Land North Of The Bell Plantation Watling Street Towcester NN12 8EU Data via plota.co.uk

2026/1455/NMA - Non Material Amendment to a Planning Permission Approved

Proposal

Non material amendment to vary Condition 40 (CEMP) to amend the approved plans pursuant to application (as approved by appeal PP/). Data via plota.co.uk

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View original council record ↗Last checked 14 Sept 2026, 22:42

Application progress

✓

Received

9 Apr 2026

✓

Approved

30 Apr 2026

Approved on 30 Apr 2026 · Delegated · Last checked 10 Sept 2026

Documents 7

Associated applications 13

Part of

Outline12 Sep 2024council archive

Conditions details submitted for 6, 8, 13, 14, 20, 21, 24, 25, 40 · variation sought for 19
- AmendmentNon material amendment to vary Condition 40 (CEMP) to amend the approved plans (as approved…This application9 Apr 20262026/1455/NMA
- Show 10 more · 9 approved, 1 pending
  - ConditionsDischarge of Condition 40 [Access] [Hybrid planning application seeking both full and outline…18 Sep 20262026/4042/COND
  - AmendmentNon material amendment to vary Condition 19 of the extant permission to amend the approved…7 Sep 20262026/3700/NMA
  - ConditionsDischarge of Condition 21 (Foul Water Drainage).21 May 20262026/2271/COND
  - ConditionsDischarge of condition 6 [Tove Roundabout Improvement Scheme]23 Mar 20262026/1372/COND
  - ConditionsDischarge of Condition 8 (Habitat Management and Monitoring Plan).23 Mar 20262026/1380/COND
  - ConditionsDischarge of Condition 13 (Great Crested Newt Compensation).25 Feb 20262026/0921/COND
  - ConditionsDischarge of Condition 14 (Surface Water Drainage).25 Feb 20262026/0923/COND
  - ConditionsDischarge of Condition 20 (Bus Stops).25 Feb 20262026/0924/COND
  - ConditionsDischarge of Condition 24 (External Lighting).25 Feb 20262026/0925/COND
  - ConditionsDischarge of Condition 25 (Pedestrian/Cycle Links).25 Feb 20262026/0927/COND
Full22 Jun 20262026/2703/FULL
Temporary site access and associated infrastructure, including access roads, gates, fencing, and other associated development…

Site constraints 2

Agricultural land, grade 3b

Not best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Radon affected area, class 5

An estimated 10 to 30% of homes reach the radon action level. Indicative for the 1 km square, which takes the highest class found in it; a radon test gives the answer for a building.

From the British Geological Survey and UK Health Security Agency indicative atlas. Under building regulations, as the BRE guide BR 211 (2023) sets out, new buildings and extensions need basic radon protection from class 3 in England and Wales and from class 2 in Scotland, and full protection from class 5. The class at the site itself, from the detailed BGS map, decides which.

UKHSA radon ↗

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: West Northamptonshire
Application type: Non Material Amendment to a Planning Permission
Postcode: NN12 8EU
Received: 9 Apr 2026
Validated: 9 Apr 2026
Ward: Towcester Ward
Parish: Towcester
Target decision: 11 Jun 2026
Decision: Approval
Decision date: 30 Apr 2026
Decision level: Delegated

West Northamptonshire

Planning Authority Score

1.7/10

Poor

#280 of 296 councils

Relevant to this application:

Householder decisions

West Northamptonshire is one of the slowest councils in England for householder decisions, ranking #295 out of 296. The council extends the time limit on 79% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly more likely to be approved here (93%) than the national average (90%).

Among the slowest councils in England

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

West Northamptonshire decision statistics

Based on MHCLG data, the year to March 2026

90%

Overall approval rate

Above avg (87%) #123 of 296

93%

Householder approved

Above avg (90%) #144 of 296

18%

Decided in 8 weeks

Below avg (63%) #295 of 296

79%

Extended time limit

Above avg (41%) #295 of 296

81%

Minor dwellings approved

170 decided (1-9 homes)

83%

Major dwellings approved

24 decided (10+ homes)

86%

Change of use approved

207 decided

1,832

Total decisions

179 refused in the year to March 2026

Land North Of The Bell Plantation Watling Street Towcester NN12 8EU Data via plota.co.uk

Proposal

Application progress

Documents 7

Decision & officer reports 1

Plans & drawings 2

Application forms 1

Other documents 3

Associated applications 13

Site constraints 2

Other new applications on this street

Important details