128 dwellings at Land at Towcester Vale, Towcester

What was proposed

The application sought reserved matters approval for access, appearance, landscaping, layout and scale for 128 dwellings in part of phase 6.

“Development: Reserved matters (access, appearance, landscaping, layout & scale) for 128 dwellings on parcel H21-H22 (part phase 6) pursuant to outline approval S/2007/0374/OUTWNS (New mixed use development comprising 2750 dwellings, employment, local centre, education, mixed use and sports uses)”

“Proposal Reserved matters (access, appearance, landscaping, layout & scale) for 128 dwellings on parcel H21-H22 (part phase 6) pursuant to outline approval S/2007/0374/OUTWNS (New mixed use development comprising 2750 dwellings, employment, local centre, education, mixed use and sports uses)”

Officer report

The site and surroundings

The site is a cleared parcel in the Towcester South Sustainable Urban Extension, with a bridleway nearby and a listed cottage about 250 metres away.

“The application site relates to the Towcester South Sustainable Urban Extension (SUE) on the southern side of the town, which in total extends to an area of 180 hectares. The SUE is bounded to the east by the A5, to the west by the A43, and to the north by the existing built development of Towcester. The SUE also adjoins the hamlet of Wood Burcote. To the south of the SUE lies open countryside.”

“Public right of way (PRoW) SB18 (bridleway) runs north-west to south-east down the western edge of the parcel. This PRoW is currently just outside the site, but will need to be permanently diverted via a S257 application following the approval of reserved matters, so that it follows the alignment of a new made bridle path through the adjacent open space.”

Officer report

Earlier planning approvals

The proposal followed the 2015 outline approval, later reserved matters approvals for the relief road and open space, and the 2023 phase 6 Design Code approval.

“Application Ref. Proposal Decision S/2007/0374/OUTWNS Outline planning application or the creation of a new mixed use neighbourhood at Towcester comprising: 2750 homes; employment land to support B1, B2 and B8 uses; a main Local Centre (food store, retail units, public house/restaurant, doctors surgery/medical centre, nursery/crèche and community hall); a support local centre (corner shops, takeaways); mixed use commercial area to accommodate Class C1 Hotel with conference…”

“(reserved matters for the open space to the south and west of the site)”

Officer report

What officers recommended

Officers recommended permission because the proposal was acceptable, followed the Development Plan and Design Code, and addressed access, heritage, ecology, flooding and amenity.

“The proposal is considered to incorporate a suitable means of access and movement, as well as give suitable regard to trees and hedges, the setting of the listed building, ecology, flooding and residential amenity.”

“Overall, therefore, the proposal is considered acceptable, to accord with the Development Plan, and is recommended for approval.”

Officer report

Consultation and public comments

The town council supported the application, consultees raised no objections, and no third-party letters or representations were received.

“Below is a summary of the third party and neighbour responses received at the time of writing this report.”

“No third party representations have been received on this application.”

Officer report

Who spoke at the meeting

The Major Projects Officer presented the application, including maps, plans, the site layout and photographs, and recommended approval with conditions.

What members discussed

Members discussed green-space maintenance, housing density, frontage controls, drainage, affordable-home space standards and the relevance of updated national guidance.

“After the presentation at the meeting the Committee gave consideration to: • The maintenance of the green spaces and the proposed transfer arrangements • The new NPPF guidance regarding housing densities and why it wasn’t relevant to the application • Condition 16 and the removal of rights for development in certain frontage housing, the means of enforcement available to ensure the continuance after the initial ownership • Whether the concerns raised by Anglian Water had…”

“In response to questions from members the Major Projects Officer added: • The Section 106 agreement made provision for the public open space, play areas and community facilities to be transferred to Towcester Town Council with maintenance contributions, where relevant • The density for the site would have been set at the outline consent stage the new NPPF was not relevant for the reserved matters application • Should development take place that was inappropriate or damaging…”

Minutes

The vote

A proposal to approve the application was carried, with 10 members voting in favour and 1 abstaining.

“Councillor Jonathan Harris proposed that the application be approved in accordance with Officer recommendation. The proposition was seconded by Councillor Sally Keeble and on being put to the meeting was declared carried with 10 voting in favour of the recommendation and 1 abstention.”

Minutes

The committee decision

Permission was granted subject to the report’s conditions, with delegated authority to amend those conditions as necessary.

“In reaching its decision, the Committee considered the officer’s reports, presentation and the public representations.”

“Resolved: that permission be granted subject to conditions set out in the report with delegated authority to the Assistant Director – Planning and Development to approve any amendments to those conditions as deemed necessary.”

Minutes