Regulatory Committee Wednesday 25 May 2005 at 7.00Pm Council

. Swanspool House Wellingborough Borough Council of NN8 1BP

Wellingborough 17th May 2005

Regulatory Committee Wednesday 25th May 2005 at 7.00pm Council Chamber, Swanspool House

AGENDA

1. Apologies for absence.

2. Declarations of Interest (if any).

Ι 3. Confirmation of the minutes of the meeting held on 27/4/2005.

Ι 4. Applications for planning permission, building regulation approval etc. 5. Any other business that the Chairman decides is urgent.

Ι Enclosed

Please note: Site Viewing Group for Tuesday 24th May 2005 will be Councillors Waters, Morrall, Patel and Ryan.

Tony McArdle Chief Executive

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

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

Borough Council of Wellingborough Regulatory Committee Wednesday 25th May 2005 at 7.00 pm Council Chamber, Swanspool House

INDEX

Page No. SITE VIEWING GROUP

WP/2004/0881/F - Land between 12 and 18, Duke Street, Wellingborough. 1 WP/2005/0148/F - 5 – 7 Albert Road, Wellingborough. 3 WP/2005/0248/F - Hardwater Mill, Hardwater Road, Great Doddington. 6 WP/2005/0249/LB - Hardwater Mill, Hardwater Road, Great Doddington. 11 WP/2005/0252/F - Land rear of 79 High Street, Finedon. 14

DISTRICT

WP/2005/0192/F - Hearnden Court, Henshaw Road, Wellingborough. 17 WP/2005/0202/F - Land at and land adjacent Somerfield National Distribution Centre, Rutherford Drive, Park Farm Industrial Estate, Wellingborough. 21 WP/2005/0253/F - 11 Stoney Piece Close, Bozeat. 27 WP/2005/0259/F - Wollaston playing field off London Road, Wollaston. 30 WP/2005/0265/C - N S P C C, Orchard House, Gold Street, Wellingborough. 33 WP/2005/0268/F - Land adjacent 149 Main Street, Little Harrowden. 35 WP/2005/0300/F - The Castle Club, 33 St Johns Street, Wellingborough. 39 WP/2005/0305/F - Light It, 2 Pebble Lane, Wellingborough. 46

FOR INFORMATION

WP/2005/0129/C Great Doddington Primary School, Church Lane, Great Doddington. 49

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 24th May 2005 at 2.40 p.m.)

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2004/0881/F

PROPOSAL: 5 town houses of three storey construction (amended plans).

LOCATION: Land between 12 and 18 Duke Street, Wellingborough.

APPLICANT: Mrs E Bradley, East Midlands Housing.

Site Viewing by request of the Regulatory Committee.

NOTE: This application was deferred by the Regulatory Committee on 2nd March 2005 for negotiation to achieve and amended scheme.

Amended plans have been received on 28th April 2005 and at the time of writing the report there has been no comment received.

The new proposal is considered to be acceptable in policy and all other respects and is therefore recommended for approval.

RECOMMENDATION: Approve subject to conditions.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced. 3. Notwithstanding the provisions of the Country Planning General Pemitted Development Order 1995, or any Order revoking or re-enacting that Order the hereby approved dwellings shall not be extended in any way without the consent in writing of the local planning authority. 4. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any Order revoking or re-enacting that Order no structures or buildings shall be erected in the rear amenity space of the hereby approved dwellings without the consent in writing of the local planning authority. 5. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any Order revoking or re-enacting that Order no window shall be inserted in the flank elevations of plot nos. 1 and 5 at 9

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first or second floor level without the consent in writing of the local planning authority. 6. Before development is commenced details of the finished floor levels of the hereby approved dwellings in relation to the finished floor levels of nos. 12 and 18 Duke Street shall be submitted to the local planning authority and agreed in writing. The development shall be carried out in accordance with the agreed levels unless otherwise agreed in writing by the local planning authority. 7. Before development is commenced an Environmental Risk Assessment (ERA) shall be submitted to the local planning authority. Should the ERA reveal that the site is subject to contamination a scheme for its remediation shall be submitted to the local planning authority and approved in writing. The approved remediation scheme shall be implemented and completed to the satisfaction of the local planning authority. 8. The development shall be carried out in accordance with the amended plan(s) deposited with the local planning authority on 28th April 2005.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of visual amenity. 3. To prevent an increase in resale value of the dwellings. 4. In the interests of protection the amenity of occupiers of adjacent dwellings and to prevent an increase in the resale value of the hereby approved dwellings. 5. In the interests of privacy. 6. In the interests of visual amenity and to protect the amenities of occupiers of nearby residential property. 7. In the interests of assessing any potential contamination of the site and to implement the necessary remediation measures. 8. To ensure that the development is carried out in accordance with the agreed amendments.

INFORMATIVE/S 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: GS5, H1, H2, H6 and H7 of the Northamptonshire County Structure Plan and G1, H1, H8, UH1 and UH5 of the Borough of Wellingborough Local Plan, Supplementary Planning Guidance - Parking, Building Better Places and Planning Out Crime and Planning Policy Guidance/Statements; 1, 3 and 23 Annex 2: Development on Land Affected by Contamination. 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received 5296:01 RevB, 5296:06B RevB and 5296/13 22nd December 2004 3. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Area Maintenance Engineer, Northamptonshire County Council - Atkins, Highways Depot, Harborough Road, Brixworth, Northamptonshire, NN6 9BX, tel. (01603) 883400 prior to any construction/excavation works within the public highway. 3

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 24th May 2005 at 2.15 p.m.)

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0148/F

PROPOSAL: Convert 2 no. semi detached houses into 4 no. 1 bedroom flats.

LOCATION: 5 - 7 Albert Road, Wellingborough.

APPLICANT: Mr James Houghton, Plough Developments.

Site Viewing request of Councillor.

PROPOSAL: As above. The proposal is to convert a pair of older traditional style semi-detached properties into 4 individual flats (2 in each original dwelling unit, 1 to each floor). The application site property is located on the east side of Albert Road (which is a fairly narrow street dominated by parked cars along its length) in an area of mostly older housing within the area of the town beyond and to the north-east of the town centre core area. For the majority of its length, Albert Road comprises late Victorian bay fronted terraced houses, although at its northern end and in the vicinity of the application site, the properties are newer semi-detached types. Beyond the neighbouring pair of semi- detached dwellings to the north, on the corner with Finedon Road, there is a car sales and service garage business. Each flat is to comprise a reception room, bedroom, kitchen and bathroom. Access to each pair of flats on the first floor is via a central circulation area served from a conversion of the hall and landing of the original dwelling. Access to the ground floor flats is to be via alleyways (lit at night by lights with motion sensors) to the side of the original dwelling houses to serve a door to the kitchens at the rear. The existing gardens are to remain but there is no provision for on site car parking. This application needs to be determined by the Regulatory Committee due to the objections (petition) that have been received.

PLANNING HISTORY: None.

PLANNING POLICY: Northamptonshire County Structure Plan Policies: GS2 and GS3. Borough of Wellingborough Local Plan Policies: G1, H12 and H15. PPS1. Planning Policy Guidance Notes: 3 and 6. O D S 3 S 1 2 R 0 O A D D AD RO D N O

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

2. Third Parties – a letter (plus petition containing 28 signatures) has been received from the occupiers of 6 Albert Road expressing concerns regarding lack of off road parking on a road already subject to congestion from parked cars. It is states that there will be an adverse effect upon the car valeting service operating from the adjacent property and to the garage at the Eastfield Park end of Albert Road. It is felt that those properties in the street that actually do have garages and driveways will have their driveways obstructed by the extra parking cars that will be a consequence of allowing the proposal. The objectors would welcome the proposal if there was adequate off road parking.

ASSESSMENT: (i) Suitability of the use in this location. (ii) Impact upon the amenities of neighbouring land users.

(i) Notwithstanding the fact the this is a proposal to change the use of existing vacant dwellings into two flats, the scheme is in accordance with adopted planning policy for this precise location and a suitable use to meet this specialist aspect of the housing needs of the Borough. Policy H15 permits the conversion of dwellings into flats provided that there is no adverse impact upon the amenities of the occupiers of neighbouring properties.

(ii) Given the nature of the surrounding area, it is not felt that the proposal will result in an overriding adverse impact upon the amenities of adjoining land users. The issue of lack of car parking directly associated with the proposed accommodation is though a material consideration. The latter though needs to be assessed in the light of the fact there is no objection from the Highway Authority and the proposal is in line with Government advice that in order to meet small household needs, schemes of this kind should be encouraged regardless of lack of on site car parking. The view is taken that over time the lack of direct provision for car parking in central areas (i.e. in terms of simple economics the ‘supply of parking spaces’), may be influential in reducing the demand for the same. Any greater impacts arising from the intensified residential use of these premises are felt to be insufficient to warrant refusal of the application.

RECOMMENDATION: Approve.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. Prior to the commencement of development a scheme for sound insulation between the flats shall be submitted to and approved in writing by the local planning authority. The agreed scheme shall be completed before the flats are occupied.

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

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 24th May 2005 at 3.10 p.m.)

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0248/F

PROPOSAL: Conversion of former mill into self-contained (holiday let) dwelling - amended plans.

LOCATION: Hardwater Mill, Hardwater Road, Great Doddington, Wellingborough.

APPLICANT: Mr A Newman, Mrs A Lowe.

This application has been referred to the Regulatory Committee for determination by a Councillor to enable the Committee to decide on what is an acceptable alteration to the exterior appearance of the building. The Councillor also requests that the application be the subject of a visit by the Site Viewing Group to assess the access.

PROPOSAL: As described above with the change of the existing plain tiled roof to a slate roof and the inclusion of roof lights. Amended plans have been received on 26th April 2005 that illustrate a change in the proposed fenestration.

Please note that there is a concurrent application for listed building consent – WP/2005/0249/LB refers.

PLANNING HISTORY: WR/73/310 Proposed marina with ancillary buildings, bungalow, footbridge over river, moorings, car parking etc – refused. BW/88/1112LB Fitting of electric motor drive to sluice gate and site control kiosk on face of Mill Building - conditionally approved. WP/97/0169LB Installation of satellite dish – conditionally approved. WP/97/0426LB Replacement/repairs to windows – conditionally approved. WP/2004/0619/LB Conversion of the former Mill into 2 dwellings as self contained holiday flats – withdrawn. WP/2004/0620/F Conversion of the former Mill into 2 dwellings as self contained holiday flats – withdrawn.

PLANNING POLICY: Northamptonshire County Structure Plan – AR6, GS5 and RE4. D

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Borough of Wellingborough Local Plan – G1, G2, G6, G7, G8, G10 and L19. Supplementary Planning Guidance - Parking and Planning Out Crime. Planning Policy Statement 1; Delivering Sustainable Development. Planning Policy Statement 7; Sustainable Development in Rural Areas. Planning Policy Guidance 15; Planning and the Historic Environment. Planning Policy Guidance 25; Development and Flood Risk.

CONSULTATIONS: 1. Great Doddington Parish Council – no comment received.

2. Environment Agency – letter received on 14th April expressing no objection to the proposal and states that the applicants submitted Flood Risk Assessment has been undertaken in accordance with PPG25 but there is still a risk of flooding from events exceeding those currently mitigated for. The EA however makes comments regarding the need to approve the Flood Risk Assessment as part of the permission and also suggests a time limited occupancy condition to prevent the holiday let being occupied in the worst months of potential winter flooding. A letter of clarification has been received dated 26th April 2005 in which the EA highlights selected paragraphs in PPG25 with regards to:

• Paragraph 20 - The onus is placed on the developer rather than the Local Planning Authority, or the EA to ensure safe occupancy of the proposed development. • Paragraph 30 - Places the obligation on Local Planning Authorities to carry out a risk-based sequential test approach to development through its a preparation of development plans or when deciding planning applications. This paragraph states “those responsible for the decision would be expected to demonstrate that there are no reasonable options available in a lower-risk category”. • Paragraph 69 – Justification for the seasonal occupancy condition.

The letter goes on to say that the Environment Agency would not be prepared to bear any costs should its suggested condition be successful removed at appeal.

3. Northants County Council, Highways –

“In spite of the difficulties presented by the poor position of the point of access to the application site and the narrow and winding nature of Hardwater Road no objection to the proposal is raised on highway grounds.”

4. Northants County Council, Natural and Built Environment – no comment received.

ASSESSMENT: The site is a grade II listed dwellinghouse and mill building located in the flood plain between an arm of the river on the southern side and a lock/sluice gate to the north. Adjoining Hardwater Mill is a property known as The Cottage and on the other side of the lock is a dwelling named as Becacach and all three dwellings are served by a private drive that has its access point situated between two bridges in the Hardwater Road.

Main issues and material planning considerations: • Compliance with tourism policy • Flood plain policy and guidance • Effect on the listed building • Highway safety • Effect on the visual amenity of the area • Effect on neighbours amenities • Crime and disorder

The applicant has supplied a supporting letter that identifies the following issues:

• The disused mill requires a new and viable use that will keep the fabric of the building well maintained and preserved in the future. • The proposed use will restrict the traffic to the site to private car use only. • The proposal is in accord with local plan policy and the site is suitable for this type of use. • Opinion that the envisaged exterior alterations will benefit the appearance of the building.

Compliance with tourism policy The proposal is considered to generally comply with the provisions of policy L19 of the local plan together with its other general polices and national guidance. This is because the site and the proposed development are both small in scale and the scheme will enhance the amount of tourist accommodation that is available locally which will benefit the tourist economy of the area. It is considered appropriate to restrict the times during the year in which the accommodation can be let to ensure that the property does not revert to an unrestricted dwelling use.

Flood plain policy and guidance The Environment Agency has not objected to the application and is satisfied with the contents of the submitted Flood Risk Assessment. The EA has however mentioned the need for the scheme to be conditioned to restrict the letting times of the development during the winter months when river flooding is more common and when safe access and egress routes from the site can be cut off by floodwaters for considerable periods of time. This condition is considered to be reasonable and the submission is considered to be in accord with Policy G2 of the local plan.

PPG 25 promotes a precautionary approach with regards development proposals in the flood plain and there is undoubtedly a residual risk of flooding on the application site. The applicants however are clearly aware of their responsibilities and the submitted Flood Risk Assessment details flood warning procedures which the Environment Agency considers to be adequate in its assessment of the scheme. The proposal therefore is also considered to comply with the advice contained in Planning Policy Guidance 25.

Effect on the listed building The planning application has been accompanied by an application for Listed Building Consent that will assess the effect of the proposal on this building of historic or architectural importance.

Highway safety The opinion of the Highway Authority has been given in full above. It is accepted that the development will result in an increase in vehicular movements utilising the substandard access onto Hardwater Road but the advice from the Highway Authority is clear and it is therefore considered there is no sustainable basis for a recommendation of refusal on highway safety grounds.

Effect on the visual amenity of the area It is considered that the proposal will have no material effect on the visual amenity of the area due to the small amount of exterior works that are necessary to achieve the intended accommodation.

Effect on neighbours’ amenities The additional vehicle use of the access that is shared by one adjoining and one nearby dwelling has been described above. It is considered from a residential amenity point of view that the likely disturbance that could be caused by the vehicular activity generated by one holiday let is insufficient to withhold planning consent on this basis.

Crime and disorder It is considered that the residential occupation of a currently empty building could have a positive effect on crime and disorder.

RECOMMENDATION: Approve with conditions.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. The development shall be carried out in accordance with the amended plan(s) deposited with the local planning authority on 26th April 2005 . 3. 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 with the approved materials unless otherwise agreed in writing by the local planning authority. 4. The hereby approved holiday let shall not be occupied between 1st December and 30th April inclusive. 5. The hereby approved development shall not be let for any period longer than one month.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. To ensure that the development is carried out in accordance with the agreed amendments. 3. In the interests of visual amenity. 4. To ensure the risk of flooding to the occupants is minimised by restricting the occupancy to outside the times of most likely rainfall. 5. To ensure that the hereby approved development does not revert to a dwellinghouse.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 24th May 2005 at 3.10 p.m.)

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0249/LB

PROPOSAL: Conversion of former mill into self-contained dwelling - amended plans.

LOCATION: Hardwater Mill, Hardwater Road, Great Doddington, Wellingborough.

APPLICANT: Mr A Newman, Mrs A Lowe.

This application is being referred to the Regulatory Committee Site Viewing at the request of the Ward Councillor who is concerned at the effect that the scheme may have on the character and appearance of the existing building.

PROPOSAL: As above.

PLANNING HISTORY: WP/97/0169/LB Installation of satellite dish – approved. WP/97/0426/LB replacement/repairs to windows – approved. WP/2004/0619/LB & WP/2004/0620/F Conversion of former mill into 2 self contained holiday lets – withdrawn.

PLANNING POLICY: County Structure Plan Policy AR6. Planning Policy Guidance Note 15.

CONSULTATIONS: 1. Advertised in local newspaper on 18th April 2005.

2. Great Doddington Parish Council – no response to date.

3. Northamptonshire Heritage – no objections.

4. Council for the Protection of Rural England – no response.

5. Wellingborough Civic Society – no response to date.

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ASSESSMENT: Note: Concurrent application for planning permission reference WP/2005/0248/F.

The initial applications in respect of residential conversion of the Grade II listed former mill building, references WP/2004/0619/LB and WP/2004/0620/F, were recently withdrawn essentially because the Environment Agency was concerned that the flood risk assessment did not provide a technically acceptable outcome in respect of flood- free habitation for the ground floor. The present application therefore proposes an alternative means of rendering the building habitable which can be approved by the Environment Agency by providing the main habitable space on the first floor and in the roof. Usage of the roof space entails provision of rooflights in both front and rear elevations and it is important that their installation does not materially detract from the listed building’s appearance.

The present scheme is itself an amendment to that originally submitted under reference WP/2005/0249/LB which showed four roof lights on each side. Officers have negotiated this down to the scheme now before Committee comprising 3 small lights on each side. Additionally the new garage doors to the front elevation have been altered from horizontal timber boarding to vertical boarding. It is considered that the proposed alterations to the appearance of the listed building, particularly the more important front elevation facing the Great Doddington to Wollaston road, do not have a significant detrimental impact on the special architectural and historic interest of the group of listed buildings and that in the interests of achieving an economically viable new use for a functionally redundant building can be recommended for approval. On a point of detail it should be noted that the standard Council condition relating to listed building rooflights included in the list of suggested conditions below incorporates provision of non- reflective glass which will help the window units to blend with the natural slate roof covering proposed.

RECOMMENDATION: Grant listed building consent, subject to conditions:

1. The works to which this consent relates must be begun not later than the expiration of five years from the date of this consent. 2. Full details of all new windows and doors, including the garage doors, together with details of their surrounds shall be submitted to and approved in writing by the local planning authority before any work is commenced. 3. The new rooflights shall be the 'Conservation Rooflight' complete with non- reflective glass and fitted so as not to protrude materially above the plane of the existing roof. 4. Samples of the roof slates to be used shall be submitted to and approved in writing by the local planning authority before any work is commenced. 5. Full details of the new staircases with large-scale carpenter's sections shall be submitted to and approved in writing to the local planning authority before any work is commenced.

Reasons: 1. In order to comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990. 2. To protect the character of the listed building. 13

3. To protect the character of the listed building. 4. To protect the character of the listed building. 5. To protect the character of the listed building.

INFORMATIVE/S Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policy: AR6 of the Northamptonshire County Structure Plan. 14

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit 24th May 2005 at 3.50 p.m.)

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0252/F

PROPOSAL: Construction of 2 no. 3 bed dwellings and associated parking, demolition of existing outbuildings.

LOCATION: Land rear of 79 High Street, Finedon, Wellingborough.

APPLICANT: Carn Homes Limited.

Site Viewing by request of Parish Council because of likely parking problems.

PROPOSAL: (As above). The development proposed is situated on a potential infill plot (at present currently a garden of an existing dwelling) on the west side of a residential street of a mixture of dwelling types. The latter comprise two late C19/early C20 villa type properties (one of which is adjacent to the application site) at the junction of Tann Road and High Street with more recent detached and semi-detached houses and bungalows at the northern end of the street (dating from the 1950/60’s). Immediately to the north of the application site there is a development of modern terraced houses and a dental surgery is located opposite. The rear of the application site is overlooked by other residential development. The proposal comprises 2 No. (semi-detached) 3 storey three bedroom dwellings (the third storey includes rooms in the roof space lit by roof lights at the rear) with car parking immediately to the front. The first storey includes French windows above downstairs French (plus fixed lights to each side) windows and car parking is located at the front of the site. The rear gardens of the proposed dwellings are only 8.1 metres in depth but this is the same as the depth of the gardens of the recent terraced house neighbouring development to the north.

PLANNING HISTORY: 5 applications determined between 1963 and 1999 relating to extensions to 79 High Street

PLANNING POLICY: PPS 1 and PPG 3. Northamptonshire County Structure Plan: GS2, GS3, GS5 and H3. Borough of Wellingborough Local Plan: G1, G4, H3, H12.

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2. Finedon Parish Council – request a site viewing in respect of this application.

3. Third Parties – 3 written objections have been received from local neighbours on the grounds of likely car parking congestion, adverse visual impact upon the street scene, adverse impact upon amenity of neighbouring gardens and residential properties by virtue of overlooking, loss of morning light and overbearing development.

ASSESSMENT: The issues that need to be taken into account in the determination of this application are:

(i) Compliance with Development Plan Policy (ii) Suitability of the site for development (iii) Responding to the points of representation made (iv) Design.

(i) Given that the site represents an Infill plot within the village confines of a Limited Development Village there is no fundamental objection to development taking place and therefore the principle of development on this site is acceptable.

(ii) The site is of sufficient size to allow the development of two dwellings that will be in keeping with existing dwellings the neighbouring properties.

(iii) Whilst there is likely to be some impact from the development upon the residential amenities of the occupiers of neighbouring properties these are of not such significance that a refusal of planning permission can be warranted in this instance. In respect of claims of congestion of parked cars there is no objection from the Highway Authority on this basis. The parking space shown on the submitted plans meet the required specification of the Highway Authority.

(iv) The design of the proposal is sympathetic to that of neighbouring development especially in relation to the terraced properties developed in recent times adjacent to the application site to the north.

There are no valid reasons or material planning considerations why planning permission should not be granted to this scheme subject to the conditions set out.

RECOMMENDATION: Approve.

development is commenced. 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. 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. 5. Prior to the commencement of development a survey of site levels and finished floor levels shall be carried out and the results plotted on a drawing to be submitted for approval to the local planning authority. 6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or as amended) no sheds or other buildings shall be erected without express planning permission from the local planning authority, other than those expressly authorised by this permission.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity. 3. In the interests of visual amenity. 4. In the interests of visual amenity and privacy. 5. In order to clarify the terms of this permission and in the interests of visual appearance and residential amenity. 6. In the interests of amenity.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0192/F

PROPOSAL: Remodelling, refurbishments and two storey rear extensions.

LOCATION: Hearnden Court, Henshaw Road, Wellingborough.

APPLICANT: Borough Council of Wellingborough.

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

PROPOSAL: As described above which also includes an extension to the existing bin store to provide a scooter store.

PLANNING HISTORY: Planning history of alterations and improvements dating back to 1961.

PLANNING POLICY: Northamptonshire County Structure Plan - GS5 Borough of Wellingborough Local Plan – G1 Supplementary Planning Guidance - Planning Out Crime.

CONSULTATIONS: 1. Northants Police Community Safety Officer – no comment received at time of writing the report.

2. Borough Council of Wellingborough Community Safety Manager – no comment received at time of writing the report.

3. NCC Highways – refer to NCC highways publication for advice.

4. Commission for Social Care Inspection – confirms that it does not register or inspect sheltered accommodation.

5. The Department of Housing and Community Development has supplied additional information to support the scheme:

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• To bring the accommodation upto modern standards • To improve the occupiers living standards and quality of life • To assist the Council achieving the “Decent Homes Standard” for all its dwellings, as required by the ODPM by 2010.

The following information has also been supplied with specific reference to section 17 of the Crime and Disorder Act.

“a) major part of proposed scheme is internal replanning/remodelling/ refurbishment including upgrading entryphone system whereby residents will be able to monitor visitors visually prior to affording entry.

b) minor part of proposed scheme involves 2 minor two storey extensions to the rear elevation having fully secured windows.

c) existing enclosed rear garden arrangement remains unaffected by the scheme.

d) existing open plan front garden arrangement remains unaffected by the scheme.

e) current record on site is satisfactory.”

6. Neighbours – no comment received.

ASSESSMENT: The site is an existing sheltered housing development that is situated between Henshaw Road and a large area of public open space to the rear. To the front is a wide grassed area and to the rear there are tarmaced footways that abut the rear walls of the building. Noticeably there is one enclosed area at the rear but otherwise there is no separation by way of boundary treatment between the existing rear walls and windows of Hearndon Court and the grassed area that is contiguous with the area of public open space beyond.

Main issues and material planning considerations:

• Effect on neighbours amenities • Effect on visual amenity • Crime and disorder

Effect on neighbours’ amenities It is considered that the extensions will not have any noticeable detrimental effect on the amenities which are currently enjoyed by the occupiers of nearby dwellings because of the intervening distances between them.

Effect on visual amenity It is considered that the extensions will not have any material effect on the visual amenity of the area due to sympathetic design and the conditioned use of exterior facing materials.

Crime and disorder The application site in common with other Council owned accommodation has little or no defensible space around the buildings and the adopted Supplementary Planning Guidance (SPG) Planning Out Crime in Northamptonshire states in paragraph 6.3 “Creating a sense of ownership by providing opportunities to clearly delineate between private and public space gives people the opportunity to personalise spaces that they control whilst projecting an image of a well-kept and loved environment. This implies a more private domain where space is respected more. Areas to the front of properties are semi private by being visually and physically accessible to passing public but still can project a more private situation. New developments need to make provision for personalisation of private space. In some instances, existing developments may benefit from allocating small areas of public space back to private or communal ownership (subject to appropriate safeguards to protect space from inappropriate development)”. The SPG goes on to suggest methods of boundary treatment.

The Council’s Housing Strategy – Priorities and Actions 2004 - 2005 on pages 2, 8, 9, 12 and 13 mentions in addition to the aspiration to provide decent homes the need to make available homes that are safe.

The applicant has stated that there is not a crime problem at the property but the latest recorded crime figures for the period January – March 2005 show that there were eight recorded burglaries in Henshaw Road but the information identifying at which addresses the incidents occurred is not available. The recorded number of burglaries in Henshaw Road makes it the current burglary hotspot in Wellingborough.

It is accepted that the proposal will not make matters materially worse than at present in the context of crime prevention and reducing the fear of crime for the residents of Hearnden Court. This is because at present much of their accommodation already faces onto areas where there is no delineation between private and public space and anybody has an excuse to be in close proximity to the resident’s windows, whether they have nefarious intentions or not. It is considered however that the issues discussed above do not have sufficient weight to warrant the withholding of planning permission but the applicant’s attention will be drawn to the crime prevention and possible fear of crime issues that have been identified.

RECOMMENDATION: Approve with conditions.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. The external walls and roof of the extension shall be constructed with materials of the same type, texture and colour as the external walls and roof of the existing building unless otherwise agreed by the local planning authority.

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

INFORMATIVE/S 20

1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Northamptonshire County Structure Plan - GS5 Borough of Wellingborough Local Plan - G1 Supplementary Planning Guidance - Planning Out Crime. 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Numbers: Date Received: 3960/01A, 3960/02A, 3960/03A, 3960/04, 3960/05, 3960/06, and 3960/07 23rd March 2005 21

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0202/F

PROPOSAL: Extension of existing distribution centre to form additional warehousing, docking area for delivery vehicles, associated office space, parking area for delivery vehicles and car parking for employees.

LOCATION: Land at and land adjacent Somerfield National Distribution Centre, Rutherford Drive, Park Farm Industrial Estate, Wellingborough.

APPLICANT: Somerfield Stores Limited.

PROPOSAL: Extension to existing warehouse plus related offices, parking, turning/manoeuvring areas and new access.

PLANNING HISTORY: Various, most recent is an outline application for a similar proposal to this one under reference WP/2004/0328 - withdrawn.

PLANNING POLICY: Policies G1, G2, E1, E7 and E8 of the Local Plan plus Policy UE1 of the Local Plan Alteration.

CONSULTATIONS: 1. Borough of Wellingborough, Landscape Officer – the front boundary does not include the planted bund, but it would be essential to protect it to ensure that the planting was not damaged. The length of the boundary does not extend as far as is shown on the 1994 planting plan. The side arm of the bund is clearly not included within the existing site boundary either. It would have been helpful to have been shown on the plan exactly where it is. It is evident that no consideration has been given to attempting to retain any of it. By losing three lorry spaces it should be possible to retain one third of it. No planting is indicated on the substantial area between the Derv island and the lorry park. If work is begun within the next two planting seasons it may be possible to move some of the smaller plants from the other two thirds of the bund. The area which is immediately adjacent would be most suitable. Another area would be around the short section of hedge which is shown as being retained. There should also be some planting to screen the Derv island from Rutherford Drive if possible given A

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the constraints of the water main if it is not to be diverted. Indeed, how would it be diverted? Along the south boundary there is an existing retaining wall. From this plan it is not possible to judge how it works out in three dimensions. I hope that it may be possible to pull the proposed road into the car park away from the first of the two oak trees and thereby give it a chance to survive. The second oak tree should also be preserved with a generous soft area extending beyond the canopy. I do not recall how we arrived at the boundary and what arrangements there might be for planting on the other side of it with possible commuted sums for the maintenance. This needs to be investigated.

2. County Highway Authority – vehicular crossings are to be formed, existing crossings stopped up and surfaces made good all in accordance with the specification of Northamptonshire County Council. Visibility of 4.5m x 75m must be provided and maintained in both directions at both points of access. All planting is to be sited clear of the visibility splays and the highway boundary over the frontage of the site. All street furniture affected by the operations must be relocated as necessary at the cost of the applicant. The application site is not affected by a public right of way.

3. Environment Agency – no objections subject to the Flood Risk Assessment that was submitted with the application being approved as part of any decision notice to ensure that the issue of flood risk is adequately resolved for the lifetime of the development. The following condition is suggested – ‘Prior to the commencement of any development, a detailed surface water drainage strategy for the design, provision, implementation and long term maintenance of surface water drainage, fully in accordance with the requirements of the approved flood risk assessment and Planning Policy Guidance Note 25 (PPG25) shall be submitted to and approved by the local planning authority’. A number of other related comments are also made.

4. Northants Police, Community Safety Officer – no problems identified.

5. Borough of Wellingborough, Housing and Community Development – As this is a commercial/industrial development located within the Park Farm Industrial Estate and there is no associated housing development, I would not anticipate any contribution towards social or cultural facilities.

ASSESSMENT: This is an application for various extensions to the Somerfield distribution centre and associated works.

The proposal is located in the Park Farm Industrial Estate on land previously designated as part of the town’s Simplified Planning Zone (SPZ). The SPZ identified this location as being suitable for use in accordance with Classes B1, B2 and B8 of the Town and Country Planning Use Classes Order in principle. This proposal comprises a mixture of B1 and B8 uses in the form of offices and warehousing plus associated parking and manoeuvring space for vehicles. It will be achieved by developing land which is currently vacant on both sides of the existing Somerfield site.

Policies G1, G2, E1, E7 and E8 of the Local Plan plus Policy UE1 of the Local Plan Alteration accept developments of this nature providing the proposal does not have an adverse effect on the surroundings and is of an acceptable design.

The proposal involves an increase in the footprint of the existing building from 29265 m2 to 41615m2. In total, 404 car parking spaces are proposed. If the proposal was solely for warehousing some 347 car parking spaces would be required (based on the adopted countywide standard for B8 uses of 1 space per 120 m2). There is therefore a surplus of 57 spaces over that required solely for warehouse use. However, the site also includes an element of office use. This requires a slightly higher standard of parking (1 space per 30m2). The extra 57 spaces are therefore needed to serve this.

Policy G2 of the Local Plan seeks to ensure that new development does not cause flooding problems. Related to this, the proposed building is of a size whereby the related drainage system could receive a significant increase in surface water run off as a result. The proposal has therefore been subject to a Flood Risk Assessment to ascertain whether this is likely to cause any problems. This has been discussed with the Environment Agency and they advise they have no objections subject to this Flood Risk Assessment being approved as part of any decision notice to ensure that the issue of flood risk is adequately resolved for the lifetime of the development.

Policy E7 of the Local Plan indicates that proposals for large scale warehousing and distribution will only be permitted on industrial estates with satisfactory access to the primary road network. The site is well located for access to both the A509 and A45. It is therefore acceptable in this respect.

Policy E8 of the Local Plan only allows high bay warehouses such as this in locations where widespread visual impact can be avoided.

The proposal involves an extension to what is already a very large building. It will, however, be no higher than this structure. In design terms, the proposal is considered acceptable.

The existing building is extremely visible from the surroundings and the extension will add to this impact. However, this impact is not considered to be sufficient to justify refusing this application because there are also a number of other large buildings nearby and the proposal will be seen as part of these. Notwithstanding this, it is important that sufficient landscaping is carried out to mitigate against the effect of the proposal as much as possible. This can be secured by means of a planning condition. There are also some important trees on the site which should be retained to assist with this. Again, adequate protection for these can be secured by planning condition. There are some ongoing discussions with the Council’s Landscape Officer relating to the inclusion of an extra area for planting within the site and also extra protection measures for one of the trees to be retained. These have not been resolved at the time of writing this report but the outcome of these can be controlled by the landscaping and tree protection conditions.

Policy UE1 of the Local Plan Alteration adds in a number of other topics to consider including the need for satisfactory on-site manoeuvring and loading arrangements, access to public transport and cycle facilities, the need to prevent crime and promote 24 personal security plus the need to conserve energy, avoid amenity loss through light pollution and ensure sustainable drainage.

The proposal extends the current site onto adjoining land to both sides with one of the advantages of this being improved manoeuvring and loading arrangements compared to existing site.

The town’s cycle network extends in close proximity to the site and the company has made provision for cycle parking. Park Farm is also served by public transport.

In terms of the issues relating to crime, the Police Authority’s liaison officer has looked at the proposal and has no objections.

Any Building Regulations approval that is granted in relation to this matter will address the need to conserve energy and any problems relating to light pollution can be controlled by planning condition. The conditions suggested by the Environment Agency will also ensure that drainage is dealt with in a sustainable manner.

The proposal is therefore considered acceptable in relation to these aspects of Policy UE1.

Policy UE1 also states proposals with significant transport implications should be supported by transport assessments and travel plans. Neither of these has been provided with the application. The Highway Authority has, however, considered the proposal and considers it is acceptable subject to conditions.

Finally, the proposal is of a size whereby possible Section 106 contributions have to be considered. However, consultations have been carried out with all the identified ‘responsible officers’ for possible contributions and, at the time of writing this report, no topics have been identified for inclusion in such an agreement. The development is located on a modern industrial estate with infrastructure capable of accommodating proposals of this nature. It will take place on land that was expected to be developed as part of the SPZ. Accordingly, unless further information comes to light prior to the Committee meeting, a Section 106 Agreement is not considered justified in this case.

RECOMMENDATION: Approve, subject to the following conditions.

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. Prior to the commencement of the development, a scheme for the protection of the trees on site that are to be retained during construction works shall be submitted to and approved in writing by the local planning authority following a meeting on site and incorporating any amendments the local planning authority may require. The scheme shall be carried out concurrently with the development to the satisfaction of the local planning authority. 3. The site shall be landscaped and planted with trees and shrubs in accordance 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 25

not later than the first planting season following the substantial completion of the development. Any trees and shrubs removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by trees and shrubs of similar size and species to those originally required to be planted or other species as may be agreed. 4. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced. The development shall be carried out in accordance with these details to the satisfaction of the local planning authority. 5. The areas shown for parking and turning on the approved plans shall be laid out and surfaced to the satisfaction of the local planning authority before the premises are occupied and shall be permanently set aside and reserved for the purpose. 6. All vehicular crossings are to be formed, existing crossings stopped up and surfaces made good all in accordance with the specification of Northamptonshire County Council. 7. Visibility of 4.5m x 75m must be provided and maintained in both directions at both points of access. 8. All planting is to be sited clear of the visibility splays and the highway boundary over the frontage of the site. 9. All street furniture affected by the operations must be relocated as necessary at the cost of the applicant. 10. Prior to the commencement of any development, a detailed surface water drainage strategy for the design, provision, implementation and long term maintenance of surface water drainage, fully in accordance with the requirements of the approved flood risk assessment (report 2123/1, revision 2, dated March 2005) and Planning Policy Guidance Note 25 (PPG25) shall be submitted to and approved by the local planning authority. The development shall be carried out in accordance with this strategy to the satisfaction of the local planning authority. 11. Prior to the commencement of the development, details of any security and flood lighting shall be agreed in writing with the local planning authority. The development shall be carried out in accordance with these details to the satisfaction of the local planning authority.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity. 3. In the interests of amenity. 4. In the interests of visual amenity. 5. In the interests of the safety and convenience of users of the adjoining highway/s. 6. In the interests of highway safety. 7. In the interests of highway safety. 8. In the interests of highway safety. 9. In the interests of highway safety. 10. To prevent the increase in flood risk. 11. In the interests of amenity.

INFORMATIVE/S 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: G1, G2, E1, E7 and E8 of the Local Plan plus Policy UE1 of the Local Plan Alteration. 2. The applicant is advised that this decision relates to the drawing with number 0461L [90] 05 and the 1:1250 scale site plan received at the local planning authority on 30th March 2005 plus amended plan 0461L [90] 04D received at the local planning authority on 10th May 2005. 3. Before any work begins on site, a meeting should be arranged between the developers and the Council's landscape officer to agree the precise measures for the protection of the trees which are to be retained on site. These should be in accordance with BS 5837. A protective fence must be erected to exclude access from as much of the root zone as possible. This should be supported with clause 8.2 of BS 5837, the height to be agreed on site. 4. The applicant is advised that planning permission does not automatically allow the construction of any vehicle crossings, details of which require the approval of the Highway Authority. In this regard you should contact the Area Maintenance Engineer, Northamptonshire County Council - Atkins, Highways Depot, Harborough Road, Brixworth, Northamptonshire, NN6 9BX, tel. (01604) 883400 prior to any construction/excavation works within the public highway. 27

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0253/F

PROPOSAL: Single storey front and rear extensions, alterations to garage.

LOCATION: 11 Stoney Piece Close, Bozeat, Wellingborough.

APPLICANT: Mr D Greco and Miss E Gronkowski.

PROPOSAL: (As above). The proposal is to extend a modest semi-detached bungalow to both to the front (5.4m in depth by 4.2m wide) and rear (3m in depth by 3.4m in width) on a cul-de- sac development of similar properties. In order to accommodate the rear extension part of the existing garage at the front will need to be demolished. This will provide for a new bedroom and en-suite bathroom to the front and breakfast room to the rear. It is intended that materials will match those of the existing dwelling.

This application is referred for determination to the Regulatory Committee due to an objection to the front extension by the Parish Council.

PLANNING HISTORY: WR/70/200B Proposed garage.

PLANNING POLICY: Borough of Wellingborough Local Plan: G1 and H12. County Structure Plan: GS3 and GS5. PPS 1, PPG 3. SPG: II

CONSULTATIONS: 1. Parish Council – the front extension is too large to be visually obtrusive and it will overshadow the neighbouring property.

ASSESSMENT: (i) Design and impact of the proposal and its impact upon the character of the area. (ii) Impact upon the amenities of the adjoining occupiers.

(i) The design of the proposal is entirely sympathetic to the existing dwelling although the front extension is not sympathetic to the character of the A N L Telephone TO 490200 490400 S

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surrounding area and it will be visually obtrusive. Overall the proposal amounts to overdevelopment and it will be overbearing upon the neighbouring dwelling.

(ii) The siting of the application site in relation to the nearest adjoining residential property is adjacent to it and therefore given the form, size and scale of the proposed front extension there will not be an adverse impact upon the amenities of adjoining residential occupiers by reason of overlooking and loss of light.

The proposal as submitted is unsatisfactory leading to an adverse impact upon the surrounding area and the residential amenities of the neighbours.

RECOMMENDATION: Refuse.

If permitted the proposal will be contrary to policies G1 -1, 2 and H12 - 1, 2, and 4 of the adopted Borough of Wellingborough Local Plan by virtue of creating a development that is visually obtrusive in terms of design, siting and scale and it will result in an unsatisfactory impact upon the amenities of the occupiers of the neighbouring semi- detached dwelling.

These Policies are expressed as follows:

POLICY G1

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

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

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

POLICY H12

PLANNING PERMISSION WILL BE GRANTED FOR RESIDENTIAL DEVELOPMENT PROVIDED THAT:

1. THE PROPOSED DENSITY IS COMPATIBLE WITH THE CHARACTERISTICS OF THE SITE AND ITS SURROUNDINGS;

2. A VISUALLY ATTRACTIVE ENVIRONMENT IS CREATED;

4. REASONABLE STANDARDS OF PRIVATE AMENITY ARE AFFORDED TO ALL DWELLINGS;

INFORMATIVE/S 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development does not comply with the applicable development plan policies. Consideration was given to the proposal specifically in relation to the following policies: GS3, GS5 of the County Structure Plan and Borough of Wellingborough Local Plan Policies: G1, H12. 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: P947/1; 2 12/04/2005 30

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0259/F

PROPOSAL: Single storey community youth centre.

LOCATION: Wollaston playing field, off London Road, Wollaston, Wellingborough.

APPLICANT: Wollaston Parish Council.

This application has been referred to the Regulatory Committee for determination by a Councillor because the proposed building is in the open countryside.

PROPOSAL: As described above.

PLANNING HISTORY: History of recreation ground use with associated buildings dating back to 1948.

PLANNING POLICY: Borough of Wellingborough Local Plan – G1 and L2. Northamptonshire County Structure Plan - GS5. Supplementary Planning Guidance - Parking and Planning Out Crime.

CONSULTATIONS: 1. Strixton Parish Meeting – no comment received.

2. Wollaston Parish Council – fully support the application.

3. Environment Agency – no comment.

4. NCC Highways – refer to NCC highways publication for advice.

5. NCC Rights of Way – no objections but comments on possibility that there may be unregistered public rights of way exiting on the site.

6. NCC Natural and Built Environment – no comment received.

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7. Cultural and Community Development Service – welcome the development and mentions issues regarding current lack of activities in the village that can lead to anti-social behaviour.

8. Environmental Development and Protection – no comment received.

9. Northants Police Community Safety Officer – no comment received.

10. Third Parties – no comment received.

ASSESSMENT: The site is the Wollaston Playing Field which is located within the Parish of Stixton. The playing field is slightly divorced from the village but it has already been developed with floodlit tennis courts, children’s play area, cricket/football pavilions and a car park. The site rises slightly in the corner of the recreation field that is proposed to accommodate the development and there is a hedgerow and trees on the southern boundary of the site.

The site is accessible on foot from the village by way of a hardsurfaced footpath.

Material planning considerations and issues • Compliance with policy • Effect on the visual amenity of the area • Crime and disorder

Compliance with policy It is accepted that the proposed building is in the open countryside but the scheme is considered to comply with the provisions of policy L2 because the applicant has supplied evidence to establish that the scheme is clearly identifiable with the needs of the residents of Wollaston. Although the playing field is slightly detached from the village it is within walking distance via the footpath mentioned above. The siting of the building on the playing field could be thought of as an efficient use of the site by concentrating several community types of use in close proximity to each other. The applicant has submitted a statement with the application that details the search for appropriate premises and sites within the village confines that ultimately has not been successful because the sites were not suitable or available for a community use.

Effect on visual amenity It is regrettable that a birch tree needs to be removed to facilitate the development but overall it is considered that the proposal will not have any detrimental effects on the visual amenity of the area for the following reasons:

• A condition is suggested that requires the exterior facing materials to be submitted for approval prior to the commencement of the development. • The proposed building is in scale with the other development on the field and in comparison with the size of the playing field. • The proposed building is in close proximity to the existing tennis courts which will lessen its visual impact as will its situation close to the hedgerow on the site boundary. • A condition is recommended that requires the submission of floor levels in relation to the surrounding ground levels prior to the commencement of 32

development to ensure that the building does not become an overly prominent feature in the landscape.

A landscaping condition is not recommended for the reason set out below.

Crime and disorder It is perhaps difficult to assess the crime and disorder context of the proposal due to the lack of a consultation response from the Police. The site already benefits from a boundary hedgerow and other mature trees at the front. It is therefore considered that a landscaping condition that further obscures the proposed building would impinge on natural surveillance which could have crime and disorder implications by causing potential intruders to be less visible to passing members of the public.

RECOMMENDATION: Approve with conditions:

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of visual amenity. 3. In the interests of visual amenity.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0265/C

PROPOSAL: The formation of additional car parking and erection of boundary fencing.

LOCATION: N S P C C, Orchard House, Gold Street, Wellingborough.

APPLICANT: Northamptonshire County Council.

PROPOSAL: Extension to car park plus provision of boundary fencing.

PLANNING HISTORY: Various dating from: WU/72/366 Children’s day centre – approved.

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

CONSULTATIONS: This is an application being dealt with by the County Council and the Borough Council is a consultee. At the time of writing this report, no copies of consultation replies had been received from the County Council.

ASSESSMENT: Orchard House is a property owned by the County Council. It has been leased to the NSPCC for a number of years and this lease expired in February. It is now proposed to operate as a Family Resource Centre for the Wellingborough/East Northants area providing facilities for direct work with children and their families and an administrative base for staff. This slight change does not require planning permission and the use of the building is not expected to be significantly different from the previous occupants.

However, in connection with these proposals, 14 parking spaces plus 1 disabled space are to be provided and additional boundary fencing is to be erected. These aspects do require planning permission.

The site only currently has 8 parking spaces and therefore the additional spaces are welcomed as they will help prevent users of the building having to park in nearby streets. The area proposed for the additional parking is currently a grassed area. E TL Nc_sc GH

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There are no trees within this area to be lost as a result of the development. The additional car parking area is therefore supported.

The site is currently used as a ‘rat run’ by pupils of the adjacent school and continually has disturbance caused by people congregating at the rear of the building. A new 1.2 metre high close boarded fence is proposed to the front of the site to segregate the site from an adjoining path and a proposed 2 metre high wire mesh fence to the rear will prevent people crossing the site for access. These works will increase security to the site and prevent the congregating that occurs at present.

Overall, the proposals are welcomed.

RECOMMENDATION: That the County Council be advised that no objections are raised to this proposal.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0268/F

PROPOSAL: Change of use of southern sector - plots for 4 no. touring caravans.

LOCATION: Land adjacent, 149 Main Street, Little Harrowden.

APPLICANT: Mr and Mrs S F James.

PROPOSAL: (As above). The proposal is to utilise an area of land right on the north-eastern edge of the village, for the siting of 4 touring caravans. The land was formerly used as allotments but is now somewhat overgrown and partly used for storing builder’s materials and equipment, in respect of which planning permission has not been gained and therefore such use is unauthorised and constitutes a breach of planning control. This breach is currently subject to an investigation by the Council’s Enforcement Officer. Some of the application site at present is also used for the keeping of horses. The land beyond the application site, extending in both a north-westerly, as well as easterly direction, is designated as Allotment Land but is only partly in use for this purpose. Access is via a track from Main Street at the extreme edge of development at the north- eastern end of the village. A variety of types, sizes and styles of dwelling houses front Main Street to the south-west of the application site. The application was advertised by formal notice as it represents a departure from the Development Plan.

This application is being referred to the Regulatory Committee for determination due to the number of objections that have been received to the proposal.

PLANNING HISTORY: WR/65/29 Housing - refused. BW/74/602 Residential development - refused.

PLANNING POLICY: Borough of Wellingborough Local Plan policies: GS1, GS2, GS3 and RE1. County Structure Plan policies: GS1, GS2, GS3 and RE1. PPS’s 1 and 7.

CONSULTATIONS: The period for public consultation had not concluded at the time of drafting this report and any further representation responses received will be reported to Regulatory Committee on the Committee Update List. V 487100 © Crown Copyright. All rights reserved. 487500

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1. Local Plan Section’s comments - This site exists within the open countryside. Policy H14 of the Local Plan states that planning permission for replacement dwellings in the open countryside will not be granted except where the existing dwelling is occupied and uneconomic to repair; the proposed dwelling is, at maximum, of a scale and floor area commensurate with that of the existing dwelling; and, the development will not perpetuate an existing traffic hazard. Policy H12 which concerning general guidance on housing layout and design will need to be taken into consideration. Also, Policy G1 needs consideration, stating that the development must be of a high standard and design respecting and enhancing the character of its surroundings.

2. Community Safety Officer – no comments.

3. County Highway Authority – set out standard conditions relating to the means of access and visibility, that would need t be imposed if planning permission is to be granted.

4. Third Parties – 3 written objections have been received from local residents citing grounds of the inadequate width of the access, proximity to private housing, insufficient details included with the application and precedence for much greater expansion of this type and related development.

ASSESSMENT: The issues that need to be taken into account in the determination of this application are:

(i) Compliance with Development Plan Policy (ii) Suitability of the site for development

(i) Policies in the Borough of Wellingborough Local Plan allow for sites for touring caravans provided such sites are located close to tourist or recreational facilities. Clearly this is not the case in respect of the application site. Allotment land can also be classed as an important amenity area. Policy L5 states that planning permission resulting in the loss of such areas will not be granted unless there is an insufficient long term demand for such facilities, or alternative provision is made.

(ii) In broad terms the site is suitable for the development proposed but the existing access is narrow (although the County Highway /Authority has not objected o the proposal) and the site is in an exposed position where without adequate screening the proposal will be visually obtrusive. It is also close to existing residential properties and this could result in adverse impacts arising from noise and disturbance.

In conclusion the proposal departs from the Development Plan and planning permission should not be granted for development proposals that do not accord with the Development Plan.

RECOMMENDATION: Refuse.

1. If permitted the proposal will result in the introduction of touring caravans to an area of land designated as allotment land which is not situated close to tourist or recreational facilities. As such it is contrary to policies L5 - 1 and L20 of the adopted Borough of Wellingborough Local Plan. 2. If permitted the proposal will result in the siting of touring caravans close to the curtilages of existing residential properties resulting in adverse impacts arising in the form of noise and disturbance from outdoor activities of the caravan occupiers, contrary to the Borough of Wellingborough Local Plan Policy G1 - 2.

POLICY G1

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

POLICY L20

PLANNING PERMISSION FOR TOURING CARAVANS AND CAMPING WILL ONLY BE GRANTED ON SITES IN CLOSE PROXIMITY TO TOURIST OR RECREATIONAL FACILITIES.

PLANNING PERMISSION WILL NOT BE GIVEN FOR STATIC RECREATIONAL CARAVANS AND CHALETS.

POLICY L5

PLANNING PERMISSION WILL NOT BE GRANTED FOR PROPOSALS WHICH WOULD RESULT IN THE LOSS OF AN IMPORTANT AMENITY AREA. EXCEPTIONS MAY BE PERMITTED:

1. ON SITES WHICH ARE NOT IDENTIFIED AS ENVIRONMENTALLY IMPORTANT OPEN SPACE, PROVIDED THAT IT CAN BE ESTABLISHED THAT EITHER;

A. THERE IS INSUFFICIENT LONG-TERM DEMAND FOR THE FACILITIES, OR

B. PROVISION IS TO BE MADE ON AN ALTERNATIVE AND APPROPRIATE SITE WHICH IS EASILY ACCESSIBLE AND PROVIDES EQUIVALENT COMMUNITY BENEFIT.

following policies: GS1, GS2, GS3, RE1 of the County Structure Plan and Borough of Wellingborough Local Plan Policies: GS1, GS2, GS3, RE1. 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: 0514/1 18/04/2005 39

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0300/F

PROPOSAL: Erection of 10 no. flats - revised siting.

LOCATION: The Castle Club, 33 St Johns Street, Wellingborough.

APPLICANT: Augusta Developments.

PROPOSAL: (As above). This application relates to the redevelopment of a site of 680 square metres containing an existing building which comprises a 3-storey disused red brick club building with access to the side and is surrounded by a mixture of buildings including the Christian Centre Nursery to the east side and a 2-storey residential dwelling on the west side. The proposal is for the erection of a 3 storey (with the third storey being partially in the roof space) ‘T’ shaped hipped roof block of 10 flats (8 - 2 bedroom flats and 2 - 1 bedroom flats), including a covered access way to a parking court and landscaped amenity areas to the rear. This equates nominally to approximately 147 residential units per hectare (overall Structure Plan requirement is 35 residential units of all types of residential development per hectare). This application needs to be determined by the Regulatory Committee as the number of units exceeds the threshold that requires consideration to be given to securing benefits in terms of Planning Obligations.

The applicant’s have responded to the negotiations carried out following the request of the Regulatory Committee on the earlier scheme submitted under planning application reference WP/2005/0065/F, by deciding to let that application stand as deferred and instead submitting this new current planning application. Amendments have been made to the scheme in complete accordance with the instructions of Regulatory Committee at the meeting held on 30th March 2005.

PLANNING HISTORY: Extensive planning history dating from 1949 relating to the existing building on the site, also: WP/2003/0284/F The erection of 8 no flats - approved. WP/2004/0141/F Construction of 12 no flats - withdrawn. WP/2005/0065/F Erection of 10 no flats.

PLANNING POLICY: Borough of Wellingborough Local Plan Policies: G1, C10, H1, H5, H8 and T9.

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Northamptonshire Structure Plan Policies: GS2, GS3, GS4, GS5, GS6, H2, H6, T3, T8 and T10. SPG VIII: Building Better Places. Supplementary Planning Guidance - Parking, Building Better Places and Planning Out Crime Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Guidance 3; Housing Planning Policy Statement 23; Annex 2: Development on Land Affected by Contamination.

CONSULTATIONS: The responses below are those made in relation to the scheme as originally submitted under WP/2005/0065/F (and are not in all cases now relevant to the changes indicated on the amended scheme). At the time of drafting this report the new application had just been received and consequently the new consultation process had just been commenced. Responses received will be reported on the Committee Update List.

1. Housing Strategy Manager - the redevelopment of this site will give people who cannot afford to buy on the open market due to high prices, the opportunity of a family flat as a starter home to rent. It has been agreed in principle to support the East Midlands Housing Association in the redevelopment of this vacant site for affordable housing. The provision of this development is strongly supported as it provides sustainable homes with access to all services within an area where there is a high demand for affordable accommodation.

2. Landscape comments – the existing vegetation to the rear of the site is all self- set elder, none of which is of sufficient value to compromise the proposed scheme. There is limited space for new planting, and it is important that the best is made of what space there is. The inclusion of one tree visible through the archway and giving a little shade would be of great benefit. Although the parking spaces are very close to the fences to the rear of the site hopefully it will be possible to incorporate some climbing plants to relieve the expanse of close boarded fence. Although the scheme provides ten dwellings which triggers the S106 requirement they are small flats on a very restricted site for affordable housing and I do wonder if the requirement might be waived in this instance. There is no very obvious need for a POS contribution in the immediate vicinity

3. Environment Agency – no comments.

4. NCC Historic Environment Team – comments received in respect of evidence from Wellingborough Civic Society on application WP/2003/0284/F:

“Although the information supplied does not provide conclusive proof, the details provided in Palmer’s History relating to the application site were previously unknown to us, and do lend some additional weight to the argument that the proposed development may have more significant archaeological implications than suggested in my previous response.

It must, however, be stated that overall the evidence for the existence of a hospital in Wellingborough during the medieval period is not great. This is not a 41

criticism of the Civic Society’s submission but relates to all the sources of information available to us.

Although the street name was in use as early as the 15th century and cannot be explained, in the absence of other substantial evidence this is not sufficient to suggest the presence of a hospital in the town, or to demonstrate that the current application site is its location. Secondly none of the known documentary sources refer to such a hospital in Wellingborough.

Taking into account the various pieces of evidence that are available, the current development proposal is not anticipated to have a major impact on important archaeological remains because of the scale of the work proposed and the disturbance caused by previous development work, and I do not consider that any further evaluation of the scheme’s archaeological impact is required prior to determination of the current application.

However, further evidence for the building identified in 1969 or associated remains may be revealed in ground works for the new flats, and the new development may damage or destroy any surviving archaeological evidence which might assist in determining the existence or location of a medieval hospital in this part of Wellingborough. In line with the advice in PPG16 and the Local Plan policies, we would therefore request that a condition is applied to any consent to ensure that an adequate archaeological record is made of the remains which will be affected.

The archaeological investigation will comprise a (limited) programme of observation, recording and excavation undertaken during the course of the new development. The investigation should be undertaken by a professionally qualified archaeological contractor appointed by the applicant. I would be happy to prepare a brief setting out the scope of the works after planning permission has been granted.

I would also like to comment on the stone sculptural fragment. We would support the retention of this sculptural fragment- either in the new building or elsewhere. If the tablet is to be removed from the wall and preserved for reuse in the new building, I would suggest that, as part of the required programme of archaeological work, the opportunity is taken to make a full descriptive and interpretative record of the fragment.”

5. Wellingborough Civic Society – had two concerns about the proposal, as indicated in response to application WP/2003/0284/F:

The very worn crucifixion plaque set into the wall of the former Castle Club at 33 St. Johns Street about 20 feet above the ground in the wall fronting the street. Wishes for the plaque to be retained.

The foundations of the Castle Club are likely to be of interest, historical evidence has been produced suggesting that this was the site of a historical hospice and the Society request that a brief archaeological investigation be carried out of the site before the flats are built.

6. Property Manager – provision should be made for an area at the front of the building adjacent to the paving for wheelie bins to stand on the day of collection.

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

8. Conservation Officer - the existing limestone medieval carving set in the wall of the Club should be re-mounted in the wall of the new building. General comments made in respect of the design and detailing.

9. Local Plans Comments - this site is located within an area allocated as Town Centre Mixed Use and is covered by Policy C10 of the Local Plan. This Policy states that development could only be granted as long as will not result in substantial conflict with surrounding uses or adverse impact upon the amenity of adjoining residential areas. Also in accordance with policy C10 the development would not be granted if it would result in substantial increases in on-street parking. Due to the size of the proposed scheme and the possibility of a Section 106 legal agreement Supplementary Planning Guidance 9 on the use of planning obligations requires consideration. The application should also be accompanied by a Building Better Places Checklist or a statement setting out how the development contributes towards sustainable development. In addition, Policy G1 of the Local Plan should be taken into account.

10. English Heritage - do not consider that it is necessary for this application to be notified to English Heritage.

11. Housing Services - no objections to this application

12. Property Manager - the development should make specific provision for an area at the front of the building adjacent to the paving for the wheelie bins to stand on the day of collection.

13. Third Parities - a letter of representation has been received from the neighbouring Christian Centre Nursery. Objections are made on the grounds of:-

(i) Overshadowing of the Nursery from the proposal; (ii) Windows overlooking the playground may result in the Centre's child- protection responsibilities being prejudiced/compromised, as there is no guarantee about the type of person living in the flats; (iii) There should be parking provision made on the basis of 1.5 spaces per dwelling, otherwise there could be a large shortfall of parking provision on the site; (iv) There are no designated cycle spaces; (v) Provision for access visibility, pedestrian safety, parking and turning is questioned, and (vi) Not objecting in principle to the development but wish to see a building of smaller proportions.

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

(i) In terms of present planning policy considerations there is a presumption in favour of redevelopment of a site of this kind in this type of location. The national planning policy guidance advice is to concentrate new development within existing settlements whenever this is possible and to re-use existing sites. This guidance is reflected in the Development Plan policy framework. At the strategic level the overall thrust is one of urban concentration of development and rural restraint overall in the interests of sustainability. The application site lies within the Town Centre, on an area designated by the Local Plan for mixed use development. The application therefore needs to be judged against Policy C10 of the Local Plan, which allows a variety of uses in this location provided that any new use does not conflict with the existing uses, would not result in a lack of opportunity for a broad range of uses, does not conflict with the town centre retail strategy and does not cause on-street parking problems. It is considered in policy terms that the proposed redevelopment of this site would meet all the criteria within Policy C10.

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

(iii) Conditions are proposed to cover the points raised by the County Historic Environment Team , the Civic Society and the Property Manager.

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

(v) The landscaping requirements, provision for wheelie bins at the frontage, and safeguarding of the historic plaque can be secured through the imposition of appropriate conditions, as are proposed. It is not considered that the proposal will overshadow neighbouring properties to a great extent, as it is no higher than the existing building on the site. It is not considered that the flats will be occupied by anti-social residents and there are other laws to enforce against any perpetrators of anti-social behaviour. The parking provision is in line with current standards and advice in respect of developments in, or close to, the Town Centre. The Highway Authority has no objections to the scheme, subject to compliance with conditions proposed.

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

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or as amended) no garages, sheds or other buildings shall be erected without express planning permission from the local planning authority, other than those expressly authorised by this permission. 3. Prior to the commencement of development a scheme for sound insulation between the flats shall be submitted to and approved in writing by the local planning authority. The agreed scheme shall be completed before the flats are occupied. 4. Representative samples of all external facing and roofing materials shall be submitted to and approved in writing by the local planning authority before the development is commenced. 5. Prior to the development hereby permitted being implemented a scheme shall be agreed in writing with the local planning authority to agree the retention of the very worn crucifixion plaque set into the wall of the former Castle Club at 33 St Johns Street about 20 feet above the ground in the wall fronting the street. 6. 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. 7. 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. 8. Two weeks prior notice shall be given of the exact date when it is proposed that construction of the development is to begin. During the construction period representatives of Northamptonshire Heritage (telephone 01604 237247) shall be allowed access to the site to observe and inspect all excavation works and record all findings or archaeological interest. If required, they shall be allowed to excavate such remains, provided that this shall not interfere unreasonably with the progress of the development. 9. Prior to the implementation of the development hereby permitted a scheme shall be submitted to and agreed in writing with the local planning authority for provision to be made for an area at the front of the building adjacent to the paving for wheelie bins to stand on the day of collection. 10. The shared private drive into the garage court must be 4.5m wide for the first 10m from the highway boundary and to prevent loose material being carried out onto the public highway it is to be hard paved for at least the first 5m. 11. Pedestrian to vehicle visibility of 2m x 2m is to be provided and maintained on each side of the point of access. 45

12. The footway crossing must be constructed to heavy duty standard and the existing point of access closed and the footway made good in accordance with the specification of Northamptonshire County Council. 13. The development shall be carried out in accordance with the amended plans deposited with the local planning authority on 5 April 2005. 14. Before development is commenced the finished floor levels of the hereby approved dwellings in relation to the adjacent dwelling and ground floor flats shall be submitted to the local planning authority and approved in writing.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. In the interests of amenity. 3. In the interests of residential amenity. 4. In the interests of amenity. 5. To retain an historical association with the past. 6. In the interests of visual amenity. 7. In the interests of amenity and privacy. 8. To meet archaeological investigation and recording requirements. 9. In the interests of the protection of the amenities of the area and public safety. 10. In the interests of highway safety. 11. In the interests of highway safety. 12. In the interests of highway safety. 13. To ensure that the development is carried out in accordance with the agreed amendments. 14. In the interests of residential amenity.

INFORMATIVE/S: 1. Pursuant to Section 54A of the Town and Country Planning Act 1990, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: GS2, GS3, GS4, GS5, GS6, H2, H6, T3, T8 and T10 of the County Structure Plan and Borough of Wellingborough Local Plan Policies: G1, C10, H1, H5, H8 and T9. 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: 1608 (4 drawings) 31/01/2005 3. In view of the position of the traffic calming device in the vicinity of the entrance to the site, it is suggested that the desirability of any changes to improve the safety of access be discussed with the Highways Service, Northamptonshire County Council, Riverside House, Riverside Way, Bedford Road, Northampton, NN1 5NX. 46

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0305/F

PROPOSAL: Change of use from A1 to D2 - temporary (5 yrs) 30 minute fitness and weight loss facility.

LOCATION: Light It, 2 Pebble Lane, Wellingborough.

APPLICANT: Alan Rose.

PROPOSAL: Temporary change of use to a gymnasium for a period of 5 years.

PLANNING HISTORY: Most recent – WP/2005/0229 Permanent change of use to a gymnasium – refused.

PLANNING POLICY: Policy C1 of the Borough of Wellingborough Local Plan.

CONSULTATIONS: 1. Borough of Wellingborough, Property Manager – This property is owned by the Council and I support the applicants proposal. This will establish a new facility for Wellingborough town centre and indeed be unique within the Borough of Wellingborough as it's marketing is specially targeted at women and light fitness training. The adjacent shop has remained empty for over 3 years despite efforts to find a tenant. Number 8/9 is vacant following the demise of the tenant company and as number 2 is becoming vacant in April I am very concerned about the future viability of the whole parade and the impact on the market. From the details of the proposal, it seems to me that this unique facility will be an attractive proposition, drawing new footfall and custom to this parade for the key lunchtime and evening periods. Also, this will counter historic tendencies for some of the shops to close on Thursday. The former tenant in No 2 is recently departed as trade had become unviable since the new retail trading estate opened in London Road - this has also closed at least 3 stalls on the market. My only concern is that the premises should retain a good retail aspect to the frontage and continue with an element of retailing (associated sports, health and fitness goods). I therefore recommend that appropriate conditions be attached to any approval.

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2. Borough of Wellingborough, Head of Spatial Planning – is supportive of a 5 year temporary permission.

3. Third Parties – no views received at the time of writing this report.

ASSESSMENT: The application site is a ground floor unit below the library. It is currently a lighting shop but is soon to be vacant.

The proposal is located in an area of the town centre defined as a Primary Shopping Street in the adopted Borough of Wellingborough Local Plan. Policy C1 of the Local Plan seeks to prevent the loss of retail uses at ground floor (street) level in such locations.

A recent proposal for a permanent change of use to a gymnasium was refused because it would have resulted in the loss of a retail unit which was considered to be contrary to Policy C1 of the Local Plan.

One of the Council’s aims is to strengthen the town centre in terms of retail uses. The Primary shopping area of the town is very tightly drawn and any existing retail units need to be protected in the long term if this aim is to be achieved. The anticipated growth of the town over the next few years should result in more demand for town centre retail units and the loss of this unit as a potential A1 retail unit would have reduced the capacity for this to need to be met.

In the shorter term, units in this row are proving difficult to let and, in view of this, the applicant has asked if the Council would be willing to grant a 5 year temporary consent instead of the permanent one he applied for previously. The applicant believes that one of the units in this row has been vacant for 3 years.

In its favour, a temporary permission would bring a gymnasium use into the town centre and there are no such uses of this nature at present. The new Planning Policy Statement 6 (Planning for Town Centres) encourages leisure uses in locations such as this.

It will also ensure a unit is filled where other lettings may be difficult. This would bring more activity to Pebble Lane and hence potential custom to the other units in this row. In turn, this may attract other lettings.

In the longer term, the Council would retain control over future uses of the unit in that it will be able to review the situation at the end of the five years and look at whether there is an increased demand for retail uses in this row. After this time, unless the Council grants permission for it to be renewed, any temporary permission would lapse and the unit would revert back to an A1 use.

On balance, it is considered that the granting of this temporary permission is in the best interests of this area of the Town Centre in the short term. It is considered that such a permission would, in the long term, not be contrary to the aims of Policy C1 because the Council would still retain control over future uses of this unit. Permission should therefore be granted for a period of 5 years.

At the time of reporting this matter to Committee, the consultation period on this application has not expired. It is therefore requested that the granting of this permission be delegated to the Director of Environment and Economy subject to no new material considerations coming to light during the remainder of the consultation period.

RECOMMENDATION: That, subject to no new material considerations coming to light during the remainder of the consultation period, the granting of planning permission be delegated to the Director of Environment and Economy subject to the following conditions:

1. The development shall be begun not later than the expiration of five years beginning with the date of this permission. 2. The permission shall be permitted for a period of time expiring on 31st May 2010. At or before the expiration of this period, the property shall be restored to its former condition and revert to a use in accordance with Class A1 of the schedule to the Town and Country Planning (Use Classes) Order 2005 or any provision equivalent to that Class in any Statutory Instrument revoking or re-enacting that Order.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act, 1990. 2. To ensure the local planning authority retains control over the future use of the land.

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

FOR INFORMATION

Regulatory Committee 25/05/2005

Report of the Director of Environment and Economy

APPLICATION REF: WP/2005/0129/C

PROPOSAL: Erection of an extension to create additional administration area and main entrance lobby.

LOCATION: Great Doddington Primary School, Church Lane, Great Doddington, Wellingborough.

APPLICANT: Northamptonshire County Council (Education Services).

NOTE: Approved by Northamptonshire County Council on 13th April 2005 subject to the following condition/s:-

1. The development hereby permitted shall be begun not later than the expiration of FIVE YEARS from the date of this permission.

Reason/s:

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

Reasons for Approval

The siting, design and size of the Extension are considered to be acceptable. It is considered that the proposed extension will not have an adverse effect on residential amenity.

The application is therefore considered to be acceptable in accordance with policy GS5 (Design) of the Northamptonshire County Structure Plan (2001), and policy G1 (Design) of the Borough of Wellingborough Local Plan.

50 25th May 2005

REGULATORY COMMITTEE

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

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

WP/2004/0368/O Evetine Limited Adj 8 Great Park Street, Approved Wellingborough. The demolition of existing warehouse and erection of 34 no. flats and 2 offices with underground car parking.

WP/2005/0076/F Mr and Mrs Jenkin 15 Butts Road, Refused Wellingborough. Single storey rear extension and replacement garage.

WP/2005/0098/CON G and M Homes Limited Land at rear of 19 Rock Approved Road, Finedon, Wellingborough. Details submitted pursuant to Condition 5 concerning external facing and roofing materials for proposed 2 no. new dwellings with access from Irthlingborough Road at land at rear of 19 Rock Road, Finedon. Reference no. WP/2003/0267/F approved 10 September 2003.

WP/2005/0107/F Mrs M Horne 8 Sheffield Way, Earls Barton, Approved Northampton. Loft conversion to bungalow, extension to rear and demolition of garage and porch.

WP/2005/0135/LB T M Vincent 40 Main Road, Grendon, Approved Northampton. Alterations to previously approved plans for barn conversion A. proposed timber clad store room B. proposed conservation roof light C. proposed gallery D. proposed re-instatement of window. 51

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

WP/2005/0147/F Mr and Mrs Pepper 4 Dybdale Crescent, Approved Wellingborough. Proposed single storey extension at the rear of the property (conservatory) (amended scheme).

WP/2005/0159/F Mr I Horn 12 Whitworth Crescent, Earls Approved Barton, Northampton. Rear conservatory, front conservatory porch and side car port.

WP/2005/0160/F Douglas Stephens Well Cottage, 8 Langton Approved Place, Isham, Kettering. New carport (revised plans).

WP/2005/0161/LB Mr John Van Weenen The Priory, 1 Hickmire, Approved Wollaston, Wellingborough. Remove barn door and windows and replace with wooden garage door to match.

WP/2005/0162/F Mr and Mrs B Selling 83 Wilby Park, Wilby, Approved Wellingborough. Extension to existing porch.

WP/2005/0168/LB Mr and Mrs T Willmott Lower Farm, 130 High Street, Refused Irchester, Wellingborough. Alterations including new dormer windows, replacement of existing windows, new rear facing windows, new conservatory extension, replacement roofing and internal alterations.

WP/2005/0169/F Mr R Miller 7 Church View, Ecton, Approved Northampton. Ground floor rear extension.

WP/2005/0172/F Mr R S Lawman 15 Parkers Terrace, Finedon, Approved Wellingborough. Extension of existing single storey garage to form double garage.

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

WP/2005/0173/F Mr and Mrs Norman 6 Mulberry Close, Approved Wellingborough. Single storey extension to rear elevation i.e. - conservatory (amended plans).

WP/2005/0174/F Mr M Winters 2 Cowper Road, Approved Wellingborough. Two storey side extension.

WP/2005/0175/F Mr and Mrs Dady 34 Stubbs Close, Approved Wellingborough. First floor extension at side over existing garage/utility room etc.

WP/2005/0176/O J E G James and H James Newlands Farm, Bozeat, Approved Wellingborough. Erection of agricultural workers dwelling.

WP/2005/0183/F Mr and Mrs Brailsford 2 Gretton Court, Approved Wellingborough. Above garage/utility room - first floor extension.

WP/2005/0186/LB Mr and Mrs D Burnett 7 Regent Street, Finedon, Approved Wellingborough. Formation of 2 no. en-suite shower rooms to existing bedrooms.

WP/2005/0187/F LMR Limited 1-3 Orient Way, Approved Wellingborough. Change of use to A2 (recruitment business and agency).

WP/2005/0188/F Mr D Smith 116 Nest Lane, Approved Wellingborough. Demolish existing part-brick, part-timber garage, workshop and utility room. Build new side single storey garage and extension.

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

WP/2005/0189/F Mr and Mrs Lloyd 123 High Street, Irchester, Approved Wellingborough. Double garage with office over and single garage to front.

WP/2005/0190/F Mr and Mrs Lishman 81 Baker Crescent, Irchester, Refused Wellingborough. Proposed first floor rear extension.

WP/2005/0193/F Mr P G Sumner Land at Shepherds Hill, Approved Wollaston, Wellingborough. Erection of agricultural dwelling - amendments to planning permission ref. no. WP/2004/0740/F approved 29 November 2004.

WP/2005/0194/F Mr T Falkner 4 Varley Close, Approved Wellingborough. Northamptonshire Re-positioning of existing fencing.

WP/2005/0195/O Mr A Bigley Land adj. 4 Short Lane, Approved Wellingborough. Proposed two storey attached building, providing two independent flats, one on each floor.

WP/2005/0198/F Mr and Mrs S M and V E 23 Mile Street, Bozeat, Approved Irving Wellingborough. Re-build existing single storey extension and new 2 storey side extension.

WP/2005/0199/F Mr S Lal 21-23 Midland Road, Approved Wellingborough. Re-arrange layout of existing first floor flat and create access to flat from Midland Road.

WP/2005/0200/F First London Investment Texaco Service Station Approved Group Northampton Road Wellingborough Residential scheme of six dwellings with private amenity and parking. 54

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

WP/2005/0201/F Mr M Williams 24 York Road, Wollaston, Approved Wellingborough. Two storey rear extension to replace existing (re- application of WP/2004/0112/F).

WP/2005/0204/F Allen Concrete Allen Concrete Limited, 35-37 Approved Rixon Road, Finedon Road Industrial Estate, Wellingborough. New batching plant and associated equipment, c/w alterations to suit new track to existing building.

WP/2005/0205/F Mr and Mrs C Measey 18 Trent Close, Approved Wellingborough. First floor extension over side garage.

WP/2005/0208/F Advanced Inspection 43 Booth Drive, Park Farm Approved Services Limited Industrial Estate, Wellingborough. Proposed rear extension to existing factory unit.

WP/2005/0211/F Mr S Lal 111 Eastfield Road, Approved Wellingborough. First floor addition over existing garage/utility. New pitched roof + porch to front.

WP/2005/0212/F Miss C Anthony 10 Kenmuir Road, Finedon, Approved Wellingborough. Conservatory at front of house.

WP/2005/0216/F V Mills 27 Brickhill Road, Approved Wellingborough. Conservatory to rear of dwelling.

WP/2005/0218/F Mr and Mrs Denning 25 Dowthorpe End Earls Approved Barton Northampton Single storey extension to side and rear of existing dwelling.

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

WP/2005/0220/F Mr and Mrs Evans 26 Mulberry Close, Approved Wellingborough. P-shaped conservatory to rear of property.

WP/2005/0221/F Mr and Mrs R Foreman Land adjacent 186 Station Approved Road, Irchester. Agricultural building for hay/straw storage.

WP/2005/0222/F Mr S Campbell, 3rd Floor - Granville Approved First Defence Solicitors Chambers, Midland Road, Wellingborough. Change of use from B1 to Financial and Professional Services (A2).

WP/2005/0226/F Mr and Mrs N J Richards 12 Denton Close, Irchester, Approved Wellingborough. 2 storey side extension and single storey rear extension and conservatory.

WP/2005/0229/F Alan Rose 2 Pebble Lane, Refused Wellingborough. Change of use from shop (A1) to 30 minute fitness and weight loss facility including exercise and nutrition counselling (D2).

WP/2005/0230/F Mrs Linda Buck, Delos Community Resource Approved Delos Community Centre, 28a Poplar Street, Wellingborough. Renewal of planning permission WP/2004/0095/F - to extend opening hours to 9 p.m. on two evenings per week.

WP/2005/0231/F Mr A Rush 5 Sharplands, Grendon, Approved Northampton. Conservatory to rear.

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

WP/2005/0235/F Daylight Centre Fellowship 31 St Johns Street, Approved Wellingborough. Temporary change of use of yard to B8 for 12 months for storage of light vehicles in connection with the retail motor trade.

WP/2005/0240/F Ms M Watts 15 Covington Grove, Approved Wellingborough. Two storey extension to side of property.

WP/2005/0241/F Mr and Mrs D Durrant Land to rear 13 and 15 Approved Thrapston Road, Finedon, Wellingborough. 1 bedroom 'granny' annexe.

WP/2005/0247/TC Orange Personal Transco Tower and Site, Approved Communications Systems Irthlingborough Road, Wellingborough. The re-location of an existing 0.6m dish from a height of 25.9m to 35m on existing tower.

WP/2005/0261/F Adecco UK Limited Intersport, 21 Spring Lane, Approved Wellingborough. Change of use from Class A1 (vacant) to Class A2 (employment agency).

WP/2005/0262/CON Mr D Mallard Plot Adjacent 35 Hope Street, Approved Bozeat. Details submitted pursuant to Condition 1 concerning external facing and roofing materials for detached bungalow at Plot adjacent 35 Hope Street Bozeat. Reference WP/2005/0067/RM approved 30 March 2005.

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

WP/2005/0266/CON BTS Developments Limited Land off Nest Lane, Approved Wellingborough. Details submitted pursuant to Conditions 5 and 6 concerning a survey of site levels and finished floor levels and visibility splays at the junction of Nest Lane for new build development (involving demolition of existing buildings) of 20: 2, 3, 4, bedroomed dwellings with new access road, parking and garages. Reference no. WP/2004/0715/RM approved 5 January 2005.

WP/2005/0281/CL H M Prison Service H M Prison, Millers Park, Agreed Wellingborough. External works and kitchen.

WP/2005/0299/CON The Borough Council of Land off Sanders Road, Approved Wellingborough Finedon Road Industrial Estate, Wellingborough. Details submitted pursuant to Condition 2 concerning external facing and roofing materials for construction of amenity services depot buildings, associated car and lorry parking, combined access from Sanders Road at Land off Sanders Road Finedon Road Industrial Estate Wellingborough. Reference WP/2004/0793/F approved 5/1/2005.

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

WP/2005/0303/CON Adam Edwards Farthings, 20 Church Street, Approved Isham, Kettering. Details submitted pursuant to Conditions 3, 4, 6 and 7 concerning sample of the pantile roofing material, precise British Standard colour for the render finish, detailed design specification of the windows and doors and the precise method of blocking up the ground and first floor windows so that evidence of the original window reveals is retained for two storey rear extension to provide third bedroom and larger kitchen at Farthings, 20 Church Street, Isham. Reference WP/2003/0516/F approved 15 September 2003.

BACKGROUND PAPERS

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

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

59 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

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

FP/2004/0815/ A Mr J Walia Euro Hotel, 90 Change of use dwellings to hotel Midland Road and extension and link to Euro APPROVED C Wellingborough Hotel

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

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

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

PS/2004/1369/ A Corby Borough Council Extensions to the Nursery and Building ControlDeene House Pre-School Play Room. Internal APPROVED New Post Office Square alterations including provision of Corby disabled toilet facility and ramp to front entrance 60 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address FP/2004/1936/ A Nicky Anercreonte Conversion of upper floors to flats Properties92 Chapel Street APPROVED C Luton

PS/2004/2314/ A Kettering Borough Proposed new reception classroom CouncilBowling Green Road studio and staff room extension APPROVED C Kettering

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

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

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

FP/2005/0177/ L A Trading LtdOsbourne Change of use to form 5 dwellings House 20 High Street South APPROVED C Olney 61 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address FP/2005/0184/ A Adept ConstructionUnit 1, Construction of 8 two bed Ambron Business Centre apartments APPROVED Eastfield Road Wellingborough

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

FP/2005/0192/ Mr M Chapman Vicarage Conversion of existing buildings Farm Regent Street Finedon and associated external works APPROVED C

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

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

FP/2005/0214/ Mr R Elderkin & Mrs L Two storey side extension Groom34 Queen Street REJECTED Bozeat Wellingborough 62 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address FP/2005/0221/ Mr D Robinson 56 Princess Proposed garage and utility room Way Wellingborough APPROVED

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

FP/2005/0294/ Mr & Mrs Maple 10 Milton Loft conversion Avenue Wellingborough APPROVED C

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

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

PS/2005/0390/ East Northants District Science Laboratory and HPA CouncilCedar Drive APPROVED Thrapston 63 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address FP/2005/0394/ Mr D Baker 175 Midland Ground floor rear extension Road Wellingborough APPROVED C

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

FP/2005/0431/ Borough Council Of Construction of new amenity WellingboroughCroyland services depot for Borough Council APPROVED C Avenue Tithe Barn Road Of Wellingborough Wellingborough

FP/2005/0433/ D M E Motorsport Ltd18 Install mezzanine with storage and Dale Close Wellingborough 2 no offices APPROVED

FP/2005/0438/ Mr&Mrs R Harvey 38 Rectory New three bedroom bungalow with Lane Orlingbury Kettering attic roof space rooms APPROVED C

FP/2005/0443/ Mr L Jefferies 52 Ashby Proposed extension Close Wellingborough APPROVED 64 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address DI/2005/0444/ Gala Group LtdNew Castle Alterations to provide disabled, House Castle Boulevard access, toilet and place of safety APPROVED C Nottingham

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

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

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

PS/2005/0453/ Kettering Borough Extensions and alterations CouncilBowling Green Road APPROVED Kettering

FP/2005/0456/ The Trustees Of The Ecton Barn conversion to single office EstateSouth Lodge Farm APPROVED Ecton 65 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address FP/2005/0460/ Mr A Patel 109 Albert Road Single storey rear extension to form Wellingborough bathroom APPROVED

FP/2005/0461/ Mrs Darrell Percival 2 First floor pitched roof extension Mulberry Close over existing single storey to side of APPROVED Wellingborough house.

FP/2005/0503/ Mr G A Charter 5 The Sorrels First floor extension to include Isham Kettering bedroom & shower room APPROVED C

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

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

BN/2005/0517/ Mr Tony Wheatley 79 Removal of part of chimney breast Northampton Road and raising of height above hob in ACCEPTED Wellingborough kitchen 66 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

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

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

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

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

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

FP/2005/0544/ Mr&Mrs R H McLaurie 37 Single storey rear extension London Road Little Irchester APPROVED C Wellingborough 67 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

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

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

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

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

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

WI/2005/0660/ Mr Smart 84 Stanley Road Replacement of 3 windows and two Wellingborough doors ACCEPTED 68 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address BN/2005/0661/ Mr N Civil Sywell Grange Conversion/refurbishment of Holcot Lane Sywell extension brick barn ACCEPTED Northampton

BN/2005/0671/ Mr Tesas Patel 35 Covington Create new access to garage from Grove Wellingborough inside of the house ACCEPTED

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

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

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

FP/2005/0697/ Mr G Capps 137 The Ridge Ground floor rear extension Great Doddington APPROVED Wellingborough 69 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address BN/2005/0700/ Mr&Mrs Tuckett 28 Hatton New external stair to conservatory Avenue Wellingborough and associated work ACCEPTED

BN/2005/0703/ David Kelly 20 Glenfield Replacement porch with new Drive Great Doddington pitched tile roof ACCEPTED Wellingborough

FP/2005/0759/ Mr A Blake 6 Prospect Close Ground floor rear annex extension Wollaston Wellingborough APPROVED

BN/2005/0760/ David Michael Gee 53 Mears Replace existing flat roofs with ptich Ashby Road Earls Barton roof ACCEPTED Northampton

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

WI/2005/0762/ Mr A Robertson 29 Park Replacement windows to rear of Road Wellingborough property ACCEPTED 70 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address WI/2005/0763/ Mr A York 16 Lancaster Replacement patio door Close Wollaston ACCEPTED Wellingborough

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

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

DI/2005/0768/ Mrs Smith 18 Mears Ashby Bathroom alteration to form level Road Earls Barton access shower ACCEPTED

FP/2005/0773/ Mr & Mrs Barber 96 Cowper Two storey extension to side Road Wellingborough elevation APPROVED C

BN/2005/0776/ David Smith Grove Farm Internal alterations to utility and House39 High Street Great floor above ACCEPTED Doddington Wellingborough 71 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address BN/2005/0777/ Indoo Patel 63 Albert Road Re-roofing Wellingborough ACCEPTED

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

BN/2005/0840/ Mr Stephen Prigmore Install replacement windows to rear. Brambles Lower Street Great Install new bathroom, install new ACCEPTED Doddington central heating

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

PS/2005/0865/ Kettering Borough Storage building adjacent existing CouncilBowling Green Road sports walls APPROVED Kettering

FP/2005/0867/ S Savage 13 Summerlee Single storey rear extension and Road Finedon two storey side extension APPROVED C 72 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address BN/2005/0869/ Gary Thomas 24 Talbot Remove wall between Road Wellingborough kitchen/dining room ACCEPTED

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

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

BN/2005/0901/ Mr&Mrs B Stevens 2 Ashton Conversion of internal garage to Grove Wellingborough living area ACCEPTED

WI/2005/0902/ Mr J Spencer 23 Steele Road Fit U.P.V.C front door and side Wellingborough panel ACCEPTED

BN/2005/0904/ Mr E Shackles 66 Change of use - internal store to Queensway Wellingborough shower room ACCEPTED 73 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address BN/2005/0908/ R.W Ainsworth 4 Leys Road Toilet conversion understairs Earls Barton Northampton ACCEPTED

FP/2005/0937/ Mr Richard Leigh 51 Park Alteration & renovation of existing Road Wellingborough brick workshop APPROVED

BN/2005/0939/ Mr Cuthbert 62 Gisburne Forming an opening to internal wall Road Wellingborough installing 175x106mm u/b ACCEPTED

FP/2005/0940/ C/O John Holmes Borough Construction of new Post Room at Council Of ground floor (internal alteration) APPROVED WellingboroughCroyland Abbey Tithe Barn Road Wellingborough

WI/2005/0967/ Mr J Carter 16 Newton Road Replacement front door Wollaston Wellingborough ACCEPTED

BN/2005/0969/ Dunkleys Extension to building RestaurantGrendon Road ACCEPTED Earls Barton 74 REGULATORY COMMITTEE

APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date :11/05/2005

Description Application No. Name & Address BN/2005/0970/ Michael V Pollard 29 Flat dormer roof to pitched Dychurch Lane Bozeat conversion ACCEPTED Wellingborough

FP/2005/0973/ Mr&Mrs G Fairbrass 23 St Extension to garage with spa room Marys Road Bozeat at rear APPROVED Wellingborough

BN/2005/0975/ Mr D R Ellis 39 Roberts Move one bathroom from ground Street Wellingborough floor to 1st floor ACCEPTED

BN/2005/0977/ Mrs S A Keeves 6 Priory Single storey extension to rear of Road Wollaston property ACCEPTED Wellingborough