Borough Council of Wellingborough Planning Committee Wednesday 17Th November 2010 at 7.00 Pm Council Chamber, Swanspool House

Borough Council of Wellingborough Planning Committee Wednesday 17th November 2010 at 7.00 pm Council Chamber, Swanspool House

INDEX

Page No. SITE VIEWING GROUP

WP/2010/0361/F - 16 Holme Close, Wellingborough. 1 WP/2010/0381/F - Tudor Gate Hotel and Restaurant, 29 35 High Street, Finedon. 3 WP/2010/0382/LB - Tudor Gate Hotel and Restaurant, 29 35 High Street, Finedon. 12 WP/2010/0401/FM - Laundry Premises, Buckwell End/Short Lane, Wellingborough. 15 WP/2010/0402/CA - Laundry Premises, Buckwell End/Short Lane, Wellingborough. 29

DISTRICT

WP/2010/0019/FM - Former A J Sectional Premises between 11 and 11A Thrapston Road, Finedon. 38 WP/2010/0067/FM - The Royal, 27 Knox Road, Wellingborough. 44 WP/2010/0369/O - Three Fields Farm, 46 Harrold Road, Bozeat. 51 WP/2010/0393/F - 23 High Street, Great Doddington. 56 WP/2010/0394/CA - 23 High Street, Great Doddington. 67 WP/2010/0397/OM - 66-74 Lea Way, Wellingborough. 69 WP/2010/0399/F - 48 Park Road, Wellingborough. 73 WP/2010/0403/F - 12 Earls Barton Road, Mears Ashby. 80 WP/2010/0411/O - Land to rear 129 London Road, Bozeat. 87 WP/2010/0443/C - Earls Barton Quarry, Grendon Road, Earls Barton. 93

OTHER BOROUGH

WP/2010/0467/OB - Land at St James Road, St James Industrial Estate, Corby. 96

FOR INFORMATION

WP/2010/0020/C - Sywell Range Gun Club, 300 Kettering Road, Sywell. 100

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 16th November 2010 at 10.50 a.m.)

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0361/F

PROPOSAL: Alterations to main roof (hip to gable) and roof dormers to provide additional bedrooms and en-suites. Revised plan.

LOCATION: 16 Holme Close, Wellingborough. NN9 5YF

APPLICANT: Mrs Lana Leung.

Application has been requested for consideration by the Committee and to be subject of a Members Site Visit by Councillor Waters.

PROPOSAL AND DESCRIPTION OF SITE: As above. (Revised plan).

RELEVANT PLANNING HISTORY: None relevant.

NATIONAL AND LOCAL PLANNING POLICY: North Northamptonshire Core Spatial Strategy. Policy 13 – General Sustainable Development Principles.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: Third party objection from neighbour concerned about direct overlooking. Eyesore appearance and inconsistency with character of area. Objector suggests that in effect a 3 storey dwelling would result. Objector suggests that dormers should go on front.

ASSESSMENT: Scheme has been revised by Agent to minimise overlooking but changes have not obviated concerns. In the revised scheme the inclusion of velux lights and obscure glass in the vertical windows would minimise overlooking. The actual height of the dwelling is unchanged, but hipped ends are changed into a full ridged roof in the proposal.

RECOMMENDATION: Approve with conditions.

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Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of amenity.

INFORMATIVE/S Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: North Northamptonshire Core Spatial Strategy - Policy 13 - General Sustainable Development Principles. - 3 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 16th November 2010 at 11.40 a.m.)

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0381/F

PROPOSAL: Proposed part demolition of existing extensions to Grade II Listed Tudor Gate Hotel + proposed conversion of existing Listed Building into two residential dwellings + creation of further six residential properties and associated courtyard area.

LOCATION: Tudor Gate Hotel and Restaurant, 29 35 High Street, Finedon, Wellingborough. NN9 5JN

APPLICANT: Gilt Edged Homes Limited.

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

PROPOSAL AND DESCRIPTION OF SITE: As described above.

The Tudor Gate Hotel and Restaurant is a Grade II listed building, originally built in the early Georgian period as a farmhouse. It was extended to the rear in a utilitarian manner in the 20th century and the present proposal is to remove those unsightly buildings and restore/convert the historic building to residential use.

The landform falls from the back of the site to the front and on the rear boundaries there are a number of ironstone walls of varying heights. Also on the rear boundary in the adjoining garden areas are wooden fences and an amount of landscape planting. The site has the benefit of an existing vehicular access which leads through to an extensive area of hard surfaced car parking.

RELEVANT PLANNING HISTORY: Long recorded planning history as a hotel.

NATIONAL GUIDANCE AND DEVELOPMENT PLAN POLICY: North Northamptonshire Core Spatial Strategy (NNCSS): Policy 1 (Strengthening the Network of Settlements) Policy 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) 15 (Sustainable housing provision) Planning Policy Statement 1; Delivering Sustainable Development WP/2010/00381/F

ICT Services Based upon the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Scale: Stationery Office © Crown Copyright. Unauthorised reproduction infringes crown copyright and may lead 1:1,250 This map is accurate to prosecution or civil proceedings. to the scale specified Borough Council of Wellingborough. ± when reproduced at A4 Licence No 100018694. (2010) Legend

WP/2010/0381/F - Tudor Gate Hotel and Restaurant, 29-35 High Street, Finedon - 4 -

Planning Policy Statement 3; Housing Planning Policy Statement 4; Planning for Sustainable Economic Growth Planning Policy Statement 5; Planning for the Historic Environment Planning Policy Statement 7; Sustainable Development in Rural Areas Planning Policy Statement 9; Biodiversity and Geological Preservation Planning Policy Statement 23; Planning and Pollution Control Planning Policy Guidance 13; Transport Supplementary Planning Document; Northamptonshire Minerals and Waste Development Framework; Development and Implantation Principles, Sustainable Design Supplementary Planning Guidance: Planning Out Crime and Parking

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Finedon Parish Council – no comment received.

2. Northamptonshire County Council Highway Authority –

“As it appears to comprise 4 residential units having frontage to High Street and a further 4 units on land to the rear, it is appropriate for the development to be served by means of a shared private drive. To be acceptable to the Highway Authority a shared private drive must be of a minimum width of 4.5m for the first 10m. Vehicle to vehicle visibility of 2m x 43m and pedestrian to vehicle visibility of 2m x 2m above a height of 0.6m must be provided and maintained on both sides of the point of access.

Although some attempt has been made to improve the means of vehicular access, in their present form and without alteration, the proposals do not appear to comply with the above requirements and may give grounds for an objection to be raised on highway grounds.

Whilst it is accepted that there may be environmental and conservation reasons why full compliance may not be possible you may wish to seek the views of the applicant on ways in which an acceptable scheme can be achieved. It is considered important that the driveway should be of sufficient width to enable two vehicles to enter and leave simultaneously without obstructing the public highway and that some degree of pedestrian visibility is achieved where the driveway meets the back of the footway. Further details of this aspect of the proposal are awaited.

The vehicular access into the site of the development, which should be laid out with taper and half section kerbs to provide mobility for pedestrians and wheel chairs, must be widened as necessary, the existing vehicular crossing at plot 3 closed and all highway surfaces over the frontage of the site where affected by the proposals made good in accordance with specifications of Northamptonshire County Council.”

3. Northamptonshire County Council Assistant Archaeological Advisor – comments that the proposed development will have a detrimental effect on any archaeological deposits which may be present. The consultation response goes on to counsel that this does not represent an over-ridding constraint on the - 5 -

development provided adequate provision is made for the investigation and recording of any remains that may be affected.

4. Borough Council of Wellingborough Conservation and Design Officer – supports the scheme and reports that the submitted application is the culmination of prolonged negotiation. The Conservation and Design Officer will be recommending approval of the accompanying listed building application and has requested the applicant’s consideration for a unilateral section 106 agreement tying specific elements of the fabric repair to the hotel to first occupation of the new-build units. The Conservation and Design Officer, however, is not content with the proposed front elevational treatment for units three and four and requests a condition be imposed that requires an amended elevational design to be submitted for approval before development commences.

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

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

7. Northamptonshire Fire and Rescue Service – no comment received.

8. Northamptonshire Police Crime Prevention Design Advisor - has no objection to the application but makes a number of recommendations regarding the security of the development.

9. Borough Council of Wellingborough Environmental Protection Manager – the site is currently hard surfaced and the scheme includes excavations for new gardens with the import of materials. A condition should be included that should any soil contamination be discovered during excavations it shall be immediately reported to the Local Planning Authority and remedial works be carried out to its satisfaction. A minimum of 600mm of soil shall be imported to the new garden areas and this shall be sourced from a supply which is approved by the Local Planning Authority.

10. Neighbours – the occupier of 22 Orchard Road objects to the proposed development and expresses the following concern and complaint for opposing the application:

• properties are too close to the boundary retaining walls which are of ironstone construction, over 2 - 3m high with no foundations. Query posed regarding who would be prepared to prove the structural stability of the walls when the foundations of the new dwellings would be excavated within 500mm. • question posed with regards to how maintenance would be possible and how would the developers build the gable walls with such a small area to install scaffolding • suggestion that the dwellings should be at least 3m away from the boundary walls • height of the proposed buildings will form an unattractive view • loss of light - 6 -

• suggestion that a pair of bungalows be built, if planned correctly there is more than enough room

The occupier of no. 27 High Street has written to confirm no concerns with the development. The writer does, however, go on to communicate concern regarding the intended boundary treatment.

ASSESSMENT: The material planning considerations are considered to be:

• Compliance with policy • Effect on the setting of a listed building and effect on the character of the street scene • Contamination • Effect on neighbours’ residential amenities • Highway safety • Archaeology • Crime and disorder • Biodiversity

Compliance with policy Policy 1 of the North Northamptonshire Core Spatial Strategy states that in the rural areas development will take place on sites within village boundaries, subject to criteria to be set out in development plan documents. The application site is clearly located within the village and other more specific areas of policy are examined below.

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

With regards to PPS5, the Government states that a listed building is a heritage asset and the Council should treat favourably an application that preserves those elements of the setting that make a positive contribution to, or better reveal the significance of the asset. The Government goes on to explain that the setting is the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral. The PPS describes the desirability of sensitively reusing a heritage asset to ensure its value for this and future generations. - 7 -

It is considered that the supporting material contained in the application adequately justifies the conversions and the proposed new build by way of the respectful design and scale. The proposed development will also enhance the setting of the listed building by removing the existing inappropriate extensions. Furthermore, it is anticipated that the development will also have a positive effect on the visual quality of the wider street scene by bringing back into economic use an important building within the heart of the village.

The Council’s Design and Conservation Officer has requested amended elevational details for units three and four which can be carried forward by way of a condition.

The Council’s Design and Conservation Officer has also requested a section 106 agreement be entered into to ensure that specific elements of the fabric repair to the hotel are carried out prior to the first occupation of the new-build units. It is considered that this aim can be successfully achieved by way of an appropriately worded condition.

Contamination The comments of the Borough Council’s Environmental Protection Manager regarding possible contamination on the site are noted and it is considered that this issue can be adequately controlled by way of the suggested condition.

Effect on neighbours’ residential amenities Policy 13 (l) of the North Northamptonshire Core Spatial Strategy states that new development should not result in an unacceptable impact on the amenities of neighbouring properties or the wider area by reason of loss of light or overlooking.

The comments of the nearby neighbours are acknowledged, and it is likely that the amenity of the surrounding residential occupiers could be affected by the proposal. It is considered, however, that the potential amenity loss will not be sufficient to withhold the granting of planning permission.

The new plots at the rear of the application site will be set down in relation to the dwellings in Orchard Road which would minimise the effect on their light reception and privacy as will the landscape planting and existing boundary treatment in some of the adjoining gardens. The existing extensions to the listed building which are intended to be demolished currently have an effect on the amount of light that is available to the neighbouring occupiers.

A condition requiring the intended boundary treatment for the development to be submitted for approval prior to development commencing is recommended to ensure that adequate standards of privacy are achieved. Also in the interests of protecting privacy, a condition removing all permitted development rights for extensions and new windows is recommenced.

goes on to say that development should not have an adverse impact on the highway network and will not prejudice highway safety.

The comments of the Highway Authority are noted, but it has not issued and outright objection. It does, however, recognise the environmental and conservation improvements that would flow from the development and that attempts have been made to improve what is an existing access which serves a car park for an existing use; although it is accepted the site does not generate any vehicular activity at the present time. The highway authority still requires additional access improvements that may not be readily achievable given the existing arrangement of buildings on the application site and on adjoining land and the heritage asset implications of any such alterations.

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

Crime and disorder Policy 13 (b) of the North Northamptonshire Core Spatial Strategy states that development should seek to design out antisocial behaviour, crime and reduce the fear of crime by applying the principles of the Secured by Design scheme. The above policy is predated by adopted Supplementary Planning Guidance ‘Planning Out Crime’ which gives detail to the later intent of spatial strategy policy.

The comments of the Police Crime Prevention Design Advisor are acknowledged and it is considered that boundary security issues can be regulated by the boundary treatment condition mentioned above.

Biodiversity Policy 13 (o) of the North Northamptonshire Core Spatial Strategy states, inter alia, that development should conserve and enhance biodiversity.

It is considered that a landscaping scheme that includes native species could result in a positive influence on biodiversity by providing food and habitat for indigenous fauna.

None material considerations The comments from a neighbour regarding private access issues are appreciated, but private rights of access to adjoining land to enable property maintenance is governed by the provisions of The Access to Neighbouring Land Act 1992.

Proposed excavations within prescribed distances of a common boundary and stability of structures on adjoining land are issues that are regulated by the provisions of The Party Wall etc Act 1996.

Conclusion It is considered that the proposed development represents a quality scheme that would enhance the setting of the former Tudor Gate Hotel which is a grade II listed building. The proposal would not overly impinge on the existing standard of amenity enjoyed by the surrounding residential occupiers, although there could be issues relating to highway safety.

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The application is recommended for approval with conditions.

RECOMMENDATION: Approve with conditions.

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. Before development commences a landscape scheme shall be submitted to and approved in writing by the local planning authority. The scheme shall be implemented concurrently with the development and shall be completed not later than the first planting season following the substantial completion of the development. Any trees and shrubs removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by trees and shrubs of similar size and species to those originally required to be planted or other species as may be agreed. 3. A Landscape Management Plan including long term design objectives, management responsibilities and maintenance schedules of all landscaped areas, other than the privately owned domestic gardens, shall be submitted to and approved in writing by the local planning authority prior to the occupation of the development. The Management Plan shall be carried out in accordance with the approved scheme unless otherwise agreed in writing by the local planning authority. 4. Before development commences a scheme for screen fencing/walling shall be submitted to the local planning authority and approved in writing. The approved scheme shall be implemented to the satisfaction of the local planning authority before the houses are first occupied. 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no gate, fence, wall or other means of enclosure or screen shall be erected, constructed or placed in front of the front wall of any dwelling, or the flank wall of a dwelling at the junction of two roads, other than approved under condition number 4, without the express planning permission of the local planning authority. 6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), the development shall not be extended or altered externally (including window insertions) without the express planning permission of the local planning authority. 7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no structures or buildings shall be erected or constructed within the curtilages of the dwellings without the express planning permission of the local planning authority. 8. Before development commences representative samples of all new external facing and roofing materials shall be submitted to and approved in writing by the local planning authority. The development shall be carried out only using the approved materials. 9. Before development commences full details of the following items shall be submitted to the local planning authority for approval in writing. - 10 -

New build (Units 5, 6 and 7) - lime mortar mix for stonework, doors and windows (including garage door), eaves/verges and rainwater goods. The development shall be carried at in accord with the approved details. 10. Before development commences full details of the following items shall be submitted to the local planning authority for approval in writing. Conversions (Units 3, 4 and 8) - alterations to doors and windows. The development shall be carried at in accord with the approved details. 11. Before development commences full details of the intended surface treatment of the parking, access and manoeuvring areas that allow for water-permeability shall be submitted to the local planning authority for approval in writing. The development shall be carried in accord with the approved details. 12. During the excavations for buildings or new garden areas any soil contamination shall be immediately reported to the local planning authority and remediation works shall be carried out to its satisfaction. A minimum of 600mm of soil shall be imported to the new garden areas and this shall be sourced from a supply which is approved by the local planning authority. 13. Before development commences details of the proposed finished floor levels of the dwellings in relation to the existing and proposed ground levels of the site shall be submitted to the local planning authority for approval in writing. The development shall be carried out in accord with the approved details. 14. No development shall take place within the application site until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which shall be submitted to the local planning authority and approved in writing. 15. This approval does not extend to the proposed front elevational details of units 3 and 4 and before development commences an alternative design shall be submitted to the local planning authority for approval in writing. The development shall be carried out in accord with the approved design. 16. Before development commences a schedule of repairs for the Tudor Gate Hotel (plots 1 and 2) shall be submitted to the local planning authority and approved in writing. Plots 5, 6 and 7 shall not be occupied until the approved repairs have been completed to the satisfaction of the local planning authority.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of visual amenity. 3. In order to maintain and enhance the landscape quality and visual amenity of the site. 4. In the interests of amenity, privacy and security. 5. In the interests of visual amenity. 6. In the interests of preventing overdevelopment of the site and controlling the character and appearance of the development. 7. In the interests of preventing overdevelopment of the site and controlling the character and appearance of the development. 8. In the interests of visual amenity. 9. In the interests of controlling the character and appearance of the development. 10. In the interests of controlling the character and appearance of the development. - 11 -

11. In the interests of visual amenity and sustainable urban drainage. 12. In the interests of remediating any potential contamination. 13. In the interests of controlling the heights and appearance of the development. 14. To ensure that features of archaeological interest are properly examined and recorded, in accordance with PPS5 Policy HE12. 15. In the interests of protecting the setting of the adjacent listed building. 16. To ensure that the repairs to the grade II listed building are carried out.

INFORMATIVE/S 1. Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: North Northamptonshire Core Spatial Strategy (NNCSS): Policy 1 (Strengthening the Network of Settlements) Policy 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) 15 (Sustainable housing provision) 2. The applicant is advised that this decision relates to the following drawing numbers received on the dates shown: Drawing Numbers: 6980(00)02A, 6980(00)03A, 6980(00)04A, 6980(00)07A, 6980(00)08A, 6980(00)09, 6980(00)10, 6980(00)11, 6980(00)12, 6980(00)13, 6980(00)14, 6980(00)15, 6980(00)16, 6980(00)17, 6980(00)18, 6980(00)19, 6980(00)20, 6980(00)21, 6980(00)22, 6980(00)23, 6980(00)24, 6980(00)25, 6980(00)28, S7254, S7254/1, S7254/2, S7254/3, S7254/4, S7254/5 and S7254/6 Date Received: 21 September 2010 3. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Team Leader Regulations, Sustainable Transport, Riverside House, Riverside Way, Northampton NN1 5NX prior to any construction/excavation works within the public highway. 4. The Public Health Act 1875 and the Town Improvement Clauses Act 1847 at S.64 Prior to occupation of the newly created premises(s), the street numbering for this development must be agreed with the Street Naming and Numbering Officer. When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 16th November 2010 at 11.40 a.m.)

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0382/LB

LOCATION: Tudor Gate Hotel and Restaurant, 29 35 High Street, Finedon, Wellingborough. NN9 5JN

APPLICANT: Gilt Edged Homes Limited.

PROPOSAL AND DESCRIPTION OF SITE: The Tudor Gate Hotel and Restaurant is a Grade II listed building, originally built in the early Georgian period as a farmhouse. It was extended to the rear in a utilitarian manner in the 20th century and the present proposal is to remove those unsightly buildings and restore/convert the historic building to residential use. A related proposal by the same applicant reference WP/2010/0381/F, the preceding item on this report, covers residential development and conversion behind and beside the listed building.

RELEVANT PLANNING HISTORY: None.

NATIONAL AND LOCAL PLANNING POLICY: CSS Policy 13. PPS5.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Wellingborough Civic Society – no objection.

2. English Heritage – no objection.

3. County Archaeology Service – archaeological recording condition requested.

4. Society for the Protection of Ancient Buildings – insufficient details submitted of repair and refurbishment work. The application does not demonstrate that there is a clear understanding of the listed building and that the alterations proposed WP/2010/0382/LB

WP/2010/0382/LB - Tudor Gate Hotel and Restaurant, 29-35 High Street, Finedon - 13 -

would not harm its special character or significance. Specifically concerned about the removal of internal walls and the cutting out and renewal of eroded stone.

5. Georgian Group – no objections; detailed conservation comments made.

6. Ancient Monuments Society – no objections; detailed conservation comments made.

ASSESSMENT: The listed building has lain empty for some years now and a recent water/leak flood in the roof space has hastened its decay. It is unlikely that it could or would ever be used as a hotel again, mainly because of commercial competition elsewhere in the area. In conservation terms this is not problematic as its usage has varied over time in response to demand.

Removal of the ugly rear extensions will benefit the building’s setting as will the excellent scheme for the erection of three dwelling-houses in the rear yard and the conversion of the existing units on either side to a further three dwellings (planning application reference WP/2010/0381/F).

The building’s special character is considered to be its attractive Georgian form and proportions as contributing to the character of the historic High Street. The interior is largely devoid of any period characteristics as a result of the 20th century hotel and restaurant conversion. With particular regard to the SPAB comments above, therefore, it is felt that given the internal walls to be removed are modern plasterboard and provided the fit-out and materials remediation programme can be quality-controlled by condition, there is no basis in conservation terms for either delaying or withholding a positive decision on the application.

RECOMMENDATION: Grant conditional Listed Building Consent.

1. The works to which this consent relates must be begun not later than the expiration of three years from the date of this consent. 2. Full details of the following items shall be agreed in writing with the local planning authority prior to commencement of development: (i) repair and re-pointing of external masonry; (ii) windows and external doors - repair or replacement as appropriate; (iii) rainwater goods - refurbishment or replacement in cast iron required; (iv) a programme for the retention/repair of historic floorboards, walls, ceilings, fireplaces, doors, etc. (v) roof repair; (vi) a scheme for new internal partition walls, fittings and other carpentry; (vii) retention/repairs to existing boundary walls; (viii) frontage hard and soft landscaping; (ix) removal of ivy and other growth from the front elevation and elsewhere on the building.

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3. No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological building recording to Level 3 in the case of the primary listed building and Level 2 for the attached shop block to the west, in accordance with a scheme of investigation which has been submitted for the written approval of the local planning authority.

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

INFORMATIVE: The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: Plans 21.09.2010 - 15 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 16th November 2010 at 10.15 a.m.)

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0401/FM

PROPOSAL: 23 dwelling units comprising of 4 maisonette flats, 1 bungalow, 8 three bedroomed houses and 10 two bedroomed houses and associated external works. Amendment to layout and design.

LOCATION: Laundry Premises, Buckwell End/Short Lane, Wellingborough. NN8 4LP

APPLICANT: East Midlands Housing Association Limited.

Major development involving planning obligations.

SITE, SURROUNDINGS AND APPLICATION PROPOSAL: The application site comprises the Sunlight Factory/Laundry premises that lie at the intersection of Westfield Road, Short Lane, and Rock Street. The site falls within the Wellingborough Town Centre and the Conservation Area. It is presently vacant, but consists of single storey brick warehouse type buildings and isolated flat roofed single storey offices.

Consent is sought by the East Midlands Housing Association to redevelop the site to provide 23 affordable homes for a range of needs. The scheme comprises of: 8 x 3 bedroom houses; 10 x 2 bedroom houses; 4 maisonettes; and 1 bungalow. Vehicular access to the development is off Short Lane, leading to 36 car parking spaces. A parallel application (WP/2010/0402/CA) seeking Conservation Area consent to demolish all the buildings on site has also been submitted.

RELEVANT PLANNING HISTORY: The application site has a lawful industrial use, with a lengthy history of consent for various alterations, extensions and signage.

NATIONAL AND LOCAL PLANNING POLICY: Planning Policy Statement 1 – Delivering Sustainable Development Planning Policy Statement 4 – Planning for Sustainable Economic Growth Planning Policy Guidance Note 13 – Transport North Northamptonshire Core Spatial Strategy Policy 1 – Strengthening the Network of Settlements WP/2010/0401/FM

ICT Services Based upon the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Legend Scale: Stationery Office © Crown Copyright. Unauthorised reproduction infringes crown copyright and may lead This map is accurate 1:1,250 to prosecution or civil proceedings. WP/2010/0401/FM - Laundry Premises, Buckwell End/Short Lane, Wellingborough to the scale specified Borough Council of Wellingborough. ± when reproduced at A4 Licence No 100018694. (2010) - 16 -

Policy 6 – Infrastructure Delivery and Developer Contributions Policy 9 – Distribution and Location of Development Policy 10 – Distribution of Housing Policy 11 – Distribution of Jobs Policy 13 – General Sustainable Development Principles Policy 14 – Energy Efficiency and Sustainable Construction Wellingborough Local Plan Policy H8 – Affordable Housing Wellingborough Town Centre Area Action Plan (WTCAAP) The application site has no specific designation but falls within a designated mixed use area in the WTCAAP. Policy WTC 9 – Town Centre Mixed Use Area Policy WTC 12 – Heritage Policy WTC 13 – Housing Policy WTC 15 – Public Realm Quality Policy WTC 20 – Changes to Town Centre Parking and Servicing Policy WTC 25 – Town Centre Infrastructure Supplementary Planning Guidance (SPG) IV (Planning Out Crime in Northamptonshire); VIII (Building Better Places); SPG CA2 – Wellingborough Town Centre; Wellingborough Planning Contributions Guide; NNJPU Sustainable Design Supplementary Planning Document.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways – have recommended conditions and informatives and a requirement for a financial contribution towards highway infrastructure improvements.

2. NCC Archaeology – archaeological condition recommended.

3. Environment Agency - the Environment Agency has no objection to the proposed development, as submitted, and considers that planning permission should only be granted if planning conditions are imposed. Without these conditions, the proposed development on this site poses an unacceptable risk to the environment and we would wish to object to the application.

4. Natural England – have recommended conditions and informatives regarding the timing of demolition works and protection of birds’ habitats.

5. Wildlife Trust - we would like to draw your attention to the possibility that nesting or roosting sites of bats and of birds could be affected by this Application. We therefore advise that a survey for these types of wildlife should be carried out in advance of the determination of this Application. If evidence of bats or birds is indeed found then further steps will need to be taken since you are likely to be dealing with a situation involving protected species that is a Material Consideration within the realms of the planning process.

available to it in order to be able to make a fully-informed decision about the eventual determination of WP/2010/0401/FM.

6. Anglia Water – have recommended the imposition of a condition regarding surface water strategy/flood risk.

7. Northamptonshire Police - further to my comments below now that the plans are more detailed. Please note I have met with the architect and they are looking into changing elements of the site plan to alleviate my concerns. Due to the proximity to the town centre a robust approach needs to be taken against crime and anti-social behaviour.

Plots 1-12 take the principles of Secured by Design in to consideration.

Plot 13 the car parking space is very remote and devoid of any passive or formal surveillance. This could be remedied by removing the 2 small grass strips outside plots 11 and 12, moving plot 13 back and placing the car parking space at the front.

As stated below the main area of concern is the parking area for plots 16-22. There is still no boundary treatment plans, as such this area appears to be high risk from anti-social behaviour and vehicle crime. The rear fences give easy access to the rear of the property and potentially a graffiti wall.

The courtyard either needs to be visually open so any boundary treatment for this are would need to allow full surveillance. There are several social housing estates within Wellingborough that are under going refurbishment that are having to demolish walls and redesign landscaping of car parking courtyards to prevent graffiti, fly tipping and give residents an sense of ownership and full surveillance.

The rear fencing for this area creates a quandary: The need to protect occupants against trespass; the need for surveillance of the car parking area; the need to reduce graffiti on the rear fences. Weighing these elements up I would suggest 1.5 close-boarded fencing with 300mm of trellis to allow for some surveillance, reducing the area for graffiti while still having a height of 1.8m.

Plots 16-19: There is some confusion relating to the area of these plots? There is a structure shown on site layout, is this a bin or cycle store? Does it have solid sides? Does it allow users to see their path to and from their dwellings? Are there gates into the communal gardens?

The n shaped wraparound alleyway is a concern regarding access and loitering.

The site plan and ground floor plans drawing number: 5568/13 shows the stairway access to be open allowing anyone access to the stairs, the elevation drawing shows access doors matching the entry doors to the ground floor flats. It is very important that the stairwell is protected to stop loitering and anti-social use.

* Plots 1-6 rear fencing: 1.8 solid fencing or wall with 200mm of trellis. - 18 -

* Access gates that serve more than one rear entry will need to have the ability to be locked from both sides (thumb turn or emergency release on the inside). * Internal fencing should have a privacy screen of 1.8m then solid fences 1.2m topped with 600mm of trellis. * Planting should not impede surveillance on to vulnerable areas. * I would suggest all Entry/Exit doors to the houses should meet Pas 23/24 2007 or equivalent standard, which is the minimum requirement for door security (as per Secured by Design guides). * Windows should meet BS 7950 standard, which is the minimum requirement for window security all ground floor glazing should be laminated to 6.4mm. * Lighting should comply with BS5489 and have uniformity (no dark/light spotting). This should be included in car parking areas. * Please could you place a condition on the application regarding boundary treatment security standards to be incorporated within all openings associated with the development.

8. NHS Northamptonshire – have sought financial contribution towards health provision.

9. Borough Housing Strategy – the Housing Strategy Team has been working closely with East Midlands Housing Association in preparation for this planning application. We have consulted with colleagues in Housing and Planning, as well as with councillors and the residents association to bring forward a housing scheme that will benefit the borough by taking into account the views of different parties. The scheme will be built to sustainable code level 3 in order to fulfil criteria for government funding. It will also provide one bungalow which will be wheelchair accessible. The mix of 4 flats, 10 two bedroomed houses, and 8 three bedroomed houses and 1 bungalow, aims to provide a good sustainable development. The Wellingborough Housing Needs Assessment of 2007 recommends a target of 30% affordable housing with 25% rented and 5% shared ownership, therefore in line with this recommendation the Housing Strategy team would request that a minimum of 5 of the proposed dwellings should be shared ownership.

We can advise that in August 2010 there were 1,863 applicants on the housing needs register, which shows a growing need for affordable housing in the borough, therefore we support the application that will help in addressing the needs of those on the housing register.

10. Borough Design and Conservation Officer - this is a commendable scheme which has clearly benefited from systematic pre-application discussions and negotiation. Appropriate conditions should be attached to the consent covering submission of full details of facing and roofing materials, eaves/verges, windows and doors and their surrounds, front walling/fencing, door canopies and a specification for permeable surfacing of all hard parking and manoeuvring areas.

11. Borough Planning Policy - the site is currently occupied by a disused industrial laundry premises which is located within the town centre area, as defined by the Town Centre Area Action Plan (TCAAP). The site is also located within the town - 19 -

centre conservation area as pursuant to Policy WTC9 of the TCAAP, is designated as a Town Centre Mixed Use Area

Loss of Employment Premises The current use of the site as a laundry has been operating for over 125 years, and has been vacant since 2009. There has been no evidence supplied with the application of marketing of the site for further employment use, however the buildings on site are outdated and not considered suitable for re-occupation for future employment use. As such, the loss of the employment premises is not considered to cause detriment to the overall supply and quality of employment land and has the benefit of resolving conflicts between surrounding industrial and residential land uses.

Principle of Residential Development The site is located on the periphery of the town centre and provides a transition from the retail led primary and secondary frontages of the core shopping area to the residential areas to the edges of the town. Policy WTC9 of the TCAAP promotes the provision of mixed use development should not result in amenity impacts, a lack of opportunity for a broad range of uses, conflict with the retail uses in the Primary Shopping Area and substantial increases in off-site parking.

Although the use of the site for affordable housing does not contain any additional uses, the affordable housing use is a key type of housing needed within the town centre area. As a result the application is considered to comply with Policy WTC9 of the TCAAP.

Planning Contributions As the application will provide a number of dwellings, the application will require planning contributions via a S106 Agreement towards open space, sports and recreation. Although the site is located within the Swanspool Ward, the site also borders Brickhill, and Redwell West wards which will have an impact upon residents from the development utilising open space, sports and recreation facilities. As stated in the Open Space Strategy 2005 and Sports Pitch Strategy 2008, all three wards are deficient in children’s and young person’s facilities, as well as sports pitches. The “ready reckoner” should be used as a base of calculating contributions and payment subject to annual BCIS increases from the 2nd quarter.

Conclusion Taking the above into account, and subject to a S106 Agreement for open space, sports and recreation provision, I have no objections to the principle of this residential development.

12. The occupiers of no. 8 Rock Street - having now had the opportunity to look at the above plans, we would like to express our concerns about the affect on our property. The plans show that there will be a house, side on, only feet from the bottom of our garden. Our garden is not long, and slopes up from the house to the boundary. Consequently, we are worried that the main view from our own garden will be that of brick. Our house is tall, so when we are in the garden, should this development go ahead as per the plans, the result will be as though - 20 -

we are at the bottom of a brick cylinder. I note that you have bungalows as part of the plan. Would it be possible to have the bungalows in this position? I would ask you to come and visit our property and see our garden for yourself, when you will be fully able to appreciate our worries.

13. The occupier of no. 5 Westfield Road - we raise no objections to the plans and are pleased with the stated intention to build homes with the appearance and materials in keeping with the existing Victorian housing close by. We do, however, have some concerns about our own security and privacy, during and on completion of the building work.

1. The current wooden fencing that encloses the yard adjacent to Westfield Road forms an effective screen for our driveway and those rooms that look out across the yard. We would like to see something similar erected from Westfield Road to at least our garage as soon as is practicable.

2. The eastern end of the current laundry building forms part of the boundary of our garden, from the back of our garage to the end wall of the garden. We would like to see a 6 ft wall erected there when the building is demolished.

3. A previous owner erected wooden fencing behind the end wall of our garden to afford greater privacy. We anticipate this will be removed during the site clearance. If so, we would like to see a wall built to the same height in its place. We would not want our existing garden wall to be affected.

We would be receptive to suggestions should the builders encounter insurmountable problems or can suggest a better means of achieving what we want.

14. The occupier of no. 8 Westfield Road - welcome the development but wishes to see the plans modified to give a better mix and for the design to reflect that of the Victorian houses in the Conservation Area.

15. The occupier of no. 10 Rock Street - against houses being built above the bottom of his garden. If it goes ahead, will expect cash compensation.

ASSESSMENT: Principle Policy 11 of the North Northamptonshire Core Spatial Strategy seeks to safeguard employment sites in order to meet the needs of the increasing population partly as a result of the planned growth in housing. However, the policy concedes that the loss of employment sites is acceptable in exceptional circumstances, such as the need to resolve conflicts between land uses. The application site has a lawful use for Class B2 (General Industrial). It is hemmed in by residential properties on all sides, implying that expansion is limited and unrestricted use would be difficult. These factors severely curtail the industrial potential of the site, thus making continued industrial use difficult. The site has been vacant for a considerably lengthy period of time (since February 2009) and in the circumstances a residential development (conforming use) ought to be given a favourable consideration.

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The application site is by definition (according to PPS 3) a brownfield site. The principle of reusing a previously developed site to provide a residential development in a built up area is also supported by the national guidance in PPS 1 and PPS 3. Furthermore, the Core Spatial Strategy anticipates the delivery of at least 30% of new housing on previously developed site. The WTCAAP also supports housing provision within mixed use areas in order to improve the vitality of the central area and further enhance the viability of proposals by helping to cross-fund community facilities and infrastructure improvements. Taking all these factors together therefore, the proposed development is acceptable in principle.

Design, Character and Appearance and Conservation Area The application site lies within Buckwell Green and Broad Green areas of Wellingborough have existed as areas of settlement since the 12th century. Over time Broad Green has evolved into an area of park that stood at the top of the High Street defining the top of the 19th Century Town. Around the Green are situated many significant and delightful dwellings dating from various architectural periods that add to the genteel nature of this part of Wellingborough.

Rock Street is a good example of an early 19th century streetscape with a mixture of terraced houses, a former leather dressing building and a Victorian school building. Unlike other industrial buildings in the Conservation Area, there are no buildings on the site of architectural or historic significance. The site consists of single storey brick warehouse type buildings and isolated flat roofed single storey offices. The site was not highlighted in the Wellingborough Town Centre Conservation Area Appraisal of December 2008. The urban characteristics of Buckwell End in this appraisal concluded that the, “historic townscape (was) damaged by demolition, extensive parking areas to the fronts of plots and inappropriate forms of development”.

The design of the public spaces and areas between buildings aims to contain the public space and present a clear definition between public and private areas by the careful use of ‘link’ walls between buildings so that a continuous line is drawn throughout the scheme between these public and private areas.

To avoid areas of car parking dominating the streetscape three discreet parking courts contained behind walls and planting have been created. Changes in the road surface clearly identify that these are private parking areas and the houses are positioned to ensure that there is easy surveillance of these areas by the residents with the careful placing of windows overlooking these courtyards.

The street frontage of the site to Westfield Road is currently weakly defined with no positive contribution to the public domain. The proposed development will have a desirable street presence on Westfield Road, and will be set back from the road behind a continuous line of walling made up of brick, stone and Iron railing to reflect the existing walling around Broad Green. The actual building forms are a mixture of traditional forms that respect the urban grain and forms in the area adjacent to Broad Green and Rock Street. The houses are grouped in either pairs, blocks of three or a terrace of four. The bungalow is joined to a house to form one block and the flats are traditional two storey maisonnets. Gable ends are used to add variety and interest to the roofscape that consists of 36 degree pitched roofs. Flat roofs have been avoided.

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Fenestration is a mixture of timber Victorian and cottage style windows manufactured to high performance standards. Bay windows have been used selectively to enhance the resident’s surveillance of their neighbourhood. Street lighting and courtyard lighting will also follow the guidance as listed and illustrated in the Council’s document for the conservation area.

The facing materials will be a mixture of predominantly red and buff/brown bricks to respect the surrounding are. Render will be used sparingly to add variety. Timber cedar boarding and other coloured panels have been avoided as these materials are felt to be alien to the local character.

The pavements and roads will be use a palette of materials from paving, cobbles, concrete setts and tarmac in line with the guidance set out in the ‘Wellingborough Town Centre Public Realm Materials Palette. Short Lane is identified in that document and is listed as a street which should be considered for the ‘silver street specification’, and the silver guidance will be followed for this scheme.

It is a statutory requirement under section 72 (1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, that decision makers have a duty to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas. The proposed demolition of this group of inappropriate and poor quality 20th century buildings in the Conservation Area and its replacement with a carefully considered housing scheme would go some way to achieving the Council’s desire to reinstate the street frontage in this area and enhance the quality of the Conservation Area. The proposal therefore passes the statutory test.

Parking Provision and Highway Matters The proposal development comprises spaces for 36 cars, equating to 156% provision. This is considered acceptable, especially given that this is a town centre site with relatively high public transport accessibility level. In the absence of any adverse comments from the Highway Authority, the proposed development is acceptable on highway grounds.

Amenity Impact There can be no doubt that the replacement of a non-conforming industrial use with a residential development will improve the standards of amenity currently enjoyed by neighbouring occupiers. It should be borne in mind that, although vacant, the site has a lawful use for general industrial purposes which comprise several nuisance uses with potentially far greater detrimental impact on residential amenities. Several neighbouring residents have expressed concerns about the boundary treatments for the proposed development. The developers have given assurances and have shown on the proposed layout that, where possible, the existing boundary features would be retained and new ones provided. These range from 1.6m high brick wall on the northern boundary of the site to 1.8m high close boarded fencing on the southern boundary adjacent to Rock Street dwellings. Having regard to the foregoing, the use, layout, bulk and scale of the development, it is considered that the proposed development would not have a significant detrimental impact on the amenities of the neighbouring residents.

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Sustainability, Energy Efficiency and Building for Life Standards As the scheme will be mainly funded by the Homes and Community Agency it will be required to achieve various government standards over and above development plan (Policy 14 of the CSS) requirements and Building Regulations. The scheme will be required to achieve a code level 3 in respect of the categories covered in the code. Code level 3 includes some aspects which are mandatory and others that the developer can select to carry out, the aim being to achieve a minimum score of 57%. The developer’s final proposals will be assessed by a code assessor to ensure the standards are achieved post contract.

Building for Life is a national design standard for homes and neighbourhoods prepared by CABE. It poses twenty questions covering environment and the community, character, streets, parking and pedestrian status, and design and construction. Urban schemes as with this application will be required to achieve satisfactory answers to at least thirteen of the questions. An analysis of the response is provided in the Design and Access Statement provided with the formal application and the answers given are satisfactory.

Planning Obligations In accordance with the provisions of Policy 6 of the Core Spatial Strategy and Policy WTC 12 of the WTCAAP, there is a requirement for developments to offset or mitigate their impact on existing infrastructure. In the circumstances and in response to the request of the various stake-holders and statutory consultees, if the Committee is minded to approve the proposal, authority should be delegated to the appropriate officer to negotiate financial contributions in respect of the following matters:

- Highways; - Health provision; - Education - Fire Rescue, Libraries; and - Community facilities, including all matters set out in the Wellingborough Planning Contributions Guide.

RECOMMENDATIONS: Grant planning permission in respect of WP/2010/0401/FM subject to the completion of a Section 106 Agreement or a Unilateral Undertaking and the following conditions:

1. This permission is personal to East Midlands Housing for the development of the site for residential purposes comprising 23 units. In the event of the site being transferred to another developer other than a Registered Social Landlord, the successors in title shall be obliged and required to dedicate a proportion of the total number of units to social housing in perpetuity, in accordance with Policy H8 of the Wellingborough Local Plan (or any other relevant policy at the time of transfer). In the event of transfer to private ownership, details of the number of affordable/social units and dwelling mix shall be submitted to and agreed in writing by the local planning authority prior to the commencement of the development and the requisite units shall be managed by a Registered Social Landlord to be approved by the local planning authority. Following this, the - 24 -

development shall be implemented in accordance with the approved details unless otherwise agreed in writing by the local planning authority. 2. The development shall be begun no later than 3 years beginning with the date of this permission. 3. Notwithstanding any materials specified in the application form and/or the drawings, particulars and samples of the materials to be used on all external surfaces of the buildings, including fenestration, windows and doors, eaves/verges and their surrounds, door canopies shall be submitted to and approved in writing by the local planning authority before the commencement of the development. The development shall be carried out in accordance with the approved details. 4. Details of those parts of the site not covered by buildings including any parking, roads, footpath, hard and soft landscaping, surface and boundary treatments (including front curtilage walling/fencing) shall be submitted to and approved in writing by the local planning authority before the commencement of the development. The development shall be carried out in accordance with the approved details. 5. The proposed tree planting/landscape scheme shall be implemented during the next planting season after the completion of the building operations on site or within any such longer period as may be agreed in writing with the local planning authority. Such planting shall be maintained, including the replacement of dead, dying or defective trees, shrubs or ground cover plants for a period of 5 years. 6. A Landscape Management Plan including long term design objectives, management responsibilities and maintenance schedules of all landscaped areas, other than small, privately owned domestic gardens, shall be submitted to and approved in writing by the local planning authority prior to the occupation of the development. The Management Plan shall be carried out in accordance with the approved scheme unless otherwise agreed in writing by the local planning authority. 7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any other Order revoking or re-enacting the Order), no buildings, extensions or alterations permitted by Classes A, B, C, D and E of Part 1 of Schedule 2 of the Order shall be carried out to the 19 dwellinghouses hereby approved without the prior written consent of the local planning authority. 8. The car parking spaces shown on the approved drawings shall be laid out and provided before the occupation of the dwellings and shall thereafter be kept free from obstruction and shall be retained for parking purposes for the occupiers of the development and their visitors. 9. Nominal vehicle to vehicle visibility of 2.4m x the extremities of the site must be provided and maintained in both directions at the junction between the access road and Short Lane. These standards shall be maintained in perpetuity unless otherwise agreed in writing by the local planning authority. 10. Pedestrian to vehicle visibility of 2.4m x 2.4m above a height of 0.6m must be provided and maintained on both sides of all individual points of vehicle access. These standards shall be maintained in perpetuity unless otherwise agreed in writing by the local planning authority. 11. A footway 1.8m wide must be provided over the whole frontage of the site to Short Lane and particular care must be taken to ensure that this is achieved at Plot 15. - 25 -

These standards shall be maintained in perpetuity unless otherwise agreed in writing by the local planning authority. 12. Vehicle to vehicle visibility of 2.4m x 43m must be provided and maintained between Short Lane and Westfield Road in the direction of Broad Green. To enable this to be achieved it is considered appropriate for the footway on the Westfield Road frontage of the site to be increased in width to no less than 2m. These standards shall be maintained in perpetuity unless otherwise agreed in writing by the local planning authority. 13. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted, and obtained written approval from the local planning authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with. 14. No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. 15. Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. 16. No building works which comprise the erection of a building required to be served by water services shall commence until details of a scheme, including phasing and future management and maintenance arrangements, for the provision of mains foul water drainage has been submitted to and approved in writing by the local planning authority. The works shall be implemented prior to the occupation of any buildings within the relevant phase(s) of the development. 17. Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the local planning authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: 1) A preliminary risk assessment which has identified: • all previous uses • potential contaminants associated with those uses • a conceptual model of the site indicating sources, pathways and receptors • potentially unacceptable risks arising from contamination at the site. 2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3) The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved. - 26 -

18. Prior to the commencement of development, a scheme detailing the security standards to be incorporated within all openings associated with the development shall have been submitted to and approved in writing by the local planning authority in consultation with the Police CPDA and in line with the recommendations of Secured By Design. The developers will need to provide proof prior to occupation of the development that these measures have been implemented. 19. Prior to the commencement of the development full details of the lux plan and lighting strategy shall be submitted to and approved in writing by the local planning authority and the development shall be carried out in accordance with the approved details. 20. No development shall take place until the applicant/developer or any successors in title has secured the implementation of a programme of archaeological works in accordance with a written scheme for investigation, which has been submitted by the applicant/developer or any successors in title in writing and approved by the local planning authority in accordance with the detailed scheme approved pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the local planning authority.

Reasons: 1. To ensure that affordable housing is provided in perpetuity in accordance with the development plan objectives and government guidance. 2. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 3. To ensure a satisfactory appearance for the development in the interest of visual amenity. 4. To ensure that the site is satisfactorily landscaped and in order to maintain and enhance the visual amenity of the area. 5. To ensure that the site is satisfactorily landscaped and in order to maintain and enhance the visual amenity of the area. 6. In order to maintain and enhance the landscape quality and visual amenity of the area. 7. To afford the local planning authority the opportunity to control future developments on the site, having regard to the nature of the site and in the interests of safeguarding the amenities of neighbouring occupiers. 8. To ensure adequate off-street parking provision and in order to prevent additional parking in surrounding streets which, could be detrimental to amenity and prejudicial to safety. 9. In the interest of highway and pedestrian safety. 10. In the interest of highway and pedestrian safety. 11. In the interest of highway and pedestrian safety. 12. In the interest of highway and pedestrian safety. 13. To ensure that any unforeseen contamination identified during development is appropriately dealt with and that any risks to controlled waters are addressed. 14. To ensure that infiltration systems such as soakaways do not increase the potential for contaminant migration. Soakaways should not be located in areas of potential contamination. - 27 -

15. The design of piling or any other foundation designs should not create a preferential pathway to allow the potential migration of contamination (if present) to impact groundwater below the site. 16. To prevent flooding, pollution and detriment to public amenity and biodiversity through provision of suitable water infrastructure, irrespective of the provisions of Sections 94, 98 and 106 of the Water Industry Act 1991. 17. To protect the water environment. 18. In the interest of the security and quality life of future occupants of the Development in accordance with Policy 13 of the North Northamptonshire Core Spatial Strategy. 19. In the interest of the security and quality life of future occupants of the Development in accordance with Policy 13 of the North Northamptonshire Core Spatial Strategy. 20. Important archaeological remains may exist on the site. Accordingly, the local planning authority wishes to secure the provision of archaeological investigation and subsequent recording of the remains prior to the development, in accordance with the guidance set out in Planning Policy Statement 5: Planning for the Historic Environment.

INFORMATIVE/S 1. The Highway Authority have advised that in order to achieve the footway widths on both the Westfield Road and Short Lane frontages of the site it will be necessary for the intervening land between the existing and future highway boundary to be dedicated and offered for adoption as highway maintainable at the public expense. 2. The applicant/developer is advised to discuss refuse collection aspects of the proposal including matters relating to the adequacy of the access road to accommodate refuse collection vehicles with the appropriate officer of the Borough Council of Wellingborough. 3. Subject to their construction in accordance with the specification of Northamptonshire County Council and to an appropriate agreement consideration will be given to the adoption of ways giving access to the development as highway maintainable at the public expense. 4. In view of the existing structural condition and shape of Short Lane it is considered appropriate for the applicant/developer to carry out improvements over the highway surfaces adjacent to the site. The works must include the closure of all redundant points of vehicular access and the reinstatement of all footway and carriageway surfaces where affected by the proposals. 5. No building or similar structure may be erected closer than 0.5m to the highway boundary. It is noted that certain points at plot 23 and plots 16-19 may be contentious. 6. Pursuant to Section 38(6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material planning considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: North Northamptonshire Core Spatial Strategy Policy 1 - Strengthening the Network of Settlements Policy 6 - Infrastructure Delivery and Developer Contributions Policy 9 - Distribution and Location of Development - 28 -

Policy 10 - Distribution of Housing Policy 11 - Distribution of Jobs Policy 13 - General Sustainable Development Principles Policy 14 - Energy Efficiency and Sustainable Construction Wellingborough Local Plan Policy H8 - Affordable Housing Wellingborough Town Centre Area Action Plan (WTCAAP) Policy WTC 9 - Town Centre Mixed Use Area Policy WTC 12 - Heritage Policy WTC 13 - Housing Policy WTC 15 - Public Realm Quality Policy WTC 20 - Changes to Town Centre Parking and Servicing Policy WTC 25 - Town Centre Infrastructure 7. The applicant is advised that this decision relates to the following drawing received on the dates shown: Drawing Numbers: Date Received: 5568.01,02F, 04, 05A, 06A, 07A, 08A, 09A, 10A, 11A, 12A, 13A, 14A, N5193 E01 & KLC/0620 10/09/2010 & 22/10/2010 - 29 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

SITE VIEWING (Date of visit Tuesday 16th November 2010 at 10.15 a.m.)

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0402/CA

PROPOSAL: Demolition of existing defunct Sunlight Laundry buildings (Application for Conservation Area Consent).

LOCATION: Laundry Premises, Buckwell End/Short Lane, Wellingborough. NN8 4LP

APPLICANT: East Midlands Housing Association Limited.

Major development involving planning obligations. Request for Members Site Visit by Councillor Bell.

RELEVANT PLANNING HISTORY: The application site has a lawful industrial use, with a lengthy history of consent for various alterations, extensions and signage.

ICT Services Based upon the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Legend Scale: Stationery Office © Crown Copyright. Unauthorised reproduction infringes crown copyright and may lead This map is accurate 1:1,250 to prosecution or civil proceedings. WP/2010/0402/CA - Laundry Premises, Buckwell End/Short Lane, Wellingborough to the scale specified Borough Council of Wellingborough. ± when reproduced at A4 Licence No 100018694. (2010) - 30 -

Policy 9 – Distribution and Location of Development Policy 10 – Distribution of Housing Policy 11 – Distribution of Jobs Policy 13 – General Sustainable Development Principles Policy 14 – Energy Efficiency and Sustainable Construction Wellingborough Local Plan Policy H8 – Affordable Housing Wellingborough Town Centre Area Action Plan (WTCAAP) The application site has no specific designation but falls within a designated mixed use area in the WTCAAP. Policy WTC 9 – Town Centre Mixed Use Area Policy WTC 12 – Heritage Policy WTC 13 – Housing Policy WTC 15 – Public Realm Quality Policy WTC 20 – Changes to Town Centre Parking and Servicing Policy WTC 25 – Town Centre Infrastructure Supplementary Planning Guidance (SPG) IV (Planning Out Crime in Northamptonshire); VIII (Building Better Places); SPG CA2 – Wellingborough Town Centre; Wellingborough Planning Contributions Guide; NNJPU Sustainable Design Supplementary Planning Document.

2. NCC Archaeology – archaeological condition recommended.

4. Natural England – have recommended conditions and informatives regarding the timing of demolition works and protection of birds’ habitats.

It is The Wildlife Trust’s opinion that without any supporting ecological information to accompany this particular Application, the Borough Council of Wellingborough does not yet have all of the relevant biodiversity information available to it in order to be able to make a fully-informed decision about the eventual determination of WP/2010/0401/FM. - 31 -

6. Anglia Water – have recommended the imposition of a condition regarding surface water strategy/flood risk.

Plots 1-12 take the principles of Secured by Design in to consideration.

The n shaped wraparound alleyway is a concern regarding access and loitering.

* Plots 1-6 rear fencing: 1.8 solid fencing or wall with 200mm of trellis. - 32 -

* Access gates that serve more than one rear entry will need to have the ability to be locked from both sides (thumb turn or emergency release on the inside). * Internal Fencing should have a privacy screen of 1.8m then solid fences 1.2m topped with 600mm of trellis. * Planting should not impede surveillance on to vulnerable areas. * I would suggest All Entry/Exit doors to the houses should meet Pas 23/24 2007 or equivalent standard, which is the minimum requirement for door security (as per Secured by Design guides). * Windows should meet BS 7950 standard, which is the minimum requirement for window security all ground floor glazing should be laminated to 6.4mm. * Lighting should comply with BS5489 and have uniformity (no dark/light spotting). This should be included in car parking areas. * Please could you place a condition on the application regarding boundary treatment security standards to be incorporated within all openings associated with the development.

8. NHS Northamptonshire – have sought financial contribution towards health provision.

11. The occupiers of no. 8 Rock Street - having now had the opportunity to look at the above plans, we would like to express our concerns about the affect on our property. The plans show that there will be a house, side on, only feet from the - 33 -

bottom of our garden. Our garden is not long, and slopes up from the house to the boundary. Consequently, we are worried that the main view from our own garden will be that of brick. Our house is tall, so when we are in the garden, should this development go ahead as per the plans, the result will be as though we are at the bottom of a brick cylinder. I note that you have bungalows as part of the plan. Would it be possible to have the bungalows in this position? I would ask you to come and visit our property and see our garden for yourself, when you will be fully able to appreciate our worries.

12. The occupier of no. 5 Westfield Road - we raise no objections to the plans and are pleased with the stated intention to build homes with the appearance and materials in keeping with the existing Victorian housing close by. We do, however, have some concerns about our own security and privacy, during and on completion of the building work.

We would be receptive to suggestions should the builders encounter insurmountable problems or can suggest a better means of achieving what we want.

13. The occupier of no. 8 Westfield Road - welcome the development but wishes to see the plans modified to give a better mix and for the design to reflect that of the Victorian houses in the Conservation Area.

14. The occupier of no.10 Rock Street - against houses being built above the bottom of his garden. If it goes ahead, will expect cash compensation.

The site has been vacant for a considerably lengthy period of time (since February 2009) and in the circumstances a residential development (conforming use) ought to be given a favourable consideration.

terrace of four. The bungalow is joined to a house to form one block and the flats are traditional two storey maisonnets. Gable ends are used to add variety and interest to the roofscape that consists of 36 degree pitched roofs. Flat roofs have been avoided.

It is a statutory requirement under section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, that decision makers have a duty to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas. The proposed demolition of this group of inappropriate and poor quality 20th century buildings in the Conservation Area and its replacement with a carefully considered housing scheme would go some way to achieving the Council’s desire to reinstate the street frontage in this area and enhance the quality of the Conservation Area. The proposal therefore passes the statutory test.

development would not have a significant detrimental impact on the amenities of the neighbouring residents.

• Highways; • Health provision; • Education • Fire Rescue, Libraries; and • Community facilities, including all matters set out in the Wellingborough Planning Contributions Guide.

RECOMMENDATIONS: Grant conservation area consent in respect of WP/2010/0402/CA subject to the following conditions:

1. Demolition shall be begun not later than 3 years from the date of this consent 2. Demolition shall not be carried out until a contract for the works in respect of the full permission (WP/2010/0401/FM) has been entered into. 3. Operations that involve the destruction and removal of buildings (or part of a building) shall not be undertaken during the bird breeding season which extends from March to August inclusive, except when approved in writing by the local planning authority. If breeding birds are discovered during demolition, the relevant work should be halted immediately and Natural England or suitably qualified ecological consultant notified and further advice sought. - 37 -

Reasons: 1. To comply with the requirements of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990. 2. In pursuance of Section 17 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in order to prevent the premature demolition of the buildings which would have a detrimental impact on the appearance of the Conservation Area. 3. In the interest of safeguarding protected species and their habitats.

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0019/FM

PROPOSAL: Demolition of existing industrial unit and erection of 42 new dwellings. Amended plans and reduction of units to 40 new dwellings.

LOCATION: Former A J Sectional Premises between 11 and 11A Thrapston Road, Finedon, Wellingborough. NN9 5DG

APPLICANT: Roxley Estates.

Application to be subject of Members Site Visit by request of Ward Councillor

PROPOSAL AND DESCRIPTION OF SITE: As above.

RELEVANT PLANNING HISTORY: Long history of factory/warehouse use. Recent consent for car storage etc.

NATIONAL AND LOCAL PLANNING POLICY: North Northamptonshire Core Spatial Strategy Policy 11 – Distribution of Jobs Policy 13 – General Sustainable Development Principles Wellingborough Local Plan H8 – Affordable Housing Wellingborough Local Plan L7 – Provision of New Recreational Open Space

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Northamptonshire County Council –

“The revised layout plan is noted but the drawings must be annotated to indicate that the requirements contained in the CR2 notification of 15 June 2010 can be met. Although not exclusive, details must visibility, the footway over the frontage of the site in Thrapston Road including tactile crossings, the turning radii and the works required to close and reinstate the existing means of access to the site.

Details of the means of pedestrian access to the plots over the frontage of the site to Thrapston Road, which must be in accordance with the specification of Northamptonshire County Council, must be provided.

WP/2010/0019/FM

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Whilst the layout of the parking area for plots 25-29 has been amended, the extent of the turning head at the termination of the access road has not been properly defined. The extent of the prospectively adoptable highway at this point must be indentified.

I trust that prior to determination of this application, the above issues can be resolved and suitably amended details submitted, to this authority for appraisal.

2. Police - detailed comments provided about bins, fences, doors and windows, lighting and accesses (some of these points are informative in nature rather than material planning matters).

3. Wildlife Trust – no objection – detailed comments provided.

4. Environment Agency - no objection, suggests conditions.

5. Borough Housing Strategy Manager - the planning application is above the threshold that triggers an affordable housing contribution as per the North Northants Strategic Housing Market Assessment and the Wellingborough Housing Needs Survey of 2007 which recommend:

“Housing developments on mainstream sites of 15+ dwellings and below 50 dwellings should provide 30% affordable housing unless specific evidence indicates that a lesser proportion is required to ensure viability.”

This advice is also in line with the Government’s Planning Policy Statement (PPS) 3 which recommends a site size threshold of 15 dwellings in urban areas.

The Strategic Housing Market Assessment further recommends that:

“of the affordable housing, 25% should be social rented housing and 5% intermediate…”.

In this instance the affordable housing requirement at 30% would equate to 12 units, 10 of which would be social rented and 2 of intermediate tenure, such as shared ownership or intermediate rent (i.e. below market rent levels). Housing Strategy recommend that this is the amount of affordable housing sought.

In support of this request, the housing register for Finedon, shows 50 number of applicants on the register with a local connection to Finedon in June 2010, highlighting the outstanding need for affordable housing in the village.

6. Third Parties – comments received about proximity to existing premises, frontage properties out of character including being too high, traffic dangers and absence of garages.

7. Objection from neighbour received as follows:-

“I have viewed the revised site plan and would like to comment and object to the revised orientation of plots 11 and 12. In the original plan of 42 dwellings the - 40 -

plots located in this position had their rear windows facing in a north westerly direction. Subsequently this has now been changed so the windows face north easterly and overlook the side and rear of 11a Thrapston Road. I find this unacceptable because the side elevation of 11a Thrapston Road contains bedroom windows that now can be seen into from the repositioned plots 11 and 12 and request that the original orientation of the plots be resumed. The garden is also over looked by these plots which is also unacceptable as 11a Thrapston Road would be the only neighbouring property effected in this way if the plans were to go ahead.”

ASSESSMENT: Site has been in industrial use and subject of many complaints over the years – from nearby residents

Principle of Residential Development The subject site is a former Industrial shed with ancillary officers, which is an isolated use set amongst residential development on each side. The current remaining buildings on the site have been empty for some time, despite marketing of the site to find another tenant. As such, this would show that there is no demand for the site as an industrial use, and the loss of this site would not be detrimental to the overall supply of employment land. The development of this site for housing would enable a more appropriate use to the surrounding residential area and hence be compliant with Policy 11 of the North Northamptonshire Core Spatial Strategy.

The site is also suitable for development for housing, being located on brownfield land and within the village of Finedon, one of the larger villages which, from the last Census conducted in 2001, has a population of 4118 people.

The site has been assessed in the Site Specific Allocations DPD as being appropriate for housing and is recommended to be allocated for approximately 30 dwellings at a density of 35 dwellings per hectare. The application for 42 dwellings is a higher density in which the design and layout should be considered by Development Control.

Affordable Housing The current saved policy H8 of the Wellingborough Local Plan which states that the threshold for affordable housing is 25+ dwellings or a site of 1 or more hectares in villages that have a population of over 3000 (such as Finedon).

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

On the 29th November 2006, PPS3: Housing, was published which states in section 29 a national indicative size threshold for affordable housing of 15 dwellings. Local Planning Authorities can also reduce this threshold where viable and practical. In 2007 the North Northamptonshire Strategic Housing Market Assessment (SHMA) was adopted and recommends that the current thresholds be reduced to the following:

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• 15 in settlements above 10000 population • 10 in settlements between 3000 and 10000 population • 4 in settlements below 3000 population

In absence of an adopted local policy adopting the threshold as concluded by the SHMA, it is considered that the threshold of 15 dwellings as set in the PPS3 is the most appropriate to apply when assessing planning applications. It should also be noted that a lower threshold as recommended by the SHMA has also been sought in the Draft Site Specific Plan DPD, which is at Preferred Options stage.

Taking the above into account, it is considered that “other material considerations” warrant the reduction of the threshold of 25 dwellings in saved Local Plan Policy H8 to 15 dwellings as per PPS3, hence affordable housing will be required as part of this application.

Evidence based upon the SHMA also includes the requirement that 30% is an appropriate amount of affordable for the site, which would be approximately 12 units. Please consult Housing Strategy on the preferred tenure mix of affordable housing for this site.

Open Space Contribution Saved Policy L7 of the Wellingborough Local Plan prescribes that any development of 10 or more dwellings will be required to provide an open space contribution. Section C of this policy states that on development sites of less than 50 dwellings the developer will make a pro-rata commuted sum in lieu of open space provision for youth and adult use.

The evidence base for Open Space sports and recreation needs for Finedon comes from a range of documents such as the Open Space, Sports and Recreation Study 2005, Sports Facilities Study 2008 and the Finedon Parish Plan. The documents indicate a need for Children’s/youth facilities, Sports Pitch Provision, Indoor Sports Facilities and parks and gardens.

As such, a planning contribution towards open space sports and recreation is required as per the ready reckoner. This amount will be subject to a section 106 agreement, and be payable upon the commencement of the development. The figure is also subject to annual BCIS increases from 1st January 2010.

RECOMMENDATION: That grant of permission subject to conditions be delegated to the Proper Officer upon signing of a S106 Agreement relating to open space, affordable housing and bin provision.

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the local planning authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be - 42 -

submitted to and approved, in writing, by the local planning authority: 1) A site investigation scheme, based on the Desk Study submitted, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3) The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved. 3. No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details 4. No building works which comprise the erection of a building required to be served by water services shall commence until details of a scheme, including phasing, for the provision of mains foul water drainage has been submitted to and approved in writing by the local planning authority. The works shall be implemented prior to the occupation of any buildings within the relevant phase(s) of the development. 5. The site shall be landscaped and planted with trees and shrubs in accordance with a comprehensive scheme which shall be submitted to and approved by the local planning authority before the development is commenced. The scheme shall be implemented concurrently with the development and shall be completed not later than the first planting season following the substantial completion of the development. Any trees and shrubs removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by trees and shrubs of similar size and species to those originally required to be planted or other species as may be agreed. 6. A scheme for screen fencing/walling shall be agreed with the local planning authority before the start of construction. The agreed scheme shall be implemented to the satisfaction of the local planning authority before the houses are occupied. 7. 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. 8. Development shall not begin until a scheme to deal with contamination of the site has been submitted to and approved in writing by the local planning authority. The scheme shall include an investigation and assessment to identify the extent of contamination and the measures to be taken to avoid risk to the public/buildings/environment when the site is developed. 9. This permission relates to amended plans received on 5 October 2010.

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Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. To prevent risk of pollution of controlled waters. 3. To prevent risk of pollution of controlled waters, through mobilisation of sub- surface contamination. No soakaways shall be constructed in contaminated land. 4. To prevent flooding, pollution and detriment to public amenity and biodiversity through provision of suitable water infrastructure, irrespective of the provisions of Sections 94, 98 and 106 of the Water Industry Act 1991. 5. In the interests of visual amenity. 6. In the interests of amenity and privacy. 7. In the interests of amenity. 8. To avoid any detrimental effects from contamination. 9. For the avoidance of doubt.

INFORMATIVE/S Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Policy 11 and 13 of the North Northamptonshire Core Spatial Strategy and Policy H8 and L7 of the Borough of Wellingborough Local Plan. - 44 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0067/FM

PROPOSAL: Demolition of existing Public House (The Royal - disused) and erection of block of 12 no. flats plus car parking.

LOCATION: The Royal, 27 Knox Road, Wellingborough. NN8 1JA

APPLICANT: S M Developments.

NOTE: This application was considered at a Committee in August this year and was deferred and it was resolved that further consideration of the application be deferred to enable officers to negotiate with the applicant on a reduction in the size of the development and an increase in the provision of car parking.

The applicant has now submitted an appeal to the Secretary of State on grounds of non determination of the application within the statutory period. Therefore, a resolution is required from Committee to enable officers to present the Council’s case at the hearing.

WP/2010/0067/FM

ICT Services Based upon the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Scale: Stationery Office © Crown Copyright. Unauthorised Legend reproduction infringes crown copyright and may lead This map is accurate to prosecution or civil proceedings. 1:1,250 to the scale specified Borough Council of Wellingborough. ± when reproduced at A4 Licence No 100018694. (2010) WP/2010/0067/FM - The Royal, 27 Knox Road, Wellingborough - 45 -

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

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 11/08/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0067/FM

PROPOSAL: Demolition of existing Public House (The Royal - disused) and erection of block of 12 no. flats plus car parking.

LOCATION: The Royal, 27 Knox Road, Wellingborough.

APPLICANT: S M Developments.

Committee consideration owing to the number of objections. A Section 106 Agreement is also necessary if the Committee is minded to approve. A site visit is also recommended.

PROPOSAL AND DESCRIPTION OF SITE: The application site lies at the junction of Knox Road and Strode Road at the edge of the town centre. The site is currently vacant and overgrown, although it was previously occupied by a public house. The character of the surrounding area is predominantly residential and the appearance is a mixture of 2 and 3 storey terraced buildings.

The proposal under consideration seeks consent to erect a block of 12 flats. The basement area will accommodate 7 cars and is accessible via a ramp from Knox Road, adjacent to the public car park that separates the site from the adjoining terrace. Provision is also made for cycle storage.

The application was originally submitted – proposing 14 flats. The scheme has however been amended due to design and amenity concerns. The bay adjacent to no. 2 Strode Road and comprising 2 flats has been removed. Other changes to the design include lowering of the ridge height and articulation of some window openings.

RELEVANT PLANNING HISTORY: WP/2009/452/FM Demolition of the existing public house and erection of a block of 16 flats - application withdrawn.

NATIONAL AND LOCAL PLANNING POLICY: Planning Policy Statement 1 – Delivering Sustainable Development Planning Policy Statement 3 – Housing - 46 -

Planning Policy Guidance Note 13 – Transport North Northamptonshire Core Spatial Strategy Policy 1 – Strengthening the Network of Settlements Policy 6 – Infrastructure Delivery and Developer Contributions Policy 9 – Distribution and Location of Development Policy 13 – General Sustainable Development Principles Policy 14 – Energy Efficiency and Sustainable Construction

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways – full details of the structural arrangements for the basement parking facility shall be submitted for approval. Requirement for financial contribution towards highway infrastructure improvements.

2. NCC – requirements for financial contributions towards libraries, fire and rescue provisions.

3. The Environment Agency – no objections with conditions.

4. Anglian Water – no objection.

5. Northants Police – the revised scheme does not include crime prevention information and therefore a condition is recommended.

6. Borough Culture Development Manager – financial contribution sought towards the enhancement of nearby open space.

7. Borough Housing Strategy Manager – no requirement for affordable housing provision. Development lower than the threshold.

8. Eight (8) individual letters of objection/concerns received. Grounds of objections/concerns:

- Flats not in keeping with the ambience of the area and will attract young noisy people; - Development will affect the value of properties and the proposal is a backward step; - Overdevelopment and cramming; - Insufficient parking provision resulting in traffic/on-street parking problems and detrimental to highway safety; - Loss of natural light; and - Design – particularly the patio doors not in keeping with the area.

ASSESSMENT: Principle The public house on the application site has been demolished and this effectively extinguished the lawful use. Notwithstanding, there is no specific policy objection to the loss of public houses in the development plan. Policy 13 of the Core Spatial Strategy seeks to protect and improve accessible community facilities. It is not clear whether or not the public house, prior to its closure and demolition, provided any meaningful communal function. Generally, in rural areas, public houses provide valuable - 47 - recreational resource, but the community impact argument is weaker in urban areas, due to the proliferation of and accessibility to community facilities.

The proposed development accords with the principles of sustainable development through the reuse of a brownfield land as contained in PPS1. In terms of Policy 1 of the Core Spatial Strategy, it directly accords with the objective of principally directing development towards the urban core as the site is located within the growth town of Wellingborough. The Core Spatial Strategy anticipates the delivery of at least 30% of new housing on previously developed site. By definition, the application site is a previously developed site or brownfield land. The proposed development is appropriately sited – in a location close to the town centre and offering a range of community facilities and with good access to key services and infrastructure. It is therefore consistent with the integrated transport strategy approach advocated by PPG13.

In view of the foregoing, the proposal is acceptable in principle and subject to satisfactory design and layout and non-detrimental impact on neighbouring, ought to be given a favourable consideration.

Design and Layout The proposed development picks on the characteristic features of other developments nearby in terms of fenestration, massing and roof profile. There are merits in the proposal in that (together with the recently completed similar residential development on the opposite side of Strode Road), it gives a sense of symmetry to the street scene, when viewed from the south. The 2 developments are similar in style, massing and use. The surrounding area comprises mainly 2 and 3 storey terraced buildings and in this regard, the proposed development is in keeping with the character and appearance of the area.

Amenity Impact The proposed building is separated from the adjacent terraced properties on Knox Road by an existing public car park. The gap between the proposed and existing is significant and sufficient to mutually safeguard the amenities of the existing and proposed occupiers. On Strode Road frontage, the proposed building has been scaled down and shifted away from the common boundary with no. 2 Strode Road, to minimise the impact especially in relation to the 2 windows on the flank elevation of the existing dwelling. Whilst acknowledging that the situation is not entirely satisfactory, the impact of the proposed development on the existing is neither greater nor less than that which currently exists in this dense urban environment.

Parking and Traffic The proposed development is appropriately sited – in a location close to the town centre and offering a range of community facilities and with good access to key services, infrastructure and public transport. It is therefore consistent with the integrated transport strategy approach advocated by PPG13. It is this sort of location where parking provision is less crucial than other areas. Although the parking provision is sub-standard, given the location of the development and the absence of any adverse comments from the County Highways, a refusal of the application on parking grounds would prove difficult to defend on appeal.

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S106 Obligations There are 3 heads of terms arising from the consultation responses. These are:

- financial contribution towards highway infrastructure improvements; - financial contributions towards libraries, fire and rescue provisions; and - financial contribution towards the enhancement of nearby open space.

RECOMMENDATION: Grant permission subject to the completion of a Section 106 Agreement and the following conditions:

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. Representative samples and full details of all external facing and roofing materials (including windows, doors, stonework/brickwork and rainwater goods) shall be submitted to and approved in writing by the local planning authority before the development commences and the development shall be built in accordance with the approved samples. 3. The car parking spaces shown on the approved drawings shall be provided before the occupation of the dwellings and shall thereafter be kept free from obstruction and shall be retained for parking purposes for the occupiers of the development, their visitors, Anne Road residents and their visitors. 4. Full details of the structural arrangements for the lower ground parking facility shall be submitted to and approved in writing by the local planning authority before the development commences and the development shall be built in accordance with the approved samples. 5. Details of boundary treatments including gates, fence and other means of enclosure shall be submitted to and approved in writing by the local planning authority before the commencement of the development. The development shall be carried out in accordance with the approved details. 6. Prior to the commencement of development, a scheme detailing the security standards to be incorporated within all openings associated with the development shall have been submitted to and approved in writing by the local planning authority in consultation with the Police CPDA and in line with the recommendations of Secured By Design. 7. Before development is commenced details of the cross-sections showing the finished floor levels of the approved building in relation to the adjacent properties shall be submitted to the local planning authority and approved in writing. The development shall be built in accordance with the approved details unless otherwise agreed in writing by the local planning authority.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. To secure a satisfactory appearance for the development in the interest of visual amenity. - 49 -

3. To ensure adequate off-street parking provision and in order to prevent additional parking in surrounding streets, which could be detrimental to amenity and prejudicial to safety. 4. In the interests of pedestrian and highway safety. 5. In the interests of neighbour and visual amenities. 6. In the interest of the security and quality life of future occupants of the development in accordance with Policy 13 of the North Northamptonshire Core Spatial Strategy. 7. In the interest of safeguarding the neighbouring amenities.

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Report of the Planning Committee – 11th August 2010

6. PLANNING APPLICATION WP/2010/0067(FM) – THE ROYAL, 27 KNOX ROAD, WELLINGBOROUGH

The annexed circulated report of the Head of Built Environment was received, including late correspondence from a third party objector, on planning application WP/2010/0067(FM), for the demolition of the existing Public House and erection of a block of 12 flats plus car parking at 27 Knox Road, Wellingborough for S M Developments.

The report set out details of the proposal, a description of the site, the planning history, relevant planning policies, outcome of consultations and an assessment of the proposal. The Head of Built Environment recommended that planning permission be granted subject to the prior signing of a legal agreement under Section 106 of the Town and Country Planning Act, 1990, in respect of financial contributions towards highway infrastructure improvements; libraries, fire and rescue provisions; and the enhancement of nearby open space; and the conditions set out in the report.

The Site Viewing Group had visited the site on 10/8/2010, and a record of the visit was set out in the circulated notes.

Requests to address the meeting had been received from an objector and the applicant’s architect.

The Chairman allowed each person to speak for a maximum of 3 minutes. After each speaker the Committee was given the opportunity to ask questions of clarification.

Having heard the views of the speakers and taking account of the officer’s report, the Chairman invited the Committee to determine the application.

It was moved by Councillor Griffiths and seconded by Councillor Maguire that further consideration of the application be deferred to enable the officers to negotiate with the applicant on a reduction in the size of the development and an increase in the provision of car parking.

On being put to the vote, the motion was carried unanimously.

RESOLVED that further consideration of the application be deferred to enable the officers to negotiate with the applicant on a reduction in the size of the development and an increase in the provision of car parking.

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0369/O

PROPOSAL: Outline application for the erection of an agricultural dwelling with access arrangement to be determined at this stage and other matters reserved.

LOCATION: Three Fields Farm, 46 Harrold Road, Bozeat, Wellingborough. NN29 7LP

APPLICANT: Mr Keith Badrick.

PROPOSAL AND DESCRIPTION OF SITE: As described above.

The application site is a farming enterprise that is mainly devoted to milk production that rears its own replacement animal. There is an existing bungalow on the site.

RELEVANT PLANNING HISTORY: WR/1973/0053 Dairy unit and dwelling - deemed approved. WR/1973/0346 Proposed dwelling - deemed approved.

The above planning approvals for the bungalow and buildings on the site were issued to itself by the County Council under its planning powers when also acting as the designated Small Holdings Authority under the provisions of the Agricultural Act 1970.

At the time of writing the report there is no evidence to report whether any of the occupiers of the existing bungalow are tied under the planning regime to agricultural employment.

NATIONAL GUIDANCE AND DEVELOPMENT PLAN POLICY: North Northamptonshire Core Spatial Strategy (NNCSS): Policy 1 (Strengthening the Network of Settlements) Policy 10 (Distribution of housing) Policy 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) Borough of Wellingborough Local Plan: G6 (Development within the open countryside) H4 (Housing in restraint villages and the open countryside) Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 3; Housing Planning Policy Statement 4; Planning for Sustainable Economic Growth Planning Policy Statement 7; Sustainable Development in Rural Areas WP/2010/0369/O

ICT Services Based upon the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Legend Scale: Stationery Office © Crown Copyright. Unauthorised reproduction infringes crown copyright and may lead This map is accurate 1:1,250 to prosecution or civil proceedings. to the scale specified Borough Council of Wellingborough. when reproduced at A4 WP/2010/0369/O - Three Fields Farm, 46 Harrold Road, Bozeat ± Licence No 100018694. (2010) - 52 -

Planning Policy Statement 9; Biodiversity and Geological Preservation Planning Policy Statement 23; Planning and Pollution Control Supplementary Planning Document; Northamptonshire Minerals and Waste Development Framework; Development and Implantation Principles, Sustainable Design Supplementary Planning Guidance: Planning Out Crime and Parking Department of the Environment Transport and the Regions Circular 03/99 ‘Planning Requirement in Respect of the Use of Non-Mains Sewerage Incorporating Septic Tank in New Development’.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Northamptonshire County Council Highway Authority – offers the following advice:

• the vehicular crossing and surfaces to be made good in accordance with County Council’s specification • the first 5m of the private driveway to be hard surfaced • any gateway at the point of access to be set back a sufficient distance to allow the longest vehicle likely to visit the site to stand clear of the carriageway whilst the gate is opened • vehicle to vehicle visibility splay of 2.4m x 215m must be provided and maintained on both sides of the point of access.

2. Bozeat Parish Council – has no concerns.

3. Neighbours/third parties – no comment received.

ASSESSMENT: Material planning considerations:

• Compliance with policy • Effect on the visual amenity of the open countryside • Crime and disorder • Foul drainage • Highway safety • Biodiversity

Compliance with policy With regards to the Development Plan, Policy 1 of the North Northamptonshire Core Spatial Strategy states that in the rural areas development will take place on sites within village boundaries, subject to criteria to be set out in development plan documents. The application site is clearly located in the open countryside and Policy H4 of the local plan specifies restrictive criteria for housing development to be suitable in such locations. Acceptable proposals would involve the replacement of an existing dwelling or a dwelling that is justified for reasons of agricultural or forestry necessity.

The application is accompanied by an agricultural appraisal to support the application which also contains information regarding the state of health of the applicant. The appraisal has been assessed by the Council’s agricultural consultant who concludes - 53 -

that there is evidence for a need for a second agricultural worker to reside on the site. The Council’s consultant does, however, identify the existence of dwellings for sale in the vicinity that could be affordable for an agricultural worker.

Other more specific areas of policy are examined below.

Effect on visual amenity of the open countryside The North Northamptonshire Core Spatial Strategy Policy 13 (h) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings. Policy G6 of the Borough of Wellingborough Local Plan also mentions the need for adequate landscaping to minimise the visual impact of development in the open countryside.

It is considered that an acceptable dwelling design with appropriate landscape treatment can be obtained at the approval of reserved matters stage.

Highway safety Policy 13 (d) of the North Northamptonshire Core Spatial Strategy states that new development should have a satisfactory means of access and provide for parking, servicing and manoeuvring in accordance with adopted standards and Policy 13 (n) goes on to say that development should not have an adverse impact on the highway network and will not prejudice highway safety.

The Highway Authority has not objected to the proposal but suggests highway and access requirements that can be resolved by way of appropriately worded conditions.

There are no crime and disorder issues pertinent to the determination of this application.

Foul drainage Policy (q) of the North Northamptonshire Core Spatial Strategy states that development should not cause a risk to (and where possible enhance) the quality of the underlying groundwater or surface water.

The Government gives advice regarding such a method of sewage disposal in Circular 03/99 ‘Planning Requirement in Respect of the Use of Non-Mains Sewerage Incorporating Septic Tank in New Development’.

The application form has not indicated what the method of foul sewage from the development is intended to be and it is recommended that a condition be applied which requires these details to be submitted for approval before development commences.

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Biodiversity Policy 13 (o) of the North Northamptonshire Core Spatial Strategy states, inter alia, that development should conserve and enhance biodiversity.

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

Conclusion The application site is located in the open countryside where restrictive development plan policies are relevant, however, the applicant has been able to agriculturally justify the need for the new dwellinghouse which would result in at least one able bodied person residing on the site. It is considered that to leave the occupation of the existing bungalow on the site free from any agricultural employment tie would be unwise. This is because the owner of the site would have the opportunity to sell it on the open market due to the apparent current lack of planning control over its occupation, when the Council has accepted the need for a second agricultural dwelling on the site, which could result in an unwelcome proliferation of dwellings in the open countryside.

RECOMMENDATION: The application is, therefore, recommended for approval with conditions subject to the outline planning permission being issued by the Proper Officer after the prior signing of a Section 106 Agreement that would tie the occupiers of the existing dwelling on the site to being a person solely or mainly working, or last working, in the locality in agriculture or in forestry, or a widow or widower of such a person, and to any resident dependants.

1. Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. 2. Before any development is commenced, detailed plans, drawings and particulars of the layout, scale, external appearance and the means foul sewage disposal, together with landscaping and screen walls/fences shall be submitted to and approved by the local planning authority and the development shall be carried out in accordance therewith. 3. The first 5m of the driveway in the rear of the public highway shall be hard surfaced. 4. Before development commences details of any gateway intended to be erected at the point of access to the site shall be submitted to the local planning authority and approved in writing. The development shall be carried out in accord with the approved details. 5. Before the development is first occupied a vehicle to vehicle visibility splay of 2.4m x 215m and a pedestrian to vehicle visibility splay of 2m x 2m above a height of 0.6m must be provided and maintained on both sides of the point of access.

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Reasons: 1. Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990. 2. To secure satisfactorily planned development. 3. To prevent loose material being carried onto the public highway in the interests of highway safety. 4. In the interests of highway safety. 5. In the interests of highway safety.

INFORMATIVE/S 1. Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: North Northamptonshire Core Spatial Strategy (NNCSS): Policy 1 (Strengthening the Network of Settlements) Policy 10 (Distribution of housing) Policy 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) Borough of Wellingborough Local Plan: G6 (Development within the open countryside) H4 (Housing in restraint villages and the open countryside). 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Numbers: Date Received: Site location plan and A372/SK/02 18 August 2010 3. The applicant is advised that planning permission does not automatically allow the construction of the vehicle crossing, details of which require the approval of the Highway Authority. In this regard you should contact the Team Leader Regulations, Sustainable Transport, Riverside House, Riverside Way, Northampton NN1 5NX prior to any construction/excavation works within the public highway. 4. The Public Health Act 1875 and the Town Improvement Clauses Act 1847 at S.64 Prior to occupation of the newly created premises(s), the street numbering for this development must be agreed with the Street Naming and Numbering Officer. When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0393/F

PROPOSAL: Extensions, new vehicular access, garage and associated works.

LOCATION: 23 High Street, Great Doddington, Wellingborough. NN29 7TQ

APPLICANT: Mr P Cunningham.

This application comes before the Planning Committee for determination because of an objection by the Parish Council stipulating concerns over the encroachment upon the two consented neighbour dwellings and also overdevelopment of the site.

PROPOSAL AND DESCRIPTION OF SITE: The development property is located within the village confines and the Conservation Area of Great Doddington fronting the High Street through road. The property was constructed as a singularly built development in the interwar period.

The proposal is as above and involves the construction of a two storey side extension with a front facing gable and a re-alignment of the roof adjusted to side facing gables, also proposed is a single storey rear extension with a balcony above and a detached single garage with a pitched roof. The proposal also involves the creation of a vehicular access to the front of the property involving a dropping of the kerb; the removal of the wall does not require planning consent although is subject to a separate Conservation Area Consent application.

RELEVANT PLANNING HISTORY: The planning history also discusses the adjacent undeveloped land:

WR/1960/0102 Garage and access – approved with conditions. WP/2009/0370 Rebuild stone wall frontage to form new access and construct terrace of three houses, garage blocks and associated works – refused. WP/2009/0387 Demolition of wall to widen the existing public footpath and create vehicle sight lines to the new accesses (Conservation Area Consent) – refused. WP/2010/0393/F

Legend WP/2010/0393/F - 23 High Street, Great Doddington

ICT Services Based upon the Ordnance Survey mapping with the Description permission of the Controller of Her Majesty’s Scale: Stationery Office © Crown Copyright. Unauthorised reproduction infringes crown copyright and may lead This map is accurate Applicants Property 1:995 to prosecution or civil proceedings. to the scale specified Borough Council of Wellingborough. ± when reproduced at A4 Licence No 100018694. (2010) Application Site - 57 -

WP/2009/0498 Rebuild stone wall frontage to form new access and construct terrace of three houses, garage blocks and associated works (resubmission following the refusal of WP/2009/0370) – approved with conditions. WP/2010/0393 Part demolition of front boundary wall (Application for Conservation Area Consent) – currently pending with recommendation for approval.

NATIONAL AND LOCAL PLANNING POLICY: North Northants CSS: 13 SPG: II, IV and V Design SPD National: PPS 1, 3 and 5.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Conservation Officer -

“I have no objection to this or to the parallel application for CAC [Conservation Area Consent] for the alterations to the front boundary wall that I am dealing with.”

2. NCC (Highways) –

“The vehicular crossing must be constructed and all highway surfaces, where affected by the proposals, reinstated to the specification of Northamptonshire County Council subject to a suitable licence.

Vehicle to vehicle visibility of 2m x 43m and pedestrian to vehicle visibility of 2m x 2m above a height of 0.6m must be provided and maintained on both sides of the point of access. Due to the width of the footway over the frontage of the site it may be necessary to adjust the position of the boundary wall to achieve these requirements.

To prevent loose material being carried onto the public highway at least the first 5m of the driveway from the highway boundary must be suitably hard-paved.”

3. NCC (Public Rights of Way) -

“…no objections in principle providing the standard requirements are adhered to…” these are included as an informative (3).

4. Great Doddington Parish Council -

“Gt. Doddington Parish Council can only consider this application in relation to the currently approved development of the adjoining site granted under WP/2009/0498 allowing for the erection of 2 properties. As such the extension proposed under WP/2010/0393 would encroach upon one of these two houses already granted planning permission and any extension to 23 High St, were these two properties to be constructed would represent overdevelopment of site. Accordingly the Parish Council objects to this application.” - 58 -

5. Third Parties (on behalf of close resident) –

“I must make it perfectly clear that we are not objecting to this application, but we do seek clarification and assurances that the Council Officers and in particular those members voting on this application have considered every aspect of the proposals, before (dare I say), they inevitably decide to approve the application.

The following comments are based on the very sketchy details posted on the BCW web-site, and we do not have the ability to print off at large scale to determine exact lengths or dimensions etc.

1.0 The letter from Grassroots Construction to the Conservation Officer, dated 10th September 2010.

This appears to dictate the strategy for development, i.e. upgrade and extend the existing cottage as phase one, until phase two the new build that is subject to a further planning application is made.

This seems fair enough in today's financial climate, but I trust the members will seek assurances from the developer that phase one will not be a cheap and cheerful extension using substandard materials and a compromise of the necessary standards to "just get it built".

2.0 Design and Access Statement.

Frankly I feel this submission leaves a lot to be desired, and I trust the members will seek a lot more detail before final approval, there are a number of issues that need to be addressed or explained.

Item 2.2 "This site is relatively sloped...", I would agree, but I estimate the slope across the property must be around 1 in 12 or possibly 1 in 10, which I would consider a good slope, as seen on photo 2, which will impact on most aspects of the development.

I trust the members will insist that a full topographical survey is submitted to ensure that the development takes full account of the level differences.

Item 2.3 "In the slightly wider context..." there is more to the wider context than how close to the shops and bus stop it is. It should describe the area and setting, the existing residential setting, and that the extension is in keeping with the rural character of the area.

Items 2.4 and 4.1 "Site located in a conservation area" SO! What are they going to do to take into account that it is in a conservation area?

I trust the members will seek assurances from the developer that the extension will be sympathetic to the area.

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Item 2.5 the proposed vehicular access, this is where the levels survey is essential. The county councils standard for vehicular access requires a 2m x 2m pedestrian visibility splay off the back of the footpath that the first 5m off the footpath is hard surfaced and (I believe) should not fall away from the footpath by a gradient greater than 1 in 15. This is to avoid scrapping the underside of a car as it passes over the footpath, but given a) the height of the kerb face, b) the width of the path, c) the 100-150mm step off the back of the footpath and d) the slope of the ground, I am struggling to see if this proposal will comply with the standards.

The drawings indicate the wall will be reduced to 600mm within the pedestrian visibility splay, but given the relative levels, I'm not convinced this is going to offer a solution. PLUS, I seem to recall that the previous submissions for this site, (be it for more properties), needed the wall down to be taken down and rebuilt on a line slightly set back from its existing back of footpath to get sufficient visibility along the road. This may not be appropriate for phase one or perhaps two, but it needs checking out.

Item 2.5 Continued is the wall not part of the conservation area, can you just take it down? I recall neighbours of Mrs Rollins were not allowed to take down the wall some years ago. Perhaps conservation is not what it used to be!

I trust the members will ensure that the proposals fully detail the levels and the existing wall is thought about before approval is given.

Item 3.1 It is good that they appreciate the surrounding area.

Item 6.1 "the development can be accommodated on the plot", well the plot is fairly big. It is hard to see from the plans, but the proposed boundary of phase one on the south west elevation seems to be right up against the side of the house. When the house is sold in the future, will there be a right of access for the "future" owners to take access to the side of his house? It seems to me they are squeezing the boundary of this plot to maximise the future plot.

Will the members seek assurances that at least a one metre strip is allowed on that boundary.

Item 7.1 The layout does not mention the proposed garage. Given the levels across the site and the gradient down from the back of footpath for the vehicular access, it appears to me that the slab level of the garage will possibly be higher than slab level of the existing house and possibly the bridleway side to, which will require retaining walls on both the house side and the side nearest the bridleway. Therefore it will be out of context with the views off the street, i.e. sitting high.

Will the members seek assurances to the relative impact the garage will have on the views across the open country side?

Item 9.1 It mentions hard landscaping to form the driveway, but what sort of hard paving, how will it be drained, will there need to be a retaining wall in front of the - 60 -

house/front door? The N-W elevation shows steps down to the front door, so I think there will, what about disabled access around the property, steps with railing will suffice, but the statement does not explain their proposals for access for the older member of the family.

Will the members seek further details on surfacing, drainage and disabled access?

Item 10.11 realise the existing property has large areas of rendering, but the proposal Is for a completely rendered extension, which means the extension will be built with block work rather than brick work. I understand the Impact on the pocket has to be considered, but this only goes to reinforce my concerns that may end up cheap and cheerful development. However my bigger concern will be with phase two, if you let them get away with it on phase one, you will set yourselves up for accepting the same or similar on phase two.

Will the members look to achieve the same or similar proportions of render-v- brick work on phase one, if not make it quite clear that render will not be considered an option on phase two.

Item 11.1 This will become a big house for just two parking spaces, if a family with older car owning children live here, where will they park?

The High Street at this location has no off street parking provision for the existing cottages in the area, therefore residents and their visitors have to park on the street, including close to where the new shared driveway will be constructed.

Therefore during the morning and afternoon peak times, when the High Street is transformed in to the Wilby Way bypass at its busiest, the access in to, and out of the house will effectively be on a single track road.

As an aside, does the council realise there is an impact on "ease of movement", in Great Doddington, and will they visit the site during both morning and evening peak hours and the school run times to appreciate the potential impact on the High Street for themselves?

Once the Officers and Member have seen the impact for themselves, will they challenge the Highways Agency and Highways Authority to do something about the traffic?

Item 11.2 Disabled access, the levels differences front to rear of the property will be extremely interesting. Without seeing the proposed levels and how they interact with the existing levels it is hard to believe the proposals will be user friendly both now and in the future.

Will the members ensure that the levels are fully explained and they are satisfied that Part M of the Building Regulations are fully satisfied.

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Item 12.1 It is difficult to see from the small drawings, where the bins will be stored, the levels and gradients will require some effort to enable the bin(s) to be hauled up the steps and the slope to the road level.

Will the member make sure adequate provision for bins is included in the proposal?

3.0 Other items of concern

3.1 There is no mention of drainage, are there any plans to indicate what will happen to the additional water from roof and drive.

Will the Council ensure that the on-site drainage layout is approved prior to the commencement of work?

3.2 I am concerned about the impact on the wall which I believe being in a conservation area should be protected in some way, or adequate provision made to ensure the minimum of damage is caused.”

37 High Street (Great Doddington) -

“There are two comments I would like to make on the proposed plans for 23 High Street, Great Doddington.

My first concern is about the new entrance:

1) in my estimation the ground drops 4 or 5 feet from the pavement to the front of the house i.e. a very steep slope.

2) I am concerned that even with the walls either side of the new entrance reduced to a height of 600mm, there would not be a good safe view along the road as the driver's head would be below the level of the reduced height wall due to the steep slope.

Care will need to be taken constructing the new entrance otherwise storm water will cascade towards the house. This arises because of the street drains in the area:

1 High Street - blocked 10 High Street - a lot of water bypasses it 12 High Street - currently working but has blocked up 23 High Street - both take very little water before blocking up 33 High Street – blocked

This means that most storm water needs to overflow from the street and run down the green road into the fields with the new house being a viable alternative.”

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6. As a response to the Parish Council objections the Agent returned the below comments -

“I understand that there is concern on the Parish Council that it is the intention of the purchasers to increase the size of Devon Cottage and then, in addition, to build the two new houses on the adjacent site. This, it regards as ‘overdevelopment’ of the site.

I do understand the position of the council in this matter and following our discussions I enclose a unilateral undertaking from Mr and Mrs Cunningham along the lines you suggested.

They are going to serious lengths to sell their house in Wellingborough and move their family to Great Doddington but cannot do this until Devon Cottage is extended ready for them to live in whilst the single house is built on the adjacent land.

I hope you will be good enough to cast your eye over the proposed agreement and let me know if this is in acceptable format for yourselves and, indeed, the Parish Council.

My clients are, after all, attempting to change the planning consent to the benefit of the local people by reducing the total number of houses from three to two and I am sure you understand their frustration that obstacles are being placed in their way.”

ASSESSMENT: Amenities of Neighbours Due to the orientation and proximity of the surrounding dwellings together with open agricultural land to the rear and no habitable windows proposed to the side first floor elevation there is not considered to be any detrimental harm to any existing neighbour’s amenities. The parish council highlights the existing consent that exists for two dwellings to the adjacent and associated site; therefore the impact on those proposed are considered.

The proposed neighbouring property is to be set substantially further back than the development property (7m) the two proposed facing windows in the first floor are to non-habitable rooms and there is a habitable bay room window to the ground floor. The proposed two storey extension and the detached single garage are positioned to the north-east side elevation and therefore will not have any impact on the consented properties. There is proposed a rear extension with any overlooking being prevented by boundary treatments, there is also a balcony to the roof of the extension, any overlooking, however is prevented by side balcony screens.

It is also understood, in the attached documents that the applicant who has control of the land subject to the two consented properties does not intend to enact the permission but rather construct one property, which is likely to be positioned more centrally on the plot. This application is yet to be submitted but in any event should the proposed two dwellings be constructed as approved there would be no detrimental impact. - 63 -

Having considered the above there is not considered to be sufficient justification to withhold planning consent on grounds of amenity loss to neighbours and is therefore considered in accordance with the parts of Policy 13 of the NNCSS that concerns itself with impact on neighbours or potential neighbours in this case.

Character and Appearance of the area The street comprises properties of different types in terms of age, orientation, size, scale and design. The issue is whether the proposal would be so out of place that the area would suffer a significant reduction in its visual amenity and character. The property is a single development and does not enjoy any symmetry or relationship with the surroundings dwellings therefore the proposed additions are not considered to be controversial to the street or the properties character with the proposed development to match the existing and gives a pleasant balance to the property with the inclusion of the symmetrical front facing gables.

The dwelling is also positioned at a very pleasing visual interlude in the street with a break-out either side of the property to the valley towards the south; whilst the extension will be interrupting a small section of this vista the loss of the view will be slight and not detrimental to the open feel of the area. The two storey element will remain set back from the side field and footpath access and therefore would not be overbearing with a sense of openness retained. The Conservation Officer concurs that there are no issues deleterious to the Conservation Area or the visual setting of the Valley.

The parish council has suggested that should the two consented dwellings be constructed that the extension would create a cumulative affect resulting in overdevelopment. It is conceded that the extension would result in a larger built form to the street; however there is significant openness to the side with no encroachment to the proposed dwelling therefore the appearance of overdevelopment to the street is not accepted. In terms of the resultant density; when considering the proposed two dwellings as well as the existing this is comfortably above the modern standards and of surrounding densities with a rear garden length approaching 20m as well as a fair width therefore in terms of density overdevelopment is not accepted.

The proposed outbreak in the wall to create an access does not require planning consent and therefore is not considered as part of this application although due to its location and the amount of wall to be removed it does require Conservation Area Consent which is determined in a separate Conservation Area Consent application.

Highway Concern There is considered to be no adverse harm to the local road network, with ample splays either side of the access, sufficient off-street parking provision (3) and the addition of one access in a street where such accesses are common and would not therefore further harm the safety and convenience of the highway. No concerns are raised by the highways authority. The relevant conditions are attached. The adjacent public footpath is unaffected and the attached informative (3) informs the applicant of the public rights of way officers’ advice.

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Amenity Space The remaining garden space comprises of the existing most private space as well as retaining a good portion of frontage provision mostly given over to parking. The remaining space is a total length of 18m and the proposed garden provision to the proposed property is which is consistent and in many cases larger than others in the area, given its width, and also appropriate for dwellings of this size and modern standards. The proposed space therefore together with the visual spacing to neighbours demonstrates and reiterates that the proposal is not representative of overdevelopment.

Other Considerations The biodiversity is unaffected and the development does not result in an increased potential for crime and the principles of non-discrimination have been followed throughout.

Response to Representations The received comments from the highways authority and the public rights of way office have been discussed above, with the relevant conditions or informative attached. The comments of the parish council with respect to impact on future neighbours and overdevelopment are not concurred with and are discussed above. The concerns received from no. 37 High Street, Great Doddington with respect to highway concerns are discussed above and any drainage issues will be dealt with under building regulations and through suitable construction under the relevant highway license. The concerns received on behalf of a nearby resident are discussed in sequence below as they appear:

• The subsequent application and its merits with respect to a single property on the adjacent land will be considered as part of a separate application; yet to be forthcoming. • The drop in land levels is noted and has been considered as part of the site visit and also by NCC (highways); therefore the submission of a topographical survey is not considered reasonable. • Whilst the design and access statement may have been slightly deficit in its discussion of the area’s rural character the case worker and the Conservation Officer have fully appraised any impact; as discussed above. • The impact on the Conservation Area is discussed above with no harmful impact exposed. • The highways authority is content with the application and the appropriate conditions are attached. • The proposed outbreak in the wall to create an access does not require planning consent and therefore is not considered as part of this application although due to its location it does require Conservation Area Consent which is determined in a separate application. • The plot is considered appropriate to support a property of the size intended and allows for a significant gap either side to the adjacent built form. • Due to the height of the garage it is not considered to be harmful to the visual amenity of the area and the open views beyond. • The driveways materials will be controlled by way of condition to ensure highway safety and any disabled access considered as part of building regulations. - 65 -

• The proposed external finish is considered acceptable and the finish to ‘phase two’ will be considered in any forth-coming application. • The proposed parking provision of 2-3 vehicles is considered appropriate and above the maximum, there are no concerns from the Highways Authority and as the fronting highway is not a trunk road the Highways Agency have no been contacted as it is outside of their remit. • Disabled access is considered under building regulations. • There is considered to be more than sufficient frontage space or a side access allowing for rear storage of bins. • Effective site drainage is considered under building regulations.

The above points and the assessment as a whole is considered to satisfactorily address the concerns submitted on behalf of a nearby resident and the submitted application details appropriate to reach an informed and reasoned recommendation.

In response to the agent’s correspondence; unfortunately the proposed legal agreement would not meet the tests of reasonableness as laid out in Circular 05/2005 [para. B5];Planning Obligations chiefly because it would not be required to be entered into to make the development acceptable in planning terms and therefore cannot be considered reasonable. The spirit, however, of which the legal undertaken was offered is to be applauded in an attempt to offer comfort and security to the Planning Committee and the Parish Council that the development of the two dwellings on the adjacent land will not be forthcoming. Whilst it cannot be guaranteed that the consent for two dwellings will not be enacted the attempts of the applicants to legally oblige themselves not to enact the consent clearly portrays the honest intentions of the applicant to only construct the one dwelling on the adjacent land. In any event the development is not considered be harmful to either the proposed dwellings and not representative of cumulative overdevelopment as discussed above.

Conclusion Having taken into account the above it is considered that the application does not harm the amenities of neighbouring dwellings or detrimental to highway safety and convenience and does not detrimentally impact on the character and appearance of the conservation area and is therefore recommended for approval in accordance with the above planning documents, subject to appropriate conditioning.

RECOMMENDATION: Approve with conditions.

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission. 2. 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. 3. The driveway shall be constructed in such a way to enable vehicles to access and egress the site in a forward gear, the first 5m from the highway frontage shall be hard-paved. The vehicular crossing must be constructed and all highway surfaces, where affected by the proposals, reinstated to the specification of Northamptonshire County Council to a suitable licence. - 66 -

4. Vehicle to vehicle visibility of 2m x 43m and pedestrian to vehicle visibility of 2m x 2m above a height of 0.6m must be provided and maintained on both sides of the point of access. Due to the width of the footway over the frontage of the site it may be necessary to adjust the position of the boundary wall to achieve these requirements.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of amenity. 3. In the interest of the safety and convenience of the highway. 4. In the interest of the safety and convenience of the highway.

INFORMATIVE/S 1. Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policy: Policy 13: General Sustainable Development Principles of the North Northamptonshire Core Spatial Strategy 2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: 34-10-02A 12 October 2010 3. With respect to construction works to be carried out in close proximity to and using Public Rights of Way as access, please note the following standard requirements:- * The routes must be kept clear, unobstructed, safe for users, and no structures or material placed on the right of way at all times. * There must be no interference or damage to the surface of the right of way as a result of the construction. Any damage to the surface of the path must be made good by the applicant, specifications for any repair or surfacing work must be approved by this office, under s131 HA1980. * If as a result of the development the Right of Way needs to be closed by applying for a Temporary Traffic Regulation Order. An Application form for such an order is available from Northamptonshire County Council website, a fee is payable for this service and a period of six weeks notice is required. Please follow the link below: www.northamptonshire.gov.uk/en/councilservices/transport/row/legal/pages/tem ptros.aspx * Any new path furniture (e.g. gates preferred over stile) needs to be approved in advanced with the Access development Officer, standard examples can be provided.

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BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0394/CA

PROPOSAL: Part demolition of front boundary wall (Application for Conservation Area Consent). Amended Description.

LOCATION: 23 High Street, Great Doddington, Wellingborough. NN29 7TQ

APPLICANT: Mr P Cunningham.

PROPOSAL AND DESCRIPTION OF SITE: As above.

RELEVANT PLANNING HISTORY: WP/2009/0387/CA Demolition of wall to widen access - refused. WP/2009/0497/CA Re-build stone wall to form accesses - approved.

NATIONAL AND LOCAL PLANNING POLICY: CSS Policy 13. PPS5.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Civic Society – no objections.

2. Great Doddington Parish Council – objects to demolition of a traditional stone wall.

ASSESSMENT: The proposed alterations to the stone wall in front of no. 23 High Street, comprising widening to 3m and lowering of the adjacent walling to 600mm to allow adequate safety vision splays, is very similar to the scheme already approved under reference WP/2009/0497/CA.

On this basis, it is unobjectionable.

RECOMMENDATION: Grant Conservation Area Consent.

WP/2010/0394/CA

Legend WP/2010/0394/CA - 23 High Street, Great Doddington

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 the reveals and capping finish of the walling shall be submitted for the written consent of the local planning authority.

Reasons: 1. In order to comply with Section 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990. 2. To protect the character of the conservation area.

INFORMATIVE: The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: Plan ref: 34-10-02 28.09.2010 - 69 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0397/OM

PROPOSAL: Change of use of site to residential. Re-submission following withdrawn application WP/2009/0201/OM.

LOCATION: 66-74 Lea Way, Wellingborough. NN8 3NG

APPLICANT: Mr A Nafri.

PROPOSAL AND DESCRIPTION OF SITE: As above.

RELEVANT PLANNING HISTORY: Long history of shop uses.

NATIONAL AND LOCAL PLANNING POLICY: North Northamptonshire Core Spatial Strategy Policy 13 PPS4 and S6.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways – in view of the outline nature of the application it is appropriate to use a condition on the following lines:-

“Before any development is commenced, a detailed site layout plan showing all new development, means of access and off-street parking/turning arrangements, shall be submitted and approved by the local planning authority”.

2. Anglian Water –

Section 1 – Assets Affected

1.1 There are assets owned by Anglian Water or those subject to an adoption agreement within or close to the development boundary that may affect the layout of the site. Anglian Water would ask that the following text be included within your Notice should permission be granted.

Anglian Water has assets close to or crossing this site or there are assets subject to an adoption agreement. Therefore the site layout should take his into account and accommodate those assets within either ") ")

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prospectively adoptable highways or public open space. If this is not practicable then the applicant will need to ask for the assets to be diverted under Section 185 of the Water Industry Act 1991, or, in the case of apparatus under an adoption agreement, liaise with the owners of the apparatus. It should be noted that the diversion works should normally be completed before development can commence.

Section 2 – Wastewater Treatment

2.1 The foul drainage from this development is in the catchment of Broadholme STW that at present has available capacity for these flows.

Section 3 – Foul Sewerage Network

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

Section 4 – Surface Water disposal

4.1 The surface water strategy/flood risk assessment submitted with the planning application relevant to Anglian Water is acceptable. We request that the agreed strategy is reflected in the planning approval.

Section 5 – Trade Effluent

5.1 Not applicable.

Section 6 – Suggested Planning Conditions

Anglian Water would therefore recommend the following planning condition is the local planning authority is mindful to grant planning approval.

Surface Water Disposal (Section 4)

Condition No dwellings/premises shall be occupied until the works have been carried out in accordance with the surface water strategy so approved unless otherwise approved in writing by the local planning authority.

Reason To prevent environmental and amenity problems arising from flooding.

3. Third parties – letters received in which writers would be pleased to see removal of eyesore, but some would like shops brought back into use. Concerns also expressed about drainage, traffic and disturbance.

4. NCC Archaeologist – no objection. - 71 -

5. Housing Strategy –

“As this site has been derelict for some time we would fully support the change of use to residential. However we would have some reservations about its use as a fully flatted development, particularly in the current housing market.

We would expect the site to deliver 30% affordable housing. Our need is primarily for two and three bedroom houses to meet the needs of those on our housing needs register.”

6. Planning Policy –

“The site is currently occupied by a number of retail premises which once formed a small local centre. All the shops of the site have been vacant for a number of years and have since remained derelict.

The local centre used to cater for the day to day convenience needs of the local population, however in the past few years, a local Tesco store has been constructed nearby which continues to cater for the needs of the local population, since the closure of the shops in this local centre.

Taking this into account, it is considered that the change of use from retail to residential will not cause detriment to the economic base of the local area, as the day to day shopping needs of the local people are still catered for. As such, the change would accord with PPS4, S6 of the Wellingborough Local Plan.

As the proposal is located on previously developed land within a residential area of Wellingborough, the most suitable use would be residential.

Planning Contributions. Although the application is in outline, the application upon reserved matters stage will require planning contributions via a S106 Agreement towards open space, sports and recreation. In particular to Brickhill ward which the application is located, the PMP Open Space Strategy in recommendation CPY4 states that there is a need for children’s and youth facilities within this area. The ‘ready reckoner’ should be used as a base of calculating contributions dependent on the amount of dwellings to be constructed and payment subject to annual BCIS increases from the 2nd Quarter.”

ASSESSMENT: The site has been derelict for some time and a reason for many complaints.

RECOMMENDATION: That the grant of outline planning permission subject to conditions be delegated to the Proper Officer upon signing of a S106 Planning Agreement to open space, sports and recreation and affordable housing.

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1. Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. 2. Before any development is commenced, detailed plans, drawings and particulars of the layout, scale, external appearance and the means of access thereto, together with landscaping and screen walls/fences shall be submitted to and approved by the local planning authority and the development shall be carried out in accordance therewith. 3. Development shall not begin until a scheme to deal with contamination of the site has been submitted to and approved in writing by the local planning authority. The scheme shall include an investigation and assessment to identify the extent of contamination and the measures to be taken to avoid risk to the public/buildings/environment when the site is developed.

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

INFORMATIVE/S Pursuant to Section 38 (6) of the Planning and Compulsory Purchase Act 2004, the proposed development complies with the applicable development plan policies and there are no other material considerations that would constitute sustainable grounds for refusal. These include specifically the following policies: Plannin Policy Statement 4 and Policy 13 of the Borough of Wellingborough Local Plan. - 73 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0399/F

PROPOSAL: Conversion of existing workshop into two residential dwellings and front two storey extension. Amendment to approved plan WP/2010/0091/F.

LOCATION: 48 Park Road, Wellingborough. NN8 4QE

APPLICANT: Mr Jitesh Patel and Mr Raj Thanki.

This application is referred to the Planning Committee for determination due to the number of representations received from nearby neighbours who object to the application or express concern.

PROPOSAL AND DESCRIPTION OF SITE: As described.

The application building is a brick built structure with a relatively shallow pitched roof covered in slates which is in a dilapidated state of repair. The site is located close to the Wellingborough Town Centre Conservation Area. There is an existing vehicular access to the site with an area for parking of a vehicle and an open space at the front. The existing point of access is located mid way between the Park Road junctions with Kings Street and Upper Havelock Street. There are on-street parking restrictions in the highway locally and there are speed cushions in the road that have been constructed directly in front of the existing vehicular access in the site. There is a wall and gate on the on the front boundary that is approximately 1.5m high. To the side is a pedestrian accessway and beyond the rear wall are dwellinghouse rear gardens. In the vicinity there are a number of examples of accesses that would be considered unsatisfactory by today’s standards. The ground floor of the adjoining building is a charity shop; the alleged use of the upper floor of this building is described by a neighbour below.

RELEVANT PLANNING HISTORY: WP/2010/0091/F Conversion of existing workshop/store into a single residential dwelling, involving demolition of the existing lean-to and external alterations – conditionally approved.

WP/2010/0399/F

ICT Services Based upon the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Scale: Stationery Office © Crown Copyright. Unauthorised Legend reproduction infringes crown copyright and may lead This map is accurate 1:1,250 to prosecution or civil proceedings. to the scale specified Borough Council of Wellingborough. ± when reproduced at A4 Licence No 100018694. (2010) WP/2010/0399/F - 48 Park Road, Wellingborough - 74 -

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: North Northamptonshire Core Spatial Strategy (NNCSS): 1 (Strengthening the network of Settlements) 13 (General sustainable development principles) and 14 (Energy efficiency and sustainable construction) Wellingborough Town Centre Area Action Plan; WCT12 (Heritage) Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 3; Housing Planning Policy Statement 5; Planning for the Historic Environment Planning Policy Statement 9; Biodiversity and Geological Conservation Planning Policy Statement 23; Planning and Pollution Control Planning Policy Guidance 13; Transport Planning Policy Guidance 24; Planning and Noise Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework – Development and Implementation Principles, Sustainable Design Supplementary Planning Guidance: Parking and Planning Out Crime

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Northamptonshire County Council Highway Authority -

“It is noted that the application modifies an earlier proposal that was approved in spite of reservations expressed on highway grounds. The present proposal overcomes the earlier objections by dispensing with the need for a vehicular access but now raises concerns with regards to the lack of off-street parking accommodation.

The lack of such accommodation may result in problems on-street and could give grounds for an objection to be raised on highway grounds. In determining this application due attention should be given to the acceptability of accepting the proposed development without the provision of parking accommodation.”

2. Borough Council of Wellingborough Planning Policy - no comments.

3. Borough Council of Wellingborough Design and Conservation Officer -

“As a 19th century industrial building it possesses some heritage value. The proposed front extension is in my opinion grossly disproportionate and is an eyesore in the street scene.”

4. Neighbours/third parties – objections/concern has been received from the occupier of 48 Park Road; 3, 7 and 9 Upper Havelock Street. The writers refer to the following matters:

• loss of privacy • private pedestrian access issues • private land right issue involving restrictive property covenants • concerns regarding structural integrity of the application building • removal of wall would be a greater security risk and hidden front door would be a burglary target. Existing crime issues, until two gates with - 75 -

locks were fitted which will have to be left unlocked for access to their development • position of door in alleyway would inconvenience neighbours taking out refuse bins • extra cars to be parked in a crowded area, existing residents already have to park their cars in location remote form their homes • development is of this proportions is not in keeping with Victorian buildings in the area and would look out of place • the development is cramped.

ASSESSMENT: The material planning considerations are:

• Compliance with policy • Effect on the visual amenity of the street scene and effect on the setting of the Wellingborough Town Centre Conservation Area • Effect on neighbours amenities • Crime and disorder • Biodiversity • Parking and highway safety • Amenity space

Compliance with policy Policy 1 of the North Northamptonshire Core Spatial Strategy states that to achieve greater self-sufficiency for North Northamptonshire as a whole, development will be principally directed towards the urban core, focused on the three Growth Towns of Corby, Kettering and Wellingborough.

It is considered that, upon the face of it, the principle of the conversion of the building into two residential units could be in general accord with policy. However, more specific areas of policy are examined below.

Effect on the visual amenity of the street scene and effect on the setting of the Wellingborough Town Centre Conservation Area Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on a decision maker to pay special attention to the need to preserve and enhance the character or appearance of a conservation area.

The North Northamptonshire Core Spatial Strategy, Policy 13 (h) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings.

Policy 15 (f) of the NNCSS goes on to state that in order to deliver sustainable residential communities higher densities will be sought particularly in the locations most accessible on foot, cycle and public transport, although increases in density should not detract from the traditional streetscape and built form where this is worthy of safeguarding.

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Policy 12 (v) of the Wellingborough Town Centre Area Action Plan states that the architectural and historic fabric of the town centre will be protected and enhanced in relation to the retention and, where appropriate, re-use of buildings of local townscape merit outside Wellingborough Town Centre Conservation Area which contribute either individually and/or through their group value to the special character of the town centre.

With regards to Government advice the requirement for designs that contribute positively to their surroundings and which are also appropriate to their context is mentioned in paragraph 34 of PPS 1 and this concept is also reflected in the guidance contained in PPS 3.

It is acknowledged that the proposal site is not located in the Wellingborough Town Centre Conservation Area, but it is situated relatively close to it and this proximity could result in it scheme having an effect on the setting of the designated area. When the application site is viewed form further along Park Road to the northwest the site frames the conservation area which can be seen at the lower part of the street to the southeast. The intended two storey extension will be highly visible in the street scene and it would inevitably draw the eye away from the conservation area due to its bulk, incongruous design and infilling of the frontage of the site.

It is considered, therefore, that the proposed development by way of the bulk, size of footprint and inappropriately designed two storey front extension would have a detrimental effect on the appearance of the street scene and the setting of the Wellingborough Town Centre Conservation Area. The proposed development is therefore contrary to Policies 13 (h), (i) and (o) of the North Northamptonshire Core Spatial Strategy; and Policy 12 (v) of the Wellingborough Town Centre Area Action Plan.

Effect on neighbours’ amenity Policy 13 (l) of the North Northamptonshire Core Spatial Strategy states that new development should not result in an unacceptable impact on the amenities of neighbouring properties or the wider area by reason of loss of light or overlooking.

The concerns of a nearby neighbour are noted. It is anticipated that the intended roof lights would be too high to enable potential residents of the proposed development to look down onto the adjacent amenity area and if the next door neighbours were to be inconvenienced by the proposed ground floor windows they could protect themselves with adequate boundary treatment. However, as illustrated, the scheme would have a detrimental effect on the standard of privacy that is currently enjoyed by the occupiers of no. 3 Upper Havelock Street due to the unacceptable overlooking that would be caused by the insertion of the first floor bedroom window in the rear elevation of the building.

It is considered that the proposed development would have an overly detrimental effect on the standard of privacy that is currently enjoyed by the occupiers of no. 3 Upper Havelock Street and the proposal is, therefore, contrary to Policy 13 (l) of the North Northamptonshire Core Spatial Strategy.

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The comment of the nearby neighbours concerning access to their properties from persons for larcenous intentions is entirely understood. There is, however, no reason to think that any new residents would not be in agreement with a form of controlled entry system that would protect the new as well as the existing neighbours who are served by the rear access.

Development of this vacant building could have a beneficial impact on crime and disorder by bringing about the occupation of an empty building which whilst empty could be subjected to a vandal or arson attack.

Biodiversity Policy 13 (o) of the North Northamptonshire Core Spatial Strategy states amongst other things that development should conserve and enhance biodiversity.

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

Parking and highway safety Policy 13 (d) of the North Northamptonshire Core Spatial Strategy says that new development should provide for parking, servicing and manoeuvring in accordance with adopted standards. Policy 13 (n) reinforces the requirement for development not to cause a danger to highway safety by stating that development should not have an adverse impact on the highway network and will not prejudice highway safety. However, as mentioned above, Policy 15 (f) states that in order to deliver sustainable residential communities higher densities will be sought particularly in the locations most accessible on foot, cycle and public transport.

The comments of nearby neighbours regarding the parking situation in the local area are noted, but the County Highway Authority opines that the current scheme is an improvement on the previously consented scheme. The County Council, however, still has concerns with regards the lack of on-site parking provision and this anxiety is also acknowledged, but it is clear that it has not unequivocally objected to the scheme.

With regards to the adopted parking SPG, it explains the need for car parking standards to be applied flexibly and it sets out a number of suggested criteria to illustrate when a degree of flexibility can be used and these factors are reproduced below:

• the availability of alternative means of transport to the private car • the availability, type and proximity of public car parking • the potential for environmental harm and adverse effect on road safety, rising from parking demand being met elsewhere • the scale and type of the development being proposed • the potential for the proposed development to benefit from multipurpose trips • other relevant planning policies - 78 -

It is accepted that the application site is not located in the town centre, but it is however situated close to it with all the facilities and transport links that it has to offer. It is considered that flexibility as expounded by the parking SPG should be accorded some weight because it is a material consideration, even though it does not form part of the development plan, and the conclusion can be reasonably drawn that in this location there is no overriding need for the development to provide off road parking for the potential occupiers.

Despite the concern registered by neighbours and the County Highway Authority, it is considered that the wording of its consultation response is not couched in sufficiently strong enough terms to warrant recommending the application for refusal on highway safety grounds.

Amenity space Policy 13 (a) of the North Northamptonshire Core Spatial Strategy states that development should meet needs by including access to amenity space enabling them to be adapted to future needs and to take into account the needs of all users. Meanwhile, as mentioned above Policy 15 (f) states that in order to deliver sustainable residential communities, higher densities will be sought and clearly, there could be the potential for conflict between these two core spatial strategies.

The proposed units have two bedrooms and are considered to be dwellinghouses. Neither of the units has any meaningful amenity that would be available for the potential residents. It is accepted that the site is located close to the town centre, but the absence of amenity space for the occupiers renders the scheme contrary to the adopted core spatial strategy.

It is considered that the illustrated amenity spaces for the proposed dwellings are inadequate to allow for their comfortable residential occupation and the scheme is therefore contrary to Policy 13 (a) of the North Northamptonshire Core Spatial Strategy.

Non material planning considerations • private access arrangements • private restrictive covenants • structural stability of the application building

Conclusion The application site is brownfield in nature and is located within an urban area. Neighbours and the Highway Authority are concerned by the proposal because of the lack of on-site car parking, but the County Council has not issued an outright objection. The scheme would negatively impact on the appearance of the street scene, detrimentally affect the standard of privacy of the adjacent residential occupiers and would also have an inadequate standard of amenity space provision available for the potential occupiers of the development. The application is, therefore, thought to be unacceptable.

RECOMMENDATION: Refuse for the following reasons:

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1. The proposed development is contrary to Policies 13 (h), (i) and (o) of the North Northamptonshire Core Spatial Strategy and Policy 12 (v) of the Wellingborough Town Centre Area Action Plan. The proposed development by way of the bulk, size of footprint and inappropriately designed two storey front extension would have a detrimental effect on the appearance of the street scene and the setting of the Wellingborough Town Centre Conservation Area. 2. The proposed development would have an overly detrimental effect on the standard of privacy that is currently enjoyed by the occupiers of no. 3 Upper Havelock Street and the proposal is contrary to Policy 13 (l) of the North Northamptonshire Core Spatial Strategy. 3. The proposal is contrary to Policy 13 (a) of the North Northamptonshire Core Spatial Strategy because the illustrated amenity spaces are inadequate to allow for comfortable residential occupation.

Policy 13

Development should meet the needs of residents and businesses without compromising the ability of future generations to enjoy the same quality of life that the present generation aspires to. Development should:

Meet needs a) Incorporate flexible designs for buildings and their settings, including access to amenity space, enabling them to be adapted to future needs and to take into account the needs of all users;

Raise standards h) Be of a high standard of design, architecture and landscaping, respects and enhances the character of its surroundings and is in accordance with the Environmental Character of the area; i) Create a strong sense of place by strengthening the distinctive historic and cultural qualities and townscape of the towns and villages through its design, landscaping and use of public art;

Protect assets l) Not result in an unacceptable impact on the amenities of neighbouring properties or the wider area, by reason of noise, vibration, smell, light or other pollution, loss of light or overlooking;

o) Conserve and enhance the landscape character, historic landscape designated built environmental assets and their settings, and biodiversity of the environment making reference to the Environmental Character Assessment and Green Infrastructure Strategy.

INFORMATIVE: The applicant is advised that this decision relates to the site location plan and drawing number 10/022/PP/001 received on 17 September 2010. - 80 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0403/F

PROPOSAL: Proposed amendment to approved dwelling under construction Ref WP/2010/0138/F. Proposed rooflights/solar panels/extension to garage/rainwater harvester.

LOCATION: 12 Earls Barton Road, Mears Ashby, Northampton. NN6 0DR

APPLICANT: Mrs Rowena Watkins.

This application comes before the Planning Committee for determination due to an objection being received by the Parish Council principally due to the impact on a neighbour’s view.

PROPOSAL AND DESCRIPTION OF SITE: The property is detached and sits on a street with properties that are variously extended and with no established front building line. Retrospective permission was sought and subsequently granted for demolition of the original property and erection of a dormer bungalow incorporating a garage (WP/2010/0138/F). Construction work is currently on- going.

The proposed development intends to introduce alterations to the approved drawings with the introduction of a front rooflight to the side of the larger gable end, the re- arrangement of the rear velux roof-lights and the incorporation of 2 solar panels to the side/south facing elevation on the roof of the larger front facing gable. Lastly the proposal intends an extension to the garage and its associated rainwater goods which involves increasing its front projection by a further 1.715m.

RELEVANT PLANNING HISTORY: WR/1957/0052 16 Dwellings - approved with conditions. WR/1955/0105 Housing Site - approved with conditions. WP/2009/0285 Extensions and alterations - approved with conditions. WP/2009/0423/F Proposed extensions/alterations - approved with conditions. WP/2010/0138/F Proposed demolition of old dwelling and erection of new dwelling – approved with conditions.

WP/2010/0403/F

ICT Services Based upon the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Legend Scale: Stationery Office © Crown Copyright. Unauthorised reproduction infringes crown copyright and may lead This map is accurate 1:1,250 to prosecution or civil proceedings. to the scale specified Borough Council of Wellingborough. ± when reproduced at A4 Licence No 100018694. (2010) WP/2010/0403/F - 12 Earls Barton Road, Mears Ashby - 81 -

NATIONAL AND LOCAL PLANNING POLICY: North Northants Core Spatial Strategy: 13 SPG: II, IV and V Design SPD National: PPS 1, 3.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC (Highways) -

“The vehicular crossing must be widened and all highway surfaces. Where affected by the proposals, reinstated to the specification of Northamptonshire County Council subject to a suitable licence.”

2. Mears Ashby Parish Council -

“The Parish Council has no objections to the amendments to the rooflights, solar panels or the rainwater harvester.

However it was felt that there was insufficient information on the extended garage to make an observation.

From the plans received it was difficult to assess how much further forward the garage will be and how far it will be from the boundary with Earls Barton Road. It was also suggested that the garage could obstruct the view for neighbours exiting their property but again without detailed plans it was difficult to make a judgement.

In any event, the general feeling of the Council was that it would prefer that the garage were not extended and that the original approved application in respect of the garage should be adhered to.”

3. Third party objection letters

14 Earls Barton Road, Mears Ashby -

“I strongly object to the further extension of the garage and the extra rooflights though have no problem with the solar panels and rainwater harvester. This application is the straw to break the camel¿s back and I request that this proposal should be declined by the delegated officer and if not, that it should be determined by the Regulatory Committee and that I be allowed to speak to the panel if this is possible. Please could you confirm that there will be a members¿ site visit before determination unless of course the application is denied?

I object on a number of grounds:

1. Impact on the area due to the scale, the effect on street scene and the proximity to my house.

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2. The plans have been misleading not reflecting the original size of the house that has been demolished. I have found the plans very difficult to understand.

3. There have been seven applications with regards to this property and the current development is considerably larger than the original proposal to which I did not object in writing. The subsequent applications have been made whilst I have been suffering severe ill-health and neighbours have drawn my attention to the current situation. As an elderly man I have found these applications confusing and am shocked at what has actually been built because this is not as I understood from the first application. My daughter has returned from abroad and is helping me with this letter.

WP/2009/0285 Proposed extensions, alterations and refurbishment, and new vehicular access. Approved with conditions WP/2009/0423 Proposed extensions/alterations. Approved with conditions WP/2010/0066 Details submitted to discharge condition 2 of planning permission WP/2009/0423/F PENDING WP/2010/0138 Proposed demolition of old dwelling and erection of new dwelling. Approved with conditions WP/2010/0199 Details submitted to discharge condition 1 of planning permission WP/2010/0138/F PENDING WP/2010/0335 Application for non-material amendment to planning permission WP/2010/0138/F to remove the 7 no. rooflights from the rear elevation and replace with 3 no. rooflights at slightly lower position. REFUSED WP/2010/0403 Proposed amendment to approved dwelling under construction Ref WP/2010/0138/F. Proposed rooflights/solar panels/extension to garage/rainwater harvester PENDING

4. Severe loss of light to my kitchen due to the height of the building on the boundary and the length of the garage. I am appalled that this development has been granted at the size it is now and any further increments will have even more of a detrimental effect on my property. There was a good space between the original dwelling and my house but this is no longer the case.

5. Work has been carried out on my land to which I did not object because I do not like confrontation, especially with my neighbours. This building work has been going on a long time and only last week most of the scaffolding came down allowing me to use the side access to my back garden for the first time this year. They had to remove my hedge to do the work and this has been replaced with an unattractive fence.

6. Why has slate been allowed as the roofing material when all the other properties in the road have tiled roofs?

Thank you for reading my objection. - 83 -

I respectfully ask the council to reject this proposal.”

30 Manor Road, Mears Ashby –

“Yet another proposed amendment in retrospect to no. 12 Earls Barton Road.

I do not object to solar panels, but what is meant by roof lights? There are already windows in the ugly slate roofing. I would strongly object if roof lights meant illuminating the surrounding area. Where is the extension of the garage to be? – or is a rainwater harvester a water barrel?

May I remind the Planning Committee that the original request was for an extension to the existing bungalow to which one would not object. We did not expect that bungalow to be demolished and a much larger building looking quite out of place in the area being erected.

Too late now for anything to be done about kit. The average person does not understand how an architects design relates to the finished article; but surely the Executive Director of Built Environment does and would inspect the area where someone wishes to build and would make sure that it would look right before giving permission for building.

In the case of 12 Earls Barton Road the neighbours most affected are elderly – in their eighties and getting to a Council meeting difficult or impossible.

I note that the scaffolding has now been removed from no. 10 premises and I feel that an unfair advantage was taken by building so close to the elderly gentleman’s property.

Mears Ashby used to be one of the prettiest Northampton villages, not any more, as each new applicant gets the go ahead with no objection, and no foresight. Future generations will regret it.”

4. Letter from agent in response to objections –

“Finally whilst we are confident that the application will be approved as recommended by yourselves we are also conscious of potential surprises.

With this in mind we ask that if consent to the garage extension is seen as problematic that can we be issued with a part Approval based on all other elements with the garage decision then being treated separately so as not to cause issues in respect of the on site works as we are aware that these do not seem to be a point for discussion by any of the interested parties.”

ASSESSMENT: Note: This report will not re-visit the development as a whole; which has been established by previous applications but will focus on the alterations and any issues concerning those alterations.

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Amenities of Neighbours The proposed re-positioning of the proposed velux type windows to the rear are to be set at a lower level than those in the previously approved drawings but given that they are set within the roof pitch together with the separating distances to the dwellings to the rear (30m) and the obtuse angling of the windows to the neighbours to the north and south there is not considered to be any increased prospect of overlooking. The proposed front velux window is also set within the roof pitch and in any event will face the fronting agricultural land. The proposed solar panels will have little projection above the plane of the existing roof and will therefore not offer any impacts. The above alterations can generally be performed under dwellings permitted development rights, however in this case as the property is not occupied these rights are not in place.

The bulk of the development comprises the extension to the existing garage from a total length of 5.852m to 7.567m giving an increased fronting projection of 1.715m. The garage is positioned on the northern boundary and therefore would have no impact towards no. 10, which shares a southern boundary with the development property. The primary concern therefore would to the amenities of no. 14 Earls Barton Road; these will now be carefully considered.

There is a distance of approximately 3m from the extension to no. 14 and as the closest front facing window is to a non-habitable obscurely glazed window there is considered to be no detrimental overshadowing or overbearing from the proposed garage extension and as there are no side windows proposed there is not considered to be any loss of privacy. Having considered the above there is not considered to be sufficient justification to withhold planning consent on grounds of amenity loss to neighbours and is therefore considered in accordance with the parts of Policy 13 of the NNCSS that concerns it self with impact on neighbours.

Character and Appearance of the area The scheme reinforces the recurrent theme of a projecting front gable replete in the street. The combination of the twin gables gives the property character and presence in the street without being unduly prominent. Although the front extension brings the property closer to the highway, it would still be set back in relation to the adjoining property number 10. In addition many dwellings to the north have similar front projecting garages to varying set-backs including some that are closer to the highway. The bringing forward then of the garage is not considered to be an alien feature to the street scene and the insertion of 1 additional rooflight and side facing solar panels to the fronting streetscene are considered inconsequential. There is considered to be no detrimental harm to the appearance and character of the street.

Amenity Space The loss of outside amenity space is slight and constrained only to non-private frontage driveway; therefore its loss is considered sustainable within the site.

Highway Implications The existing access will be retained and as there is in excess of 5.5m distance from the garage to the highway frontage given in highway guidance notes there is considered to be no harm to the safety and convenience of the local highway network.

- 85 -

Other Considerations The biodiversity is unaffected and the development does not result in an increased potential for crime and the principles of non-discrimination have been followed throughout. The insertion of solar panels is a welcome addition in terms of sustainability.

Response to Representations Both a neighbour and the Parish Council had difficulties interpreting the plans; it is true the drawer could have made it clearer as to what was existing and what was proposed, however they were found perfectly acceptable when assessing the impact on neighbours and when determining the application. Any impacts upon the character and appearance of the street and impacts on neighbour’s amenities have been discussed above.

The previous difficulties associated with the site are unfortunate however this application is considered without prejudice and on its own merits; these are discussed above. The objector’s ill-health is regretted; however regardless of a forth-coming objection the well-being and impact to any neighbours is carefully assessed. Any disruption associated with the construction is not considered to be of a material planning consideration.

Conclusion Having taken into account the above it is considered that the application does not harm the amenities of neighbouring dwellings land and does not detrimentally impact on the character and appearance of the area and is therefore recommended for approval in accordance with the above planning documents, subject to appropriate conditioning.

RECOMMENDATION: Approve with conditions.

Reasons: 1. Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of amenity.

2. The applicant is advised that this decision relates to the following drawing numbers received on the date shown: Drawing Number: Date Received: 2372/4 Rev. H 10 September 2010 - 87 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0411/O

PROPOSAL: Outline application for one dwelling house. Primary access off Little Close with all other matters reserved.

LOCATION: Land to rear 129 London Road, Bozeat, Wellingborough. NN29 7JR

APPLICANT: Mrs Vera Askew.

This application is referred to the Planning Committee for determination due to a representation being received from Bozeat Parish Council which has also requested a visit from the Site Viewing Group.

PROPOSAL AND DESCRIPTION OF SITE: As described.

The application site is part of the rear garden area associated with no. 129 London Road that wraps around the back of no. 127a London Road and fronts onto Little Close and can be viewed through a chain link fence.

No. 127a is the first in a run of houses that ends in no. 141 that have relatively long back gardens. Running along the side of the application site is a private accessway that appears to be capable of accommodating vehicular traffic.

The dwellings in Little Close and Cobblers Place have a character that is typified by relatively large buildings with minimal amounts of amenity space and represents a more dense form of development compared to the dwellings that front onto London Road.

RELEVANT PLANNING HISTORY: WP/2010/0284/O Outline application for dwellinghouse. Primary access off Little Close with all other matters reserved – withdrawn.

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: North Northamptonshire Core Spatial Strategy: 1 (Strengthening the network of Settlements) 13 (General sustainable development principles) and 14 (Energy efficiency and sustainable construction) 15 (Sustainable housing provision) WP/2010/0411/O

Legend WP/2010/0411/O - Land to rear of 129 London Road, Bozeat

ICT Services Based upon the Ordnance Survey mapping with the Description permission of the Controller of Her Majesty’s Scale: Stationery Office © Crown Copyright. Unauthorised reproduction infringes crown copyright and may lead Owners Property This map is accurate to prosecution or civil proceedings. 1:1,250 to the scale specified Borough Council of Wellingborough. ± when reproduced at A4 Licence No 100018694. (2010) Proposed Dwelling - 88 -

Borough of Wellingborough Local Plan: G4 (Development within the limited development and restricted infill villages) Planning Policy Statement 1; Delivering Sustainable Development Planning Policy Statement 3; Housing Planning Policy Statement 7; Sustainable Development in Rural Areas Planning Policy Statement 9; Biodiversity and Geological Conservation Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework – Development and Implementation Principles, Sustainable Design Supplementary Planning Guidance: Planning Out Crime and Parking.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Bozeat Barton Parish Council – considers that revised proposal does not address the issues that were raised regarding the original planning application (WP/2010/0284/O) and so its comments remain the same.

The development is ‘backfilling’ and would set a precedent which could lead to neighbouring residents applying to build behind the row of terraced houses. Reference to ‘garden grabbing’ which has been highlighted by the Government as being undesirable. Request lodged for a visit from the Site Viewing Group.

2. Northamptonshire County Council Highways Authority – has returned the application with a pro forma sticker which counsels that advice be sought from its published highway standards. The County Highway Authority has, however, supplied a covering letter which states the following -

“It is noted that the applicant is in outline form only but insufficient detail has been submitted to enable the suitability of the means of access to be verified. The applicant has failed to demonstrate or give adequate information to determine my full view and in its present form the proposals are unacceptable to this authority for highway safety reasons.

You should satisfy yourself as to the adequacy and suitability of parking accommodation proposed to serve both the proposed dwelling and the existing dwelling at 129 London Road.”

3. Borough council of Wellingborough Environmental Protection Service – no comment received.

4. Neighbours – no comment received.

ASSESSMENT: The material planning considerations are:

• Compliance with policy • Highway safety and parking • Crime and disorder • Biodiversity • Effect on neighbours amenities • Effect on visual amenity and character of the street scene - 89 -

Compliance with policy Policy 1 of the North Northamptonshire Core Spatial Strategy states that in the rural areas development will take place on sites within village boundaries, subject to criteria to be set out in development plan documents. Policy 15 (f) of the NNCSS goes on to state that in order to deliver sustainable residential communities higher densities will be sought particularly in the locations most accessible on foot, cycle and public transport, although increases in density should not detract from the traditional streetscape and built form where this is worthy of safeguarding.

With regards to the Borough of Wellingborough Local Plan, Bozeat is defined as a restricted infill village by saved Policy G4 and it states that development will be granted planning permission if it is within the policy line if the development would not have an adverse effect on the size, form character and setting of the village and its environs. Upon the face of it, the general principle of residential development could be acceptable; however, other more specific aspects of Policy G4 and other NNCSS policies with respect to its anticipated effect on the character and setting of the village are examined below.

Also a material consideration is the fact that residential garden land is now no longer considered to be considered as brownfield land as a result to the recent revision of PPS 3 Housing. Therefore, the weight that should be accorded to the acceptability for the proposed development taking place on garden land which is not now classed as brownfield should be adjusted accordingly.

Highway safety and parking Policy 13 (d) of the North Northamptonshire Core Spatial Strategy says that new development should provide for parking, servicing and manoeuvring in accordance with adopted standards. Policy 13 (n) reinforces the requirement for development not to cause a danger to highway safety by stating that development should not have an adverse impact on the highway network and will not prejudice highway safety.

The applicant has requested the access details be determined within the scope of the application, but the County Council Highway Authority believes that the submitted access and parking details are unacceptable. It is considered, however, that given the circumstances of the site to recommend refusal of the application on danger to highway safety would not be justifiable for the following reasons:

• the site already has the benefit of an access onto Little Close • relative unimportance of Little Close in the highway classification hierarchy • outline nature of the application; adequate parking and access arrangements could be brought about by way of appropriately worded conditions.

- 90 -

There are no pertinent crime and disorder issues relevant to the determination of the application.

Biodiversity Policy 13 (o) of the North Northamptonshire Core Spatial Strategy, inter alia, states that development should conserve and enhance biodiversity.

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

Effect on neighbours’ amenities Policy 13 (l) of the North Northamptonshire Core Spatial Strategy states that new development should not result in an unacceptable impact on the amenities of neighbouring properties or the wider area by reason of loss of light or overlooking.

No objections have been received from nearby residential occupiers. It is considered that an acceptable scheme that would not unacceptably harm the existing standard of amenity that is enjoyed by the surrounding occupiers could be achieved at the reserved matters stage.

Effect on visual amenity and character of the street scene The North Northamptonshire Core Spatial Strategy Policy 13 (h) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings. Meanwhile, as mentioned above Policy 15 (f) states that higher densities will be sought particularly in the locations most accessible on foot, cycle and public transport, although increases in density should not detract from the traditional streetscape and built form where this is worthy of safeguarding. With regards to Policy G4 of the local plan it states that development will be granted planning permission if it will not have an adverse effect, either individually or cumulatively, on the size, form, character or setting of the village.

The requirement for designs that contribute positively to their surroundings and which are also appropriate to their context is mentioned in paragraph 34 of PPS 1 and this concept is also reflected in the guidance contained in PPS 3.

The character of the neighbourhood has been described above and the application site is considered to be pleasant open area that the proposal would not respect or enhance to the detriment of the appearance of street scene. Developing the site would result in the reduction of the open garden land at the rear of a dwelling that fronts onto London Road which is an important visual break in the otherwise built up street scene. Approval of the development would significantly harm the visual quality of the locality because the existing garden area is an important factor in giving this part of the road a feeling of open spaciousness.

The thrust of Policy 15 (f) with regards to higher densities is noted, but it is considered that sufficient weight should not be accorded to this policy to result in a recommendation of granting planning permission because the scheme would cause demonstrable harm to the appearance of the area.

The proposed development is, therefore, considered to be contrary to Policy 13 (h) of the North Northamptonshire Core Spatial Strategy, Policy G4 (2) of the Borough of - 91 -

Wellingborough Local Plan and the provisions of Planning Policy Statement 3. This is because a dwellinghouse in the proposed location would have a detrimental impact on the character of the street scene by reducing the open spacious appearance of the application site.

Conclusion The application is recommended for refusal.

RECOMMENDATION: Refuse for the following reasons:

1. The proposed development is contrary to Policy 13 (h) of the North Northamptonshire Core Spatial Strategy and Policy G4 (2) of the Borough of Wellingborough Local Plan because a dwellinghouse in the proposed location would have a detrimental impact on the character of the street scene by reducing the open spacious appearance of the application site. 2. The proposed development would result in an unacceptable loss of garden amenity space and would be detrimental to the visual amenity of the area and is, therefore, inconsistent with the provisions in PPS 3.

POLICY G4

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

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

LIMITED DEVELOPMENT VILLAGES ARE:

EARLS BARTON; FINEDON AND WOLLASTON

RESTRICTED INFILL VILLAGES ARE:

BOZEAT; ECTON; GREAT DODDINGTON; GREAT HARROWDEN; GRENDON; HARDWICK; IRCHESTER; ISHAM; LITTLE HARROWDEN; LITTLE IRCHESTER; MEARS ASHBY; ORLINGBURY; SYWELL EXCLUDING THE OLD VILLAGE; AND WILBY

Limited development and restricted infill villages are mutually distinguished in other policies below, notably H2 and H3 (housing).

Policy 13

Development should meet the needs of residents and businesses without - 92 -

compromising the ability of future generations to enjoy the same quality of life that the present generation aspires to. Development should:

INFORMATIVE: The applicant is advised that this decision relates to the drawing received on 23 September 2010.

- 93 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0443/C

PROPOSAL: Replacement of extant planning permission 07/00050/MIN (WP/2007/0625/C) to extend the time limit for implementation by two years at Earls Barton Spinney Quarry, application for a sand and gravel quarry with restoration of flood plain habitats and agriculture.

LOCATION: Earls Barton Quarry, Grendon Road, Earls Barton, Northampton.

APPLICANT: Breedon Aggregates.

This application is referred to the Planning Committee for comment because it is a County Council application.

PROPOSAL AND DESCRIPTION OF SITE: As described as above.

This current planning application seeks to extend the time limit for implementing the extant planning permission (NCC Reference: 07/00050/MIN) for a sand and gravel quarry with restoration to floodplain habitats and agriculture. The proposed quarry site is situated within the River Nene Valley, half a kilometre to the south of Earls Barton. The proposed quarry can be divided into three distinct areas. Phase 1 (main quarry area) comprises an area stretching from the A45 to the north down to the River Nene in the south. Phase 2 occupies four fields to the immediate south of the River Nene and to the south east of the main quarry area. Phase 3 of the works is a relatively narrow strip of land between the 45 to the north and a Byway Open to All Traffic (BOAT) to the south and west.

The key facts of the proposal are:

• Application Area: 82 ha. • Mineral Extraction Area: 46 ha. • Mineral Extraction: 1,099,000 tonnes. • Imported Inert Restoration Material: 250,000 cu m. • Working Hours: Mon-Fri 0700-1800 hrs, Sat 0700-1300 hrs. • Period of Mineral Extraction: 6.5 years. WP/2010/0443/C

ICT Services Based upon the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Legend Scale: Stationery Office © Crown Copyright. Unauthorised reproduction infringes crown copyright and may lead This map is accurate 1:17,660 to prosecution or civil proceedings. to the scale specified Borough Council of Wellingborough. WP/2010/0443/C - Earls Barton Quarry, Grendon Road, Earls Barton ± when reproduced at A4 Licence No 100018694. (2010) - 94 -

• Final Restoration: 12 months following the completion of Phase 3. • Aftercare Management: 10 years from completion of restoration.

RELEVANT PLANNING HISTORY: Extensive - see planning history file for further details. Most relevant history: WP/2007/0625/C Sand and gravel extraction with restoration to flood plain at Earls Barton Quarry, Grendon Road, Earls Barton. A County Matter planning application, approved, with conditions, on 20th March 2008.

NATIONAL AND LOCAL PLANNING POLICY: National and Regional Policy As this application is being determined by the County Council then compliance with national, regional and local policies rests with the County Council however, the pertinent policies, whilst not exhaustive, are considered to be: Planning Policy Statement 1 – Sustainable Development & Climate Change. Planning Policy Statement 4 – Planning for Sustainable Economic Growth. Planning Policy Statement 5 – Planning for the Historic Environment. Planning Policy Statement 7 – Sustainable Development in Rural Areas. Planning Policy Statement 9 – Biodiversity and Geological Conservation. Planning Policy Statement 25 – Development and Flood Risk. East Midlands Regional Plan (March 2009, RSS8). East Midlands Regional Energy Strategy (March 2004). East Midlands Regional Environment Strategy (August 2002). Local Policy The relevant local planning policies with which this consultation response report concerns itself with are detailed below. Wellingborough Local Plan (including Alteration 2004) 1999 - policies: G6 - Development in the open countryside. G18 - Sites of Nature Conservation Value. North Northamptonshire Core Spatial Strategy 2008 – policies: Policy 5 - Green Infrastructure. Policy 14 - Energy Efficiency and Sustainable Construction.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Planning Policy – no comment received at the time of writing this report.

2. Environmental Protection - no comment received at the time of writing this report.

3. No representations were received at the time of writing this report.

ASSESSMENT: Compliance with policy It is considered that the proposal which is for the extension to the time limit for implementing the extant planning permission (NCC Reference: 07/00050/MIN) for a sand and gravel quarry with restoration to floodplain habitats and agriculture, is in accord with local plan policy.

The applicant draws the following conclusions on the proposal. - 95 -

“On balance, it is considered that with appropriate mitigation, the proposal to recover approximately 1,100,000 tonnes of mineral and import 250,000 cu m of suitable material for restoration over a 7 to 8 year period can be carried out in an environmentally acceptable manner to the highest standards, ensuring amenity protection is maintained at all times. The restoration scheme reflects government advice, particularly in promoting nature conservation initiatives in line with local and national policies.

The recovery of the sand and gravel from a site identified within the adopted Minerals Local Plan will make a valuable contribution to the County’s Minerals landbank, whilst the resultant restoration scheme reflects governmental advice in that it promotes nature conservation and biodiversity initiatives in line with local and national policies.

It is therefore concluded that planning permission [for the extension in time] should be granted for the proposed development.”

RECOMMENDATION: That no objection be raised to a time extension provided that all other conditions are rigorously monitored.

- 96 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

OTHER BOROUGH

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0467/OB

PROPOSAL: Erection of a 11,070 sq m (Gross external area) superstore, associated parking and servicing areas, petrol filling station, car wash facilities and infrastructure works including new and realigned road and new landscaping.

LOCATION: Land at St James Road, St James Industrial Estate, Corby. NN18 8AN

APPLICANT: Greatline Developments Limited.

The proposal is a Corby Borough Council matter and the application is referred to the Planning Committee as a consultee.

PROPOSAL AND DESCRIPTION OF SITE: As described above.

Greatline Developments Limited (the Applicant) is seeking to obtain planning consent for a food superstore with parking facilities and a petrol filling station on land at St James, Corby. The Proposed Development falls within Schedule 2 of the EIA Regulations, development likely to have significant effects on the environment by virtue of factors such as its nature, size or location under the category of “Urban Infrastructure Projects” as described in the EIA Regulations.

The site is located within the established urban area of the town to the east of Corby town centre, within 400m walking distance of the railway station. The application site itself extends to 7.8 hectares. The main site lies south of Oakley Road and west of St Marks Road, a smaller part of the site adjoins Oakley Road to the east of St Marks Road. The existing Territorial Army building adjoins the main site to the north and fronts onto Oakley Road. A railway branch line lies to the western and southern boundary, and vacant land allocated for employment development lies to the south east. Elsewhere to the east of the site stands the existing St James Industrial Estate. The smaller area lies to the east of St Marks Road.

The application site contains four buildings associated with the St James Industrial Estate. The buildings include:-

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• A single storey, brick and concrete building of portal frame construction, with a double pitched roof supporting asbestos sheeting with a number of skylight sections – currently unused; • A single storey industrial unit of portal frame construction with brick facades, with a multi pitched roof supporting metal sheeting, currently used by “Concorde Printing”; • A single storey building of concrete brick and block work construction, with a flat concrete roof; and • A two storey building of concrete and brick construction with a flat roof, with a parapet capped with concrete tiles, currently in use by the “Get Stuffed” café and takeaway.

The proposal is for a 11,070 sq m (gross external area) foodstore which will be occupied by one of the top grocery operators and will be operated as a large format superstore. The net sales area will be 7,670.5 sq m. The Applicants will enter a legally binding commitment which will ensure that the operator will be a food superstore operator who is new to Corby. This will ensure greater choice for customers in Corby. The supporting information which accompanies the planning application tests the floor areas to be attributed to convenience and comparison goods at 65% and 35% having regard to the particular new market requirements at Corby.

The foodstore will be served by a car parking comprising of 772 car parking spaces, 40 cycle parking spaces and 9 taxi waiting bays. An HGV manoeuvring and unloading area is also provided to the east of the building.

A new petrol filing station with kiosk (135 sq m GEA) and car wash (42 sq m GEA) is proposed which will front onto the Oakley Road junction with St Marks Road. The PFS will consist of a canopy covering 8 no. 2-sided filling pump islands, providing 16 pumps, a retail kiosk and car wash facilities.

An improved vehicular and pedestrian means of access is proposed to be formed at the junction of Oakley Road and St Marks Road. This will take the form of a traffic signal controlled junction, together with a new roundabout at the junction of St Marks Road and St James Road. Access for delivery vehicles is to be provided from St Lukes Road.

RELEVANT PLANNING HISTORY: None as this site lies outside the administrative boundary of Wellingborough Borough Council.

NATIONAL AND LOCAL PLANNING POLICY: National and Regional Policy As this application is being determined by the Corby Borough Council (CBC) then compliance with national and regional policies rests with CBC. Policies that should be considered in CBC’s judgement are opined to include the following (non-exhaustive): Planning Policy Statement 1 (PPS1) – Delivering Sustainable Development (2005) Planning Policy Statement: Planning and Climate (Supplement to PPS 1) – (2007) Planning Policy Statement 4 (PPS4) – Sustainable Economic Growth (2009) - 98 -

Planning Policy Statement 7 (PPS7) - Sustainable Development in Rural Areas (2004) PPS9 Biodiversity and Geological Conservation PPS10 Planning for Sustainable Waste Management Planning Policy Guidance 13 (PPG13) - Transport (2001) PPS22 Renewable Energy PPS23 Planning and Pollution Control PPG24 Planning for Noise Local Policy The relevant local planning policies with which this consultation response report concerns itself with are detailed below. North Northamptonshire Core Spatial Strategy (CSS) 2008: Policy 1: Strengthening the Network of Settlements; Policy 3: Connecting the Urban Core; Policy 6: Infrastructure delivery and developer contributions; Policy 8: Delivering Economic Prosperity: Policy 9: Distribution and Location of Development; Policy 11: Distribution of Jobs: Policy 12: Distribution of Retail Development; Policy 13: General Sustainable Development Principles; Policy 14: Energy Efficiency and Sustainable Construction.

SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Wellingborough Council Planning Policy Service – no comments received at time this report was written.

2. Wellingborough Council Environmental Protection Service - no comments received at time this report was written.

No further consultation undertaken as this is an ‘other borough’ planning application consultation only.

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

Compliance with (local) policy The CSS Policies 1, 3, 6, 8, 9, 11, 12, 13 and 14 are considered to be appropriate for this proposed type of development and the determining planning authority should have regard to them. Whilst the development is outside this Council’s jurisdiction, detailed consideration of how the development complies with these policies is hindered by the limitation of performing comprehensive consultation. However, the submitted details are considered to comply with the general principles of the policies.

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

- 99 -

• Effect on amenities of the residents of Corby • Effect on visual amenity and character of the area • Crime and disorder • Biodiversity • Traffic, access and highway safety

Conclusion Subject to adequate and appropriate use of planning conditions and obligations, where considered necessary, to mitigate any perceived issues outlined under the section Other material planning matters above, there are considered to be no substantive reasons to object to the grant of planning permission for the development as proposed.

RECOMMENDATION: Offer no objection to the proposal.

- 100 -

BOROUGH COUNCIL OF WELLINGBOROUGH AGENDA ITEM

FOR INFORMATION

Planning Committee 17/11/2010

Report of the Head of Built Environment

APPLICATION REF: WP/2010/0020/C

PROPOSAL: Creation of undulating area on existing shooting ground through the importation of inert material and the temporary siting of a mobile crusher and screen to separate soils and recycled secondary aggregates to use in the construction of the mounding and already permitted go-kart track.

LOCATION: Sywell Range Gun Club, 300 Kettering Road, Sywell, Northampton.

APPLICANT: Mr Ben Muttock.

NOTE: Approved by Northamptonshire County Council on 21st April 2010 subject to the following condition/s:-

Commencement

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

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

Scope of Permission

2. Except as otherwise required by conditions attached to this planning permission the development hereby permitted shall be carried out in accordance with the submitted application dated 20th January 2010, i.e. Application Form, Design and Access Statement, Planning Statement, Drawing Nos. SRL.44.09D Proposed Levels; SRL.80.09A Cross Sections; SRL.104.09C Proposed Levels at 1:500 scale; SRL.04.10 Existing Levels.

Reason: To define the scope of the permission and in the interest of clarity.

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Pond V Depot Pond V - 101 -

Crushing and Screening of Materials

3. The crushing and screening of materials to separate soils and recycled aggregates shall be solely in connection with the preparation of material for the undulating mounds and the go-kart track and not for subsequent export from the site.

4. Reason: The clarify what is permitted in line with the submitted application and to safeguard the highway safety and amenity implications of the development having regard to Policies 8 and 15 of the Waste Local Plan (2006).

Access and Highway Safety

5. The sole vehicular access in association with the development hereby permitted shall be the existing access on to the A43 Road and this access shall be maintained to a high standard of repair.

6. All operational vehicles leaving the site shall be cleansed of mud and other debris to ensure that no mud or debris is deposited on the public highway.

7. All operational vehicles arriving at and leaving the site shall be sheeted to prevent material spillage or wind blow.

Reason for 5, 6 & 7: In the interests of highway safety and local amenity in accordance with Policies 8 and 15 of the Northamptonshire Waste Local Plan (2006).

Hours of Working

8. Except as may otherwise be agreed in writing by the Waste Planning Authority, site operations and any associated activities shall only be carried out between the hours of 07.00 and 18.00 Mondays to Friday and 07.00 and 13.00 on Saturdays. No operations whatsoever shall be carried out on the site on Sundays, Public or Bank Holidays.

Reason: To ensure that working on site is carried out within reasonable hours so as to avoid disturbance to nearby residential properties and in accordance with Policy 15 of Northamptonshire Waste Local Plan (2006).

Dust

9. Tipping and restoration operations on site, including the movement of vehicles, shall be controlled to minimize the creation of dust from these operations and measure to reduce dust emissions during dry weather periods, including the use of water spray facilities, shall be undertaken.

Noise

10. All plan and machinery including the crusher shall be noise attenuated and noise generated from operations on the site shall not exceed 55dB(A) Leq 1 hr free field at the nearest noise sensitive properties. - 102 -

Reason for 9 & 10: To protect the interests of local amenity in accordance with Policy 15 of Northamptonshire Waste Local Plan (2006).

Soil Stripping, Storage, Handling and Replacement

11. All topsoil from within the application site shall be separately stripped to a minimum depth of 300mm and stored separately and retained for subsequent use on the site.

12. The handling and movement of soils shall only take place when they are in a dry and friable condition and, in any event, topsoil movement should not be undertaken during the months of October to April inclusive unless otherwise agreed in writing by the Waste Planning Authority.

Reason for 11 & 12: To ensure the availability and protection of any available topsoil for subsequent reuse in site restoration. (Northamptonshire Waste Local Plan (2003- 2016; Policy 16).

Final Landform and Profile and Contours

13. The final landform/contours following the completion of tipping and restoration, within the area subject to this planning permission, shall be as shown on the submitted drawings: SRL.44.09D Proposed Levels; SRL.104.09C Proposed Levels at 1:500 scale; and SRL.80.09A Cross Sections.

Reason: To retain control over the development and in the interests of visual amenity (Northamptonshire Waste Local Plan (2003-2016, Policy 16).

Catchment Area for Waste Soils

14. Unless otherwise expressly approved in writing by the Waste Planning Authority all inert waste materials to be deposited at the site shall originate from sources within a 20 mile radius of the site.

Reason: In order to minimize the transportation of waste from source and across waste planning authority boundaries; and the local nature of the facility; and in the interests of sustainability, having regard to Waste Local Plan (March 2006) Policies 1 and 4.

Landscaping

15. Upon completion of the development any undulating area shall be sown with an appropriate wildflower grass seed mixture to establish a long term ley.

16. Except as may otherwise be agreed in writing by the Waste Planning Authority, within 3 months of the date of this permission a landscaping scheme for the area of the original bunds covered by planning permission BW/91/105C, as amended by permission WP/00/12C, shall be submitted to the Waste Planning Authority for approval. The scheme shall incorporate proposals for the planting of hedgerows, trees and shrubs with details of their numbers, size and species. - 103 -

The scheme shall also indicate how landscaping will be phased commencing in the next planting season.

17. The implementation of the landscaping scheme referred to in condition 16 of this permission, as approved by the Waste Planning Authority and incorporating such modifications or additions as the Authority may require, shall be implemented in accordance with the phased programme and completed by the end of the first planting season following the completion of tipping and restoration of the development hereby permitted.

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

Reason for 15, 16, 17 & 18: To ensure that the site is adequately screened and in the long-term interests of local visual amenity. (Northamptonshire Waste Local Plan (2003- 2016; Policy 15) and to reflect that the landscaping scheme required in connection with condition 16 of the original planning permission for bunds at the site (reference BW/91/105C) has not been submitted or undertaken.

End Date

19. The development hereby permitted shall cease no later than 30th April 2014 (two thousand and fourteen) and the crushing and recycling of materials shall be completed and the site, including the original bunds, shall be restored and landscaping in accordance with the conditions attached to this planning permission upon completion of the development hereby permitted or by the date in this conditions, whichever is the earlier.

Reason: To enable the Waste Planning Authority to reconsider the development in the light of circumstances prevailing at the end of the period stated and to ensure that the site is restored in a reasonable timescale, having regard to Waste Local Plan (2006) Policy 16.

Monitoring

20. The operators of the site shall at a minimum of 12 monthly intervals provide in writing to, and upon request by, the Waste Planning Authority detailed information on the quantities and types of all waste materials processed at or brought on to the site. Such information will only be used in aggregated format as part of an Annual Monitoring Report produced by the Waste Planning Authority.

21. The operating company shall keep records of the quantity of waste received by weight and its source and these records shall be provided to the Waste Planning Authority within seven days of a written request. All such information supplied will be treated on a confidential basis.

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Reason for 18 & 19: To enable the Waste Planning Authority to monitor progress towards achieving the principles of Policy 1 of the Northamptonshire Waste Local Plan (2006) and the objectives of the National Waste Strategy for England 2007.

INFORMATIVE

The Environment Agency has no objection to the proposed development, as submitted, but wishes to make the following informative comments:

Flood Risk • The proposal includes reprofiling through existing and imported earth. No additional impermeable area will be created and we therefore consider that no additional surface water run off from the proposals will be created. • Under the terms of the Land Drainage Act 1991, any works which may impede the flow of water or culvert within a non main river require the prior written consent of the Environment Agency by way of a Flood Defence Consent. Please note that Environment Agency formal consent is required irrespective of any Town and Country Planning Act approvals/permissions. Consent is not implied by these comments and it is therefore imperative that early contact is made with the Environment Agency’s Development and Flood Risk team on 08708 506 506 (please ask for Rebecca Bristow or Christine Hardwick) for advice regarding the Environment Agency’s requirements.

Environmental Permit • Under the Environmental Permitting Regulations 2009 a permit is required for this work, work may possibly comply with permit reference SR2009No13, if not then a full waste facility permit will be required. Please contact Duncan Beaumont, Environment Officer on 10536 385194 for more information.

Pollution Prevention • Based on the available information, there do not appear to be any land contamination considerations at the site, however, nothing other than uncontaminated excavated natural materials shall be tipped on the site. Waste from the development must be re-used, re-cycled or otherwise disposed on in accordance with waste management legislation and in particular the Duty of Care. Further information can be obtained from www.environment-agency.gov.uk.

REASONS FOR APPROVAL The site is has had pervious planning permissions for inert waste disposal and for engineering operations utilising inert waste to create mounds at the Sywell Shooting Ground. The engineering works on one of the permissions issued by Wellingborough Council have not been completed and this application is an alternative proposal utilising the inert waste materials which could otherwise be brought in to complete these permitted engineering works. It is considered that the landscape implications of this development are not significant in the context of the existing mounds which exist at the site. Furthermore, the site is remote from residential properties and therefore the amenity implications of the development are mitigated by distance and can be further controlled by planning conditions. The highway safety impacts of the development are also acceptable. It is therefore considered that the development is acceptable having regard to Waste Local Plan (2006) Policies, 4, 7, 8, 9, 13, 15, 16, 17, 22 and 23. - 105 -

17th November 2010

PLANNING COMMITTEE

The following applications dealt with under the terms of the Chief Executive’s delegated powers.

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

WP/2010/0265/FM Mr Roger Butler Victoria Mills, London Road, AC Whitworths Bros. Little Irchester. The construction of a new cereal processing plant with outload facilities and associated storage silos, located within an existing milling site.

WP/2010/0292/F Mr Simon Forey 36 The Square, Earls Barton. APPROVED Rear single storey stone extension.

WP/2010/0325/F Mr Umesh Patel 17 Leys Road, REFUSED Wellingborough. Single storey rear and side extension and extension to room in roof.

WP/2010/0355/F Mr Ross Duncker 6 Dolben Close, Finedon. AC Extension to and alterations of the existing dwelling to allow disabled access and annex.

WP/2010/0373/F Mr Stuart Beaty Poplars Barn, AC R W Beaty & Sons Thrapston Road, Finedon. Redundant barn to be converted to a three bedroom dwelling accessed via Thrapston Road field entrance - re-submission following the refusal of WP/2010/0170/F.

WP/2010/0374/F Mr and Mrs M & S Page Land adjacent 50 King Street AC Earls Barton. Erection of single detached bungalow with off road parking.

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

WP/2010/0383/F Mr and Mrs Langford 94 Wollaston Road, Irchester. AC Remove conservatory from rear elevation. Construct new conservatory to rear elevation.

WP/2010/0384/AV Mr Andy Teague The Worlds End, REFUSED Enterprise Inns Northampton Road, Ecton Replacing all signage in like for like positions, sizes and materials (illuminated and non-illuminated).

WP/2010/0387/F Britton Nurseries Brittons Plant Nursery, AC 61 Glebe Road, Mears Ashby. Horticultural building extension to existing UPVC green houses.

WP/2010/0388/F Mr Peacock 22 Chaucer Road, AC Wellingborough. Bedroom and level access shower room extension.

WP/2010/0390/F Mr Martin Inwood Woodway UK, APPROVED Woodway UK 21 23 Mallard Close, Earls Barton. New glazed door screen to match existing in principal/east elevation of office/warehouse building.

WP/2010/0396/F Mr Michael Richardson Land opposite 41-42 and 44- APPROVED R Richardson Builders 45 Nielson Road, Finedon Limited Road Industrial Estate, Wellingborough. Retention of disused land as a car park involving erection of boundary retaining wall (retrospective application).

WP/2010/0398/LUD Mr Mariwan Siddiq 1 Church Street, APPROVED Wellingborough. Forming of new double entrance doors with roller shutters (Application for a Certificate of Lawful Development).

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

WP/2010/0400/F Mrs Rachel Symons 23 Westlea Road, AC Sywell. Single storey rear extension.

WP/2010/0409/F Mrs Judith Thompson 130 Main Road, AC Wilby. Conversion of outbuilding with new extensions to form a dwelling house.

WP/2010/0410/RM Mr and Mrs G Pearce Land adjacent 113 AC Wellingborough Road, Finedon. Reserved matters application pursuant to conditions 1 and 2 of planning ref: WP/2007/0585/O dealing with access, appearance, landscaping, layout and scale.

WP/2010/0414/NMA Mr and Mrs Andrew Tidbury 24 Kettering Road, APPROVED Isham. The installation of 1 no. dormer window to replace previously approved velux rooflight and associated kerb support structure.

WP/2010/0415/F Mr Gary Livingstone 183 Wollaston Road, AC Irchester. Dropped kerb to allow vehicle access to front of property.

WP/2010/0421/NMA Mr Eugene Torlot 8a Pytchley Road, APPROVED Orlingbury. Non-material amendment to planning permission WP/2010/0235/F - change hip roof to gable and form small gable on rear of garage vallying on to main roof.

WP/2010/0423/F Mr Roger Morris 4 Mallard Close, APPROVED Newcobi Limited Earls Barton. Change of use to B8 warehousing and distribution.

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

WP/2010/0429/NMA Mr Kevin Shooter 15 Bush Close, APPROVED Wellingborough. Non-material amendment to planning permission WP/2010/0354/F - replace polycarbonate roof with tiles and insert roof windows, brick piers to corners and fit 2 no. rosewood uPVC windows to match.

WP/2010/0432/NMA Mr Steven Pateman 153 Station Road, APPROVED Earls Barton. Raise eaves on north elevation and remove dormers. Application for non- material amendment following approval of WP/2008/0464/F.

BACKGROUND PAPERS

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

Borough Council of Wellingborough, Built Environment, Croyland Abbey, Tithe Barn Road, Wellingborough.

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PLANNING COMMITTEE APPLICATIONS DEALT WITH UNDER THE BUILDING REGULATIONS

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description PS/2010/1310/ FAO Building Control Proposed ground and first floor Cheshire East Council extensions to dormer bungalow. APPROVED West Fields Middlewich Road

FP/2010/1740/ Mark Jones Glazed extension to rear and 129 Berrymoor Road covering/infill of walkway to the side APPROVED C Wellingborough of property. Northants

PS/2010/1746/ South Northants Council Double and single storey domestic Springfields extension. APPROVED C Towcester Northants

FP/2010/1871/ Highfield Nursery School Extension and internal alterations to Finedon Road provide additional accommodation. APPROVED C Wellingborough Northants

FP/2010/1872/ Mr R Sexton Proposed two storey side extension 14 Edward Road and rear ground floor extension. APPROVED Irchester Wellingborough - 110 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description FP/2010/1902/ Mr P Walker First floor side bathroom extension. 33 Abbots Ways APPROVED Wellingborough Northants

PS/2010/1937/ Tameside MBC Two storey extension. Wellington Road APPROVED Ashton-under-Lyne Tameside

FP/2010/1938/ Mr Hudson Loft conversion. 69 London Road APPROVED C Wollaston Northants

FP/2010/1939/ Mr Taylor Loft conversion. 71 London Road APPROVED C Wollaston Northants

FP/2010/1941/ Mr M Freeman Garden room/store. 18 Overstone Road APPROVED C Sywell Northampton - 111 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description WI/2010/1942/ Mr and Mrs Downes Replacement windows and doors 29 Heath Rise (Double glazing UPVC). ACCEPTED Wellingborough

PS/2010/1950/ Kettering Borough Council Proposed multi purpose room Municipal Offices extension, single storey extension. APPROVED C Bowling Green Road Kettering

BN/2010/1956/ David Heath Single storey kitchen extension with 43 Warren Close 1 window and 1 external door with ACCEPTED Irchester wall opened up into existing dining Northants room.

DI/2010/1972/ Mrs M Johnson Disabled adaptation (wet room). 116 Allen Road ACCEPTED Finedon Northants

BN/2010/1975/ Mr and Mrs Hatfield Extension over out 83 Irthlingborough Road house/conversion of out house to ACCEPTED Finedon utility and W.C. and solar hot water. Wellingborough - 112 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description FP/2010/1976/ Mr J Borrell Single storey rear extension. 1 Hornby Road APPROVED Earls Barton Northampton

BN/2010/1978/ Helen Norman Create new en-suite shower room 16 Kenmuir Road with flat roof light window in 2nd ACCEPTED Finedon floor bedroom (3 storey). Northants

FP/2010/1980/ Mrs D Ward Two storey side extension to 11 Keats Road existing house. APPROVED Wellingborough Northants

BN/2010/1982/ Mr Mayur Sudra Garage conversion. 101 The Pyghtle ACCEPTED Wellingborough Northants

BN/2010/1983/ Mr A Hinson Replace front dormer roof with 92 Stanwell Way fibreglass warm roof (100mm ACCEPTED Wellingborough Insulation. K/Span). Northants - 113 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description DI/2010/1985/ Wellingborough Homes Bathroom adaptation. 4th Floor ACCEPTED Sheep Street Wellingborough

DI/2010/1986/ Mr Harding Conversion of bathroom into 34 Milner Road disability level access shower room. ACCEPTED Finedon

DI/2010/1987/ Lovell Partnerships Limited Disabled adaptations to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough Northants

DI/2010/1988/ Lovell Partnerships Limited Disabled adaptations to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough Northants

DI/2010/1989/ Lovell Partnerships Limited Disabled adaptations to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough Northants - 114 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description DI/2010/1990/ Lovell Partnerships Limited Disabled adaptations to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough Northants

DI/2010/1992/ Lovell Partnerships Limited Disabled adaptations to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough Northants

DI/2010/1993/ Lovell Partnerships Limited Disabled adaptations to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough Northants

BN/2010/1995/ Mrs Jill Vincent Roof re-tiled - thermal upgrade. 80 Doddington Road ACCEPTED Wellingborough Northants

DI/2010/1998/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough - 115 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description DI/2010/1999/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough

DI/2010/2000/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough

DI/2010/2002/ Mrs Kahn Installed of through floor lift for 62 Knox Road disabled use. ACCEPTED Wellingborough Northants

BN/2010/2003/ David Fairhead Enclose Porch, and extend kitchen 1 Humber Gardens to meet the line of the porch. Move ACCEPTED Wellingborough man hole from the existing position Northants by 1.5m.

DI/2010/2009/ Mr William Warner Part garage conversion into a 50 The Pyghtles shower room with front access ACCEPTED Wollaston alterations. Northants - 116 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description DI/2010/2013/ Mrs A Misciali Bathroom conversion into a level 22 Birchfield Road access shower room. ACCEPTED Wellingborough Northants

DI/2010/2014/ Mr and Mrs Waite Level access shower. 13 Cherry Avenue ACCEPTED Wellingborough Northants

BN/2010/2016/ NHBC Claims Department Install piled raft to ground floor and NHBC House making good works. ACCEPTED Davy Avenue Knowlhill

WI/2010/2018/ P S Construction Limited Replacement of seven timber 11 Carpenters Way windows to UPVC. ACCEPTED Little London Newport

DI/2010/2020/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough - 117 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description DI/2010/2021/ Lovell Partnerships Limited Disabled adaption's to existing ACCEPTED Unit 10 Brunel Close bathroom to create 'shower room'. Wellingborough

DI/2010/2022/ Lovell Partnerships Limited Disabled adaption's to existing Unit 10 Brunel Close bathroom to create 'shower room'. ACCEPTED Wellingborough

DI/2010/2023/ Lovell Partnerships Limited Disabled adaption's to existing ACCEPTED Unit 10 Brunel Close bathroom to create 'shower room'. Wellingborough

BN/2010/2026/ Paul Baldoin Removal of chimney breast, and ACCEPTED 26 St Marys Road wall in kitchen. Wollaston Northants

DI/2010/2028/ Mrs Knightly Toilet and wash hand basin 56 The Drive installed. Disabled (adaptation). ACCEPTED Wellingborough Northants - 118 -

PLANNING COMMITTEE - BUILDING REGULATION DECISIONS ISSUED APPLICATIONS DEALT WITH

APPLICATION DECISIONS BOROUGH OF WELLINGBOROUGH Date: 29/10/2010

Application No. Name & Address Description DI/2010/2038/ Lovell Partnerships Limited Disabled adaptations to existing Unit 10 Brunel Close bathroom to create shower room. ACCEPTED Wellingborough Northants

DI/2010/2039/ Lovell Partnerships Limited Disabled adaptations to existing Unit 10 Brunel Close bathroom to create shower room. ACCEPTED Wellingborough Northants