives hold true and are as relevant today as they were in 2005, and form the basis of why a 5 years Extension of time for Implementation is being sought.

- 61 -

3.0 The Existing Situation

The existing A509 Wellingborough Road is a strategic route, running in a north - south direction, between the A14 Pytchley roundabout south of Kettering and the A509/A510 roundabout, located to the north of Wellingborough. The village of Isham is located on the A509 and suffers from the effects of through traffic, the observed traffic flows (base year 2002) through the village are approximately 21,300, 12% of which are Heavy Goods Vehicles. This is almost twice the capacity of the existing road

Update - In 2009 the observed flows had increased to approx. 22,650 of which 9.5% (2155) were HGV’s, however in 2010, there was a reduction to approx 20,350 of which 9.7% (1982) were HGV’s. Even with this slight reduction, the traffic flows are still almost twice the design capacity of the existing road, and the village of Isham continues to suffer from congestion especially in the peak hours.

4.0 Development of the Scheme A preferred route for the Isham Bypass to the east of the village was chosen by Northamptonshire Planning and Transportation Committee in 1994. Preparation work ceased in the 1990’s due to budget pressures.

The Northamptonshire Local Transport Plan, published in 2000 identified the Isham Bypass as one of 6 top-priority road schemes in Northamptonshire which were appraised by Northamptonshire in 2000/2001. The County Council Executive decided, in July 2001 that the bypass at Isham was one of two top priority schemes whose implementation should be pursued during the lifetime of the Local Transport Plan.

The Executive decided that the proposed bypass should be subject to a thorough review of potential route alignments and their impacts. The information on which the original decision was taken, being nearly 10 years old and the assessment being required to follow the ‘new approach to appraisal’ methodology introduced by Central Government.

A Wider Reference Group was set up in November 2001. This comprised of MPs, Northamptonshire County Councillors, Borough of Wellingborough and Kettering Borough Councillors, Parish Councillors of nearby towns and villages (, Pytchley, , Finedon, , and ) as well as representatives from local action groups. The remit of this group was to decide on which routes should be taken forward for further assessment and be subject to public consultation.

The assessment of thirteen route options, included in the brief agreed by the members of the Wider Reference Group, commenced in January 2002. The Wider Reference Group was consulted in August 2002 following a technical assessment, which comprised preliminary environmental, traffic and economic assessments, and three routes were taken forward to public consultation in mid February 2003.

The Northamptonshire County Council Cabinet decided on the Preferred Route in May 2003 and a bid for government funding was made in July 2003. Provisional acceptance of the scheme was received in December 2003. Following further work, consultation on the draft Environmental Statement took place from October to December 2004 and the - 62 -

Scheme was revised to take into account comments received. The decision to submit a Planning Application for the A509 Isham Bypass was made by the Northamptonshire County Council Cabinet Member responsible for Transport in January 2005.

Update In May 2006 the Council granted planning permission, and a Public Inquiry was held into the Compulsory Purchase Order and Side Roads Order between 30th October and 2nd November 2007 and in the following May the Secretary of State confirmed those orders.

In February 2009 continued support through the Regional Funding Allocation process was confirmed with a Department for Transport being prepared to contribute £27 million towards the scheme.

In January 2010 the tender documents and drawings issued, and in early March 2010 tenders returned, and later assessed with the bidders being ranked on a quality and price basis. As part of that process a preferred bidder was identified, but the tender was not awarded. With the calling of the General Election for May 2010, a month earlier on advice from the Department for Transport (DfT) no Major Scheme Business Cases were being accepted prior to the Governments Comprehensive Spending Review (CSR). Therefore the full approval business case for the funding could not be made.

In June 2010, the DfT issued their interim Guidance on Local Authority Major Schemes, suspending previous guidance, and the final preparations of the Major Scheme Business Case and engineering design were put on hold.

In October 2010 the DfT publish their “Investment in Local Transport Schemes” document, which set out their case for investment, and the A509 Isham Bypass is in the “Pre-Qualification Pool”, and required an Expression of Interest to be submitted to the DfT.

In November 2010, as the tender for the scheme could not be awarded, the Council abandoned the tender process.

In January 2011 the Expression of Interest submission was made, and in February 2011 the DfT confirmed that A509 Isham Bypass would not receive funding in the current spending period between 2011/12 and 2014/15 and therefore the delivery of this piece of infrastructure will be delayed until post 2015 at the earliest.

5.0 Description of the Scheme

The route for the Isham bypass lies within a route corridor between the towns of Kettering in the north and Wellingborough in the south. The existing , which passes through the village of Isham, provides an important north/south route connecting the A14 and A45 Trunk Road serving Kettering and Wellingborough and destinations towards the southwest.

The study area is of undulating terrain consisting of mainly arable and pasture land with some small areas of woodland. The runs to the east of Isham village and east of the Midland Mainline railway. Altitudes within the study area range from around 50m on the Ise floodplain valley to around 90m on the high ground west of Isham. - 63 -

The route passes to the west of Isham, commencing at the A14 Pytchley Roundabout and would run southwards to rejoin the A509 Wellingborough Road midway between Hill Top and Great Harrowden. The length of the bypass would be 4.3km. There would be two at grade roundabout junctions. Kettering Road Roundabout at the junction with the A509 Kettering Road south of the A14 Pytchley Roundabout and Hill Top Road Roundabout at the junction with the B574 Hill Top Road. Northwards from the roundabout at Hill Top would be dual carriageway standard and single carriageway southwards to connect with the existing A509. All the side roads would be single carriageway. The role of the side roads would be to provide access to the village of Isham via the existing A509 and to maintain access to the B574. An overbridge would be provided to carry Orlingbury Road over the bypass.

Extensive earthworks would be required, with cuttings up to a maximum of 9m deep and embankments up to a maximum of 10m high. The route would pass within 30m of properties in Fairfield Road and Winston Road in Isham, in an 8m deep cutting. It would pass within 80m of Frisby Lodge in a 7m deep cutting, and within 30m of the nearest property at Hill Top Road in a 6m deep cutting.

Street lighting would be installed at the two roundabout junctions. Flat glass 'cut off' lanterns would be used for street lighting to reduce light 'spill' to the night sky and night time visual impact.

Lay-bys would be constructed to the north and south of the Kettering Road roundabout. The route crosses three watercourses which drain into the River Ise. These are Pytchley Brook, Hardwick Brook and an unnamed watercourse to be referred to as “Little Harrowden Brook”. New culverts would be constructed at Pytchley and Hardwick Brooks and the existing pipe extended for the “Little Harrowden Brook”. Balancing ponds would be constructed, to control the discharge rate of highway drainage, at each of the watercourses.

The road would cross bridleway GW15, footpaths, GW2, TM3, TM4 and TK18. Footpath GW2 would be diverted to a combined culvert and underpass at Pytchley Brook. Footpath TM3 and Bridleway GW15 would be diverted to a combined footway/bridleway and accommodation bridge at The Ruts (northwest of Fairfield Road). Footpath TM4 would be diverted across Orlingbury Road Bridge. Footpath TK18 would be diverted to a combined footpath and accommodation bridge near Frisby Lodge. Additionally a combined footpath/bridleway bridge would be constructed to serve Hill Top Road and the Furnace Lane byway.

The detailed design of structures has yet to be finalised. Options for the watercourse crossings include corrugated pipe arch culverts or reinforced concrete box culverts. The Orlingbury Road Bridge could be reinforced concrete or steel beam construction, while the footbridge is likely to be of steel truss construction.

The design life, with appropriate maintenance for the road pavement is 40 years and for structures 120 years.

Update – The structural designs have been completed and the latest drawings are included in appendix A. - 64 -

RECOMMENDATION: That no objection be raised.

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

FOR INFORMATION

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0342/C

PROPOSAL: Installation of 2 no. external air handling units to flat roof of school kitchen.

LOCATION: Friars School, Friars Close, Wellingborough. NN8 2LA

APPLICANT: Mrs Pauline Johnson, Northamptonshire County Council, Student Services.

NOTE: Approved by Northamptonshire County Council on 22nd September 2011 subject to the following condition/s:-

Time Limit 1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. Written notification of the date of commencement shall be sent to the County Planning Authority within 7 days of such commencement.

Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

Scope of Permission 2. Except as otherwise required by conditions attached to this planning permission the development hereby permitted shall be carried out in accordance with the submitted application:

• Application Form, dated 28th June 2011; • Design Statement, dated 25th July 2011; • Ventilation & Extraction Statement, Ref. 101655/16 June 2011; • Drawing No. 101655-16/M/1200 T1 - Proposed Services to Refurb Kitchen Works; • Drawing No. NTQS126717029/01 - Existing Layout; • Drawing No. NTQS126717029/03 - Proposed Layout; • Drawing No. NTQS1267/7029/05 - Existing and Proposed Elevations; and • Drawing No. NTQS1267/7029/07 - OS Plan.

Reason: For the avoidance of doubt and in the interests of amenity with regard to Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).

WP/2011/0342/C

1:1250 SITE PLAN FRIARS SCHOOL NOV 09 W0066A Property AD 7029 - 66 -

Hours of Construction Works 3. Except as may otherwise be agreed in writing by the County Planning Authority all construction works shall be confined to the hours of 7.30am to 5.30pm Mondays to Fridays, with no works on Saturdays, Sundays, Public or Bank Holidays.

Reason: To protect the amenities of nearby occupiers of property from noise and other disturbance and in accordance with Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).

Materials 4. All materials and finishes on the proposed development shall be carried out as proposed in the submitted application unless otherwise agreed in writing by the County Planning Authority.

Reason: In the interests of visual amenity and in accordance with Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).

INFORMAT1VES 1. Prior to the commencement of any site works, all occupiers of potentially sensitive properties surrounding the site should be notified in writing of the nature and duration of works to be undertaken, and the name and address of a responsible person, to whom enquiries/complaints should be directed.

2. Contractors and sub contractors must have regard to BS 5228-2:2009 "Code of Practice for Noise Control on Construction and Open Sites" and the Control of Pollution Act 1974.

3. If you alter your proposals in any way, including to comply with the Building Regulations, a further planning application may be required. If you wish to deviate in any way from the proposals shown on the approved drawings you should contact the Development Control Section, Planning, PO Box 163, County Hall, Guildhall Road, Northampton, NN1 1AX (Tel: 01604236700).

4. The applicant is advised that the erection of new buildings or alterations to existing buildings should comply with the Building Regulations. This permission is NOT a consent under the Building Regulations for which a separate application should be made.

REASONS FOR APPROVAL Two external air handling units are proposed above the kitchen at Friars School as a result of internal kitchen refurbishments to comply with NCC's Hot School Meal Plan. This initiative aims to provide the opportunity for a hot school meal to all pupils in school's across the county which will promote health and well being benefits and this is considered to provide significant weight in support of the application. The design and appearance of the proposed development is considered to be acceptable and would not significantly detract from the character and appearance of the locality. As no issues have been raised, it is considered that the proposed development is acceptable in accordance with Policy 2 of the East Midlands Regional Plan (2009) and Policy 13 of the North Northamptonshire Core Spatial Strategy (2008). - 67 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

FOR INFORMATION

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0343/C

PROPOSAL: Installation of 2 no. external air handling units to flat roof of school kitchen.

LOCATION: Rowangate Primary School, Finedon Road, Wellingborough. NN8 4EB

APPLICANT: Mrs Pauline Johnson, Northamptonshire County Council, Student Services.

NOTE: Approved by Northamptonshire County Council on 22nd September 2011 subject to the following condition/s:-

Time Limit 1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. Written notification of the date of commencement shall be sent to the County Planning Authority within 7 days of such commencement.

Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

Scope of Permission 2. Except as otherwise required by conditions attached to this permission the development hereby permitted shall be carried out in accordance with the submitted application:

• Application Form, dated 8th July 2011; • Design Statement, dated 25th July 2011; • Ventilation & Extraction Statement, Ref. 101655/56 June 2011; • Drawing No. 101655-56/M/1200 T1 - Proposed Mechanical Services to Refurb Kitchen; • Drawing No. NTOS1267/7031/01 - Existing Layout; • Drawing No. NTOS1267/7031/03 - Proposed Layout; • Drawing No. NTOS1267/7031/05 - Existing and Proposed Layout; and • Drawing No. NTOS1267/7031/07 - OS Plan.

Reason: For the avoidance of doubt and in the interests of amenity with regard to Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).

WP/2011/0343/C - 68 -

Hours of Construction Works 3. Except as may otherwise be agreed in writing by the County Planning Authority all construction works shall be confined to the hours of 7.30am to 5.30pm Mondays to Fridays, with no works on Saturdays, Sundays, Public or Bank Holidays.

Reason: To protect the amenities of nearby occupiers of property from noise and other disturbance and in accordance with Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).

Materials 4. All materials and finishes on the proposed development shall be carried out as proposed in the submitted application unless otherwise agreed in writing by the County Planning Authority.

Reason: In the interests of visual amenity and in accordance with Policy 13 of the North Northamptonshire Core Spatial Strategy.

INFORMATIVE 1. Prior to the commencement of any site works, all occupiers of potentially sensitive properties surrounding the site should be notified in writing of the nature and duration of works to be undertaken, and the name and address of a responsible person, to whom enquiries/complaints should be directed.

2. Contractors and sub contractors must have regard to BS 5228-2:2009 "Code of Practice for Noise Control on Construction and Open Sites" and the Control of Pollution Act 1974.

3. If you alter your proposals in any way, including to comply with the Building Regulations, a further planning application may be required. If you wish to deviate in any way from the proposals shown on the approved drawings you should contact the Development Control Section, Planning, PO Box 163, County Hall, Guildhall Road, Northampton, NN1 1AX (Tel: 01604 236700).

4. The applicant is advised that the erection of new buildings or alterations to existing buildings should comply with the Building Regulations. This permission is NOT a consent under the Building Regulations for which a separate application should be made.

REASONS FOR APPROVAL Two external air handling units are proposed above the kitchen at Rowan Gate Primary School as a result of internal kitchen refurbishments to comply with NCC's Hot School Meal Plan. This initiative aims to provide the opportunity for a hot school meal to all pupils in school's across the county which will promote health and well being benefits and this is considered to provide significant weight in support of the application. The design and appearance of the proposed development is considered to be acceptable and would not significantly detract from the character and appearance of the locality. As no issues have been raised, it is considered that the proposed development is acceptable in accordance with Policy 2 of the East Midlands Regional Plan (2009) and Policy 13 of the North Northamptonshire Core Spatial Strategy (2008). - 69 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

FOR INFORMATION

Planning Committee 02/11/2011

Report of the Head of Planning and Development

APPLICATION REF: WP/2011/0373/C

PROPOSAL: Installation of a mobile double classroom building.

LOCATION: Oakway Infant School, Oakway, Wellingborough. NN8 4SD

APPLICANT: Ian Shanks, Northamptonshire County Council.

NOTE: Approved by Northamptonshire County Council on 29th September 2011 subject to the following condition/s:-

Time limit

1. This permission shall be limited to a period of time expiring 31st August 2012. The mobile classroom unit shall be removed no later than this date, or at an earlier date if it is no longer required for the purposes for which it was installed, and the site shall be restored to its former condition.

REASON: In the interests of visual amenity

Scope of Permission

1. The development hereby permitted shall be carried out in accordance with the following approved documents: Application Form dated 8th August 2011, Design and Access Statement dated August 2011, Supporting Statement dated August 2011, W0114A Site Plan (scale 1:1250), Elevation Plan dated August 2011 and Floor Plan dated August 2011.

REASON: To define the scope of the permission and in the interests of clarity.

INFORMATIVE The applicant's attention is drawn to the attached standard advice from the Crime Prevention Design Advisor for mobile classroom units.

WP/2011/0373/C

Legend WP/2011/0373/C - Oakway Infant School, Oakway, Wellingborough Planning & Local © Crown Copyright Development and database right 2011. Scale: Ordnance Survey 100018694. Description 1:1,250 This map is accurate Cities Revealed Title Applicants Property to the scale specified Aerial Photography copyright: when reproduced at A4 ± GetMapping PLC 1999 Application SIte - 70 -

REASONS FOR APPROVAL The proposal is considered to be acceptable in accordance with the North Northamptonshire Core Spatial Strategy Policy 13, which seeks to ensure developments are of high quality design, while minimising amenity impacts. The overall design and appearance of the proposed mobile classroom unit are considered to be acceptable and it will not have any significant adverse impact on the amenities of the local area due particularly to its temporary nature.

- 71 -

2nd November 2011

PLANNING COMMITTEE

The following applications dealt with under the terms of the Head of Planning and Development delegated powers.

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

WP/2010/0395/HS Scott Bader Company Limited Scott Bader and Company AC Limited, Wollaston Hall, High Street, Wollaston. Variation to Hazardous Substances Consent (WP/2002/0639/HS) involving the relocation of a manufacturing plant away from residential properties.

WP/2011/0271/O Execs of Kathleen Garland Land adjacent to 66 High AC Street, Irchester. Outline planning permission for the construction of an individual detached property on land to side of the existing property (all matters reserved) - amended plans.

WP/2011/0286/F Mr D Nunley 1 4 Nielson Road, APPROVED Wellingborough. Small plant room extension, new chimney flue and modifications to access drive.

WP/2011/0287/FCOU Mr S Walker 69 Wellingborough Road, APPROVED Tingdene Properties Limited Finedon. Conversion of the 1st floor from office to a self-contained 1 no. bed flat with internal alterations.

WP/2011/0307/F Mr Awlad Miah Unit 8c, 1 2 Farm Road, APPROVED Wellingborough. An external flue to the rear of the property.

WP/2011/0308/AV Mr Awlad Miah Unit 8c, 1 2 Farm Road, AC Wellingborough. Illuminated fascia sign.

- 72 -

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

WP/2011/0314/F Mr Simon Croshaw 30 Clarke Court, . AC Proposed rear extension to provide bedroom, ensuite and toilet.

WP/2011/0316/FCOU Mr Wayne Fox 28 High Street, APPROVED Fox Resourcing Limited Wellingborough. Change of use from A1 (retail) to A2 (Recruitment/Employment Agency).

WP/2011/0321/F Mr F Howell 39 Windmill Close, Wollaston. AC Proposed 2 bed bungalow.

WP/2011/0323/AV McDonalds Restaurants McDonalds Restaurants AC Limited Limited, Enstone Court, Wilby Way, Wellingborough. 1 x internally illuminated double sided appendage signs to be added to the existing sky sign pole.

WP/2011/0324/F Mr Anthony Semo 4 Gipsy Lane, Irchester. APPROVED Conservatory to rear.

WP/2011/0326/F Mr and Mrs Clarke/Gayton 44 Elizabeth Way, AC Earls Barton. Remove existing conservatory. Construct new conservatory.

WP/2011/0331/RVC Mr Alan Gibson 154 Road, Wollaston. AC Variation of condition 6 of planning permission WP/2010/00258/F to reduce the recommended width of drive to 3 metres.

WP/2011/0336/TX Mr Alfred Martin Land adjacent 24 Roses APPROVED Close, Wollaston. Application for a new planning permission to replace an extant planning permission, in order to extend the time limit for implementation for WP/2008/0333/F - 3 bed detached house.

- 73 -

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

WP/2011/0337/F Mr Mark Craddock 62 Overstone Road, Sywell. AC Single storey rear extension and extension to existing dormer (outward projection).

WP/2011/0338/F Mr Tim Brion 21 Roses Close, Wollaston. AC Extend front porch, including new mono pitch roof. Extend rear two storey extension.

WP/2011/0339/F Mr and Mrs T Brewster 114 Wollaston Road, AC Irchester. Rear extension and alterations. Front paving.

WP/2011/0340/F Mr and Mrs B Macey The Manor House, 25 Manor AC Road, . Conversion and extension of existing outbuilding into annex. Erect pitched roof over existing garage - amended plans.

WP/2011/0341/LB Mr and Mrs B Macey The Manor House, 25 Manor AC Road, Mears Ashby. Conversion and extension of existing outbuilding into annex. Erect pitched roof over existing garage (Application for a Listed Building Consent).

WP/2011/0346/F Mr and Mrs S Sizer Home Farm House, APPROVED 29 Rectory Lane, Orlingbury. Insertion of glazed folding screen to rear (north) elevation. Removal of existing landing and steps and creation of new raised terrace.

WP/2011/0348/F Northamptonshire County 56 Main Road, Grendon. AC Council Widening existing pedestrian access to 3m to form vehicular access.

- 74 -

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

WP/2011/0349/LB Northamptonshire County 56 Main Road, Grendon. APPROVED Council Widening existing pedestrian access to 3m to form vehicular access (Application for Listed Building Consent).

WP/2011/0350/F Mr B Rogers 93 Arkwright Road, Irchester. AC Erection of a single storey side extension to be used as an independent retail (A1) unit.

WP/2011/0351/F Mr Joginder Pal 28a Weavers Road, AC Wellingborough. Three bedroom terraced house on land adjacent to 28a Weavers Road.

WP/2011/0353/AV Britannia 49 49a Market Street, AC Wellingborough. 1 no. set of individual flat cut acrylic letters pinned to fascia. Illuminated by existing fixture. 1 no. internally illuminated projecting sign.

WP/2011/0354/FM Wellingborough Homes Lock up garages rear of 2-8 AC Swinburne Road and previously The Calendar PH, 24 Swinburne Road, Wellingborough. Erection of 15 no. 2 bed 3 person flats, 4 no. 1 bed 2 person flats and 4 no. 2 bed 3 person bungalows (23 no. total dwellings).

WP/2011/0356/F Wellingborough Town Cricket Cricket Club, 16 Redwell AC Club Road, Wellingborough. Proposed extension and refurbishment to provide ladies changing and disabled facilities.

WP/2011/0357/F Mr Stuart Humphrey 16 Duck End, Wollaston. APPROVED First floor pitched roof extension to form stairwell, bedroom and ensuite. Single storey pitched roof extension to form garden room. - 75 -

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

WP/2011/0358/LB Mr Stuart Humphrey 16 Duck End, Wollaston. AC First floor pitched roof extension to form stairwell, bedroom and ensuite. Single storey pitched roof extension to form garden room (Application for a Listed Building Consent).

WP/2011/0360/F Mr Matthew Collinson 8 Tewkesbury Close, AC Wellingborough. Proposed first floor front extension.

WP/2011/0364/CA Mr P Cunningham 23 High Street, APPROVED . Demolition of part of boundary wall to allow vehicular access (Application for Conservation Area Consent).

WP/2011/0367/F Mr Patrick Hanson 23 Cordon Crescent, AC Earls Barton. Proposed kitchen side/rear extension and replacement of roof to garage and porch.

WP/2011/0368/NMA Mr Owen Sanders 21 41 Site W, Huxley Close, REFUSED Watson & Cox Wellingborough. Application for a non-material amendment to planning permission WP/2011/0150/FM involving external front yard area amended in shape, vehicle entrance to the site relocated, colour of roof eaves and verge fascias and soffits change from cobolt blue to sargasso blue.

WP/2011/0369/F P Cunningham 23 High Street, AC Great Doddington. New dwelling - amended scheme following approval of WP/2011/0070/F - amendment involved the introduction of above ground garage and alteration to the footprint of the dwelling. - 76 -

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

WP/2011/0370/LB Mr Stuart Hendry 67 - 69 High Street, Finedon. APPROVED Replacement of plastic rain water gutters to extruded aluminium (ogee section) - (Application for a Listed Building Consent).

WP/2011/0374/F Mr Christopher Perrin 90 Main Road, Wilby. AC Vehicular access/cross-over.

WP/2011/0376/F Mr Stephen Carter 16 Bush Close, APPROVED Wellingborough. Conservatory at the rear of the property.

WP/2011/0377/F Mr Shaun Cherry 39 43 Rixon Road, APPROVED Fernbrook Builders Wellingborough Retrospective application for loading bay shelter.

WP/2011/0378/F Mr Shaun Cherry 39 43 Rixon Road, APPROVED Fernbrook Builders Wellingborough. Proposed installation of Photovoltaic panels on south facing roof slope.

WP/2011/0381/F Mr D Campion 119 Wollaston Road, APPROVED Irchester. Proposed room in roof with dormer.

WP/2011/0382/AV Gold Street Practice Mannock Medical Centre, AC Road, Wellingborough. Illuminated fascia sign.

WP/2011/0383/NMA Gold Street Medical Practice Mannock Medical Centre, APPROVED Irthlingborough Road, Wellingborough. Non material amendment following planning approval WP/2008/0442/FM to extend louvre screens at 2nd floor level to edge of parapet to west and south elevations. Details of louvres added to west and south façades.

WP/2011/0384/F A Plater 38 High Street, Earls Barton. AC 1st floor extension. - 77 -

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

WP/2011/0385/F T-Mobile (UK) Limited Water Tower, Irchester Road, APPROVED Wollaston. Installation of 1 no. 600mm microwave dish.

WP/2011/0386/F Mr R Bhundia 24 The Pyghtle, APPROVED Wellingborough. Single storey extension to rear of property.

WP/2011/0387/LB Miss Melanie Khan Finedon Library Town Hall, AC Libraries 1 Berry Green Road, Finedon. Four new signs (Application for a Listed Building Consent).

WP/2011/0390/NMA Mr Rizwan Moledina Croyland Pharmacy, 75-77 AC Croyland Pharmacy London Road, Wollaston. Minor amendment to planning permission WP/2011/0219/F for rear and side first floor extension. Amendment to change the layout of the glazing to the first floor extension.

WP/2011/0397/F Mr Steve Boddington 4 Priory Road, AC Wellingborough. New conservatory.

WP/2011/0399/F Mr Steve Love 2 6 Huxley Close, APPROVED T&K Home Improvements Wellingborough. 210 x photovoltaic modules to south elevation roof.

WP/2011/0402/F Mr Jamie Fuller 35 Broad Street, Earls Barton. REFUSED Two storey extension to side of property.

WP/2011/0407/F Mr J R Heath 29 Wantage Road, Irchester. AC Attached garage to side elevation. (Amended scheme following approval of WP/2011/0141/F).

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 Development, Croyland Abbey, Tithe Barn Road, Wellingborough. - 78 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

FP/2011/0070/ A Finedon Conservative Club Toilets. REJECTED C/o John Bailey 47 High Street Finedon Wellingborough

DI/2011/0264/ Mrs A Annis Single storey extension. 28 Broadway REJECTED Wellingborough Northants

FP/2011/0497/ Mr P Johnson Extension and attic conversion. 88 Northampton Road APPROVED Wellingborough

PS/2011/0509/ Northants County Structural repairs and associated Council County Hall roofing works, areas of external APPROVED Guildhall Road window and door replacement, Northampton upgrade to existing covered play area and minor internal refurbishments all as detailed on submitted drawing information.

FP/2011/0517/ A Mr R J Heath Attached garage. 29 Wantage Road APPROVED C Irchester Northants - 79 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

FP/2011/0546/ A Freemans Endowed C of E Attic conversion and associated APPROVED Junior School Westfield Road works. Wellingborough Northants

FP/2011/0584/ Mrs L Rowlatt Proposed ground floor alterations. 6 Earls Barton Road APPROVED Great Doddington Northants

PS/2011/0587/ Mr Colin Cox Refurbishment/replacement of Northampton Borough various elements of exiting APPROVED Council The Guildhall swimming pool. St. Giles Square Northampton

PS/2011/0591/ A Kettering Borough Two storey side extension incl. CouncilMunicipal Offices single storey rear extension. APPROVED Bowling Green Road Kettering

FP/2011/0597/ Mr M Peters Sub-division of existing flat into two 12 Hoylake independent flats. APPROVED Wellingborough Northants - 80 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

PS/2011/0598/ Corby Borough Council New build one form entry primary APPROVED The Corby Cube school. George Street Corby

FP/2011/0602/ Reachout Community Refurbishment of the existing Church nursery, including new washroom APPROVED C 47-61 Havelock Street facilities, kitchen and offices. Wellingborough Northants

FP/2011/0618/ Scott Bader New canopy extension to new 122 High Street polymer plant. APPROVED Wollaston Northants

FP/2011/1332/ Wellingborough Homes Conversion of vacant shop to office 9f Silver Street use. APPROVED Wellingborough Northants

FP/2011/1453/ Northants County Council Installation of a double classroom PO Box 128 mobile building. APPROVED C County Hall Northampton - 81 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

FP/2011/1454/ Pauline Johnson Kitchen refurbishment works/ APPROVED Northamptonshire County Provision of new internal kitchens/ Council Provision of new temporary kitchen Children and Young People units. Services County Hall, Room 15

PS/2011/1455/ Corby Borough Council Kitchen refurbishment works/ The Corby Cube Provision of new internal kitchens/ APPROVED George Street Provision of new temporary kitchen Corby units.

PS/2011/1456/ Corby Borough Council Kitchen refurbishment works/ The Corby Cube Provision of new internal kitchens/ APPROVED George Street Provision of new temporary kitchen Corby units.

PS/2011/1457/ Kettering Borough Kitchen refurbishment works/ Council Municipal Offices Provision of new internal kitchens/ APPROVED Bowling Green Road Provision of new temporary kitchen Kettering units.

PS/2011/1458/ Kettering Borough Kitchen refurbishment works/ Council Municipal Offices Provision of new internal kitchens/ APPROVED Bowling Green Road Provision of new temporary kitchen Kettering units. - 82 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

PS/2011/1459/ Kettering Borough Kitchen refurbishment works/ APPROVED Council Municipal Offices Provision of new internal kitchens/ Bowling Green Road Provision of new temporary kitchen Kettering units.

PS/2011/1460/ Kettering Borough Kitchen refurbishment works/ Council Municipal Offices Provision of new internal kitchens/ APPROVED Bowling Green Road Provision of new temporary kitchen Kettering units.

PS/2011/1461/ Kettering Borough Kitchen refurbishment works/ Council Municipal Offices Provision of new internal kitchens/ APPROVED Bowling Green Road Provision of new temporary kitchen Kettering units.

PS/2011/1462/ Kettering Borough Kitchen refurbishment works/ Council Municipal Offices Provision of new internal kitchens/ APPROVED Bowling Green Road Provision of new temporary kitchen Kettering units - Int Regen.

PS/2011/1463/ East Northants Council Kitchen refurbishment works/ Cedar Drive Provision of new internal kitchens/ APPROVED Provision of new temporary kitchen units - Int Regen. - 83 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

PS/2011/1464/ East Northants Council Kitchen refurbishment works/ APPROVED Cedar Drive Provision of new internal kitchens/ Thrapston Provision of new temporary kitchen units - Int Regen.

PS/2011/1465/ East Northants Council Kitchen refurbishment works/ Cedar Drive Provision of new internal kitchens/ APPROVED Thrapston Provision of new temporary kitchen units - Int Regen.

PS/2011/1466/ East Northants Council Kitchen refurbishment works/ Cedar Drive Provision of new internal kitchens/ APPROVED Thrapston Provision of new temporary kitchen units - Int Regen.

PS/2011/1467/ East Northants Council Kitchen refurbishment works/ Cedar Drive Provision of new internal kitchens/ APPROVED Thrapston Provision of new temporary kitchen units - Int Regen.

BN/2011/1478/ Mr Smart Knock down and rebuild front porch 1 Grange Way to property including renewing ACCEPTED Irchester foundations. Northants - 84 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

BN/2011/1486/ Mr E Perring Loft conversion. ACCEPTED 44 James Road Wellingborough Northants

BN/2011/1488/ Mr Craig Windsor Removal of load bearing wall 170 Brickhill Road between kitchen and small room. ACCEPTED Wellingborough Northants

FP/2011/1490/ Mr D Campion Room in roof. 119 Wollaston Road APPROVED Irchester Northants

FP/2011/1491/ Finedon Dolben CC Side extension to form changing Station Road rooms (Fitout only). APPROVED C Finedon Northants

FP/2011/1492/ Mr and Mrs G Hold Croft Single storey extension. 94 Northampton Road APPROVED C Wellingborough Northants - 85 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

DI/2011/1493/ Mr Savani Ground floor level access shower. ACCEPTED 49 Torrington Crescent Room. Wellingborough Northants

FP/2011/1494/ Mr A Hurst Single storey rear extension. Brickhill Road APPROVED Wellingborough

BN/2011/1503/ Swaney Construction Limited New ceilings, kitchen, wall plaster, The Barns windows and bath. ACCEPTED Limbersey Nurseries Limbersey Lane

BN/2011/1504/ Swaney Construction Limited New ceilings, kitchen, wall plaster, The Barns windows and bath. ACCEPTED Limbersey Nurseries Limbersey Lane

PS/2011/1506/ Redbridge Council Loft conversion within London Borough of Redbridge permitted development. APPROVED PO BOX No.2 Town Hall, 128-142 High Road - 86 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

DI/2011/1507/ Mrs Rosa Michelangeli Level access shower. ACCEPTED 163 Mill Road Wellingborough Northants

BN/2011/1521/ Neil Hrycyszyn Remove wall between lounge and 148 Westfield Road dining room, remove chimney from ACCEPTED Wellingborough dining room, part loft conversion. Northants

BN/2011/1525/ Ms Bridget Knight Garage conversion to a room and 53 Hall Drive utility room. ACCEPTED Finedon Northants

FP/2011/1526/ Mr and Mrs Sizer Internal alterations and new raised Home Farm House patio. APPROVED 29 Rectory Lane Orlingbury

FP/2011/1575/ Mr J Singh New dwelling. LB Homes APPROVED C 67 Banks Crescent Stamford Lincs - 87 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

FP/2011/1576/ Wellingborough Homes Rebuilding of garages. APPROVED Thompson Court 9F Silver Street Wellingborough

WI/2011/1577/ Mr A Russell Replacement patio door to lounge 25 Dene Close at rear of property. ACCEPTED Wellingborough Northants

BN/2011/1582/ Mrs Cheryl Thoneycroft Single storey extension. 62 Station Road ACCEPTED Earls Barton Northants

BN/2011/1583/ Louise Ozier Loft conversion. 17 Doddington Road ACCEPTED Wilby Northants

FP/2011/1584/ Mr R Bailey Garage conversion. 33 Chatsworth Drive APPROVED Wellingborough Northants - 88 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

PS/2011/1585/ Kettering Borough Kitchen refurbishment works/ APPROVED Council Municipal Offices Provision of new internal kitchens/ Bowling Green Road Provision of new temporary kitchen Kettering units.

PS/2011/1586/ Kettering Borough Kitchen refurbishment works/ Council Municipal Offices Provision of new internal kitchens/ APPROVED Bowling Green Road Provision of new temporary kitchen Kettering units.

PS/2011/1587/ Kettering Borough Kitchen refurbishment works/ Council Municipal Offices Provision of new internal kitchens/ APPROVED C Bowling Green Road Provision of new temporary kitchen Kettering units.

PS/2011/1588/ Kitchen refurbishment works/ Kettering Borough Provision of new internal kitchens/ APPROVED Council Municipal Offices Provision of new temporary kitchen Bowling Green Road units. Kettering

PS/2011/1589/ Kettering Borough Kitchen refurbishment works/ Council Municipal Offices Provision of new internal kitchens/ APPROVED Bowling Green Road Provision of new temporary kitchen Kettering units. - 89 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

FP/2011/1590/ Pauline Johnson Kitchen refurbishment works/ APPROVED Northamptonshire County Provision of new internal kitchens/ Council Provision of new temporary kitchen Children and Young People units. Services County Hall, Room 15

FP/2011/1592/ Pauline Johnson Kitchen refurbishment works/ Northamptonshire County Provision of new internal kitchens/ APPROVED Council Provision of new temporary kitchen Children and Young People units. Services County Hall, Room 15

FP/2011/1593/ Pauline Johnson Kitchen refurbishment works/ Northamptonshire County Provision of new internal kitchens/ APPROVED Council Provision of new temporary kitchen Children and Young People units. Services County Hall, Room 15

FP/2011/1597/ Pauline Johnson Kitchen refurbishment works/ Northamptonshire County Provision of new internal kitchens/ APPROVED Council Provision of new temporary kitchen Children and Young People units. Services County Hall, Room 15

FP/2011/1598/ Pauline Johnson Kitchen refurbishment works/ Northamptonshire County Provision of new internal kitchens/ APPROVED Council Provision of new temporary kitchen Children and Young People units. Services County Hall, Room 15 - 90 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

PS/2011/1599/ East Northants Council Kitchen refurbishment works/ APPROVED Cedar Drive Provision of new internal kitchens/ Thrapston Provision of new temporary kitchen units - Int Regen.

PS/2011/1600/ East Northants Council Kitchen refurbishment works/ Cedar Drive Provision of new internal kitchens/ APPROVED Thrapston Provision of new temporary kitchen units - Int Regen.

PS/2011/1601/ East Northants Council Kitchen refurbishment works/ Cedar Drive Provision of new internal kitchens/ APPROVED Thrapston Provision of new temporary kitchen units - Int Regen.

PS/2011/1602/ East Northants Council Kitchen refurbishment works/ Cedar Drive Provision of new internal kitchens/ APPROVED C Thrapston Provision of new temporary kitchen units - Int Regen.

PS/2011/1603/ East Northants Council Kitchen refurbishment works/ Cedar Drive Provision of new internal kitchens/ APPROVED Thrapston Provision of new temporary kitchen units - Int Regen. - 91 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

PS/2011/1604/ Corby Borough Council Kitchen refurbishment works/ APPROVED The Corby Cube Provision of new internal kitchens/ George Street Provision of new temporary kitchen Corby units - Int Regen.

PS/2011/1605/ Corby Borough Council Kitchen refurbishment works/ The Corby Cube Provision of new internal kitchens/ APPROVED George Street Provision of new temporary kitchen Corby units - Int Regen.

PS/2011/1606/ Corby Borough Council Kitchen refurbishment works/ The Corby Cube Provision of new internal kitchens/ APPROVED George Street Provision of new temporary kitchen Corby units - Int Regen.

BN/2011/1609/ Mr Percival Loft conversion. 4 Hardwick Road ACCEPTED Little Harrowden Northants

BN/2011/1610/ Rockingham Forest Housing Remove roof tiles, new felt and Assoc battons, re-fit roof tiles. ACCEPTED 101 Wellingborough Road Northants - 92 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

FP/2011/1611/ Richard Cant The proposed development will be APPROVED C 10a Finedon Sidings an extension of the existing building Furnace Lane (erection of a steel frame building). Little Harrowden

DI/2011/1612/ Mr M Saunders Through floor lift. 57 Longfellow Road ACCEPTED Wellingborough Northants

BN/2011/1613/ Mr D K Byrne Knock out wall between kitchen and 36 Spring Gardens dining room. ACCEPTED Earls Barton Northants

BN/2011/1614/ Emma Stilgoe Removal of the low bearing wall 2 Roberts Street between the kitchen/dining room, ACCEPTED Bozeat and the wall between the kitchen Northants and the pantry.

DI/2011/1617/ Mr K Askwith Convert existing shower room to 32 Tennyson Road level access shower room. ACCEPTED Wellingborough Northants - 93 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

FP/2011/1629/ Mr and Mrs Fowler Single detached dwelling with APPROVED C 33 Briar Wood Way integral garage. Wollaston Northants

FP/2011/1630/ Great Doddington URC Assembly and recreation. Chapel Lane APPROVED Great Doddington Wellingborough

BN/2011/1631/ Mr and Mrs B R & A P Insulation upgrade/re-roof. Wooding ACCEPTED 52 Alexandra Road Wellingborough Northants

BN/2011/1634/ Mr M Collinson Domestic extension under 10m2. 8 Tewkesbury Close ACCEPTED Wellingborough Northants

FP/2011/1635/ Mr J Patel First floor extension over garage. 1 Avon Close APPROVED C Wellingborough Northants - 94 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

PS/2011/1643/ Herefordshire Council Refurbishment of fire damaged APPROVED Brockington premises. 35 Hafod Road Hereford

BN/2011/1645/ Miss T Clayton Change from flat roof to pitched 11 Francis Dickens Close roof on existing extension. ACCEPTED Wollaston

BN/2011/1648/ Mr John Freeman New lintel into cavity wall, 4 Knights Close strengthening of roof purlins and ACCEPTED Bozeat conversion of garage. Wellingborough

BN/2011/1652/ All Saints Church New foul drain.

ACCEPTED

BN/2011/1653/ C Birks Solar panels.

ACCEPTED

- 95 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

BN/2011/1654/ Mr Gary McGeorge Underpin porch, build bedroom ACCEPTED Hollyhock House above. 23 Dowthorpe Hill Earls Barton

DI/2011/1655/ Mr R Pettit Bathroom conversion to a level 33 Sassoon Close access shower room. ACCEPTED Wellingborough

DI/2011/1656/ Mrs Notman Bathroom conversion into a level 28 Sassoon Close access shower room. ACCEPTED Wellingborough

DI/2011/1657/ Mrs A Corbett Conversion of the bathroom into a shower room. ACCEPTED

DI/2011/1658/ Mrs Lawson Level access shower room.

ACCEPTED

- 96 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

DI/2011/1661/ Mr F Cameron Wet room (disabled adaptation). ACCEPTED Henshaw Road Wellingborough

BN/2011/1663/ Mr John Warren Wall removal and steel insertion. Hickmire ACCEPTED Wollaston Wellingborough

BN/2011/1664/ Mr Barry Walker To erect a log cabin annex. Prospect Avenue ACCEPTED Irchester Wellingborough

BN/2011/1665/ Mr N Patel Remove the wall between the Holcot Close kitchen and dining room. ACCEPTED Wellingborough

PS/2011/1668/ West Dorset District Re-build of fire damaged Council semi-detached house. APPROVED C Stratton House 58-60 High West Street Dorchester - 97 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

BN/2011/1854/ Wellingborough Homes Application of thermal insulation ACCEPTED Thompson Court and rendering. 9F Silver Street Wellingborough

BN/2011/1855/ Wellingborough Homes Application of thermal insulation Thompson Court and rendering. ACCEPTED 9F Silver Street Wellingborough

BN/2011/1861/ Wellingborough Homes Application of thermal insulation and rendering ACCEPTED

BN/2011/1862/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1863/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED - 98 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

BN/2011/1864/ Wellingborough Homes Application of thermal insulation ACCEPTED and rendering.

BN/2011/1865/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1866/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1867/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1868/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED - 99 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

BN/2011/1869/ Wellingborough Homes Application of thermal insulation ACCEPTED and rendering.

BN/2011/1870/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1871/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1872/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1873/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED - 100 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

BN/2011/1874/ Wellingborough Homes Application of thermal insulation ACCEPTED and rendering.

BN/2011/1875/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1876/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1877/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED

BN/2011/1878/ Wellingborough Homes Application of thermal insulation and rendering. ACCEPTED - 101 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

DI/2011/1883/ Mr Roberts Level access shower room. ACCEPTED 3 Orchard Terrace Orchard Road Finedon

BN/2011/1884/ Mr John Luck Roof light. 102 London Road ACCEPTED Wollaston

BN/2011/1885/ Mrs Peters Consumer unit upgrade, Shower 31 Ruskin Avenue installation and new ring main to ACCEPTED Wellingborough the kitchen.

DI/2011/1889/ Mrs C Medlin Conversion of bathroom into a shower room. ACCEPTED

BN/2011/1893/ Mr Ian Dally Single storey dining, wet room and utility. ACCEPTED

- 102 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 13/10/2011

Application No. Name & Address Description

BN/2011/1894/ Mr Adrian R James Garage conversion, new bathroom, ACCEPTED 29 Baskerfield Grove replacement windows and doors. Woughton On The Green Thermal upgrade to roof. Milton Keynes

BN/2011/1933/ Mr M Pettit Rebuilding of barn to rear as 5 Prince Street habitable accommodation plus new ACCEPTED Earls Barton toilet/whb to first floor. Northamptonshire

BN/2011/1935/ Mr Darren Hancox Removal of bedroom chimney, removal of 1m non supportive wall ACCEPTED in bathroom.

FP/2011/1936/ Dawson Builders 2 new builds - semi detached.

ACCEPTED - 103 -

Received Appeals Appeal Site Ref. No. Date Status Received

Between Harrold WP/2008/0603 25/03/2011 Decision Pending Road and following Inquiry London Road, Harrold Road Bozeat

78 High Street, WP/2010/0376/LB 12/05/2011 Decision Pending- Ecton Following Site Visit

78 High Street, WP/2010/0513/F 12/05/2011 Decision Pending- Ecton Following Site Visit

3 School Road, WP/2011/0055/F 05/07/2011 Decision Pending- Irchester Following Site Visit

77 West Street, WP/2011/0262/F 30/08/2011 Awaiting Site Visit – Wellingborough Decision Pending