Land To East of Sandy Lane Harpole Data via plota.co.uk

2026/0334/RM - Reserved Matters Application 4 - Consultations Despatched (1-10)

Proposal

Reserved matters (Access, Appearance, Landscaping, Layout & Scale) for detailed design of the community building and external areas, including car parking and servicing areas that will serve the community building and wider local centre area. Persuant to , [Part A: Outline planning permission for a sustainable urban extension comprising: Up to 1,900 dwellings (use class C3) Public open space and children's play areas; Landscape areas, new landscape planting and hydrological attenuation features and sustainable drainage system, Primary school (use class D and Mixed use local centre which may include residential (use class C3), retail (use classes A1, A2, A3, A4 and A5), and health and community facilities (use class D1). Part B, Full planning permission fo Demolition of any on site buildings or structures, and Routing of Sandy Lane Relief Road and associated vehicular access points.Application is accompanied by an Environmental Impact Assessment.] Data via plota.co.uk

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View original council record ↗Last checked 12 Sept 2026, 10:33

Application progress

✓

Received

26 Jun 2026

Decision

Expected by 25 Sept 2026

This application is under consideration - no decision has been issued yet. Plota predicted a decision around 14 Sept 2026; it is now day 80. The consultation period closed on 30 Jul 2026.

Documents 30

Statements & assessments 4

PDF Design & Access Statement Document · 26 Jun 2026 View ↗ PDF Design & Access Statement Document · 26 Jun 2026 View ↗ PDF Design & Access Statement Document · 26 Jun 2026 View ↗ PDF Design & Access Statement Document · 26 Jun 2026 View ↗

Plans & drawings 12

Consultation & comments 9

PDF Response - Consultees Document · 18 Aug 2026 View ↗ PDF Response - Consultees Document · 29 Jul 2026 View ↗ PDF Response - Consultees Document · 28 Jul 2026 View ↗ PDF Response - Consultees Document · 28 Jul 2026 View ↗ PDF Neighbour - Redacted Response Document · 23 Jul 2026 View ↗ PDF Response - Consultees Document · 22 Jul 2026 View ↗ PDF Response - Consultees Document · 21 Jul 2026 View ↗ PDF Neighbour - Redacted Response Document · 8 Jul 2026 View ↗ PDF Consultee List Document · 26 Jun 2026 View ↗

Associated applications 14

Part of

Outline30 Jun 2020council archive

Conditions details submitted for 7
- Reserved mattersReserved matters (Access, Appearance, Landscaping, Layout & Scale) for detailed design…This application26 Jun 20262026/0334/RM
- Show 12 more · 9 approved, 3 pending
  - Reserved mattersReserved matters (appearance, landscaping, layout and scale) for 234 residential…4 Aug 20262026/2994/MAR
  - ConditionsDischarge of Clause 9 (viability review) of Schedule 223 Jul 20262026/3059/106D
  - ConditionsDischarge of Conditions 7 (CEMP) 15 (Noise Report) 16 (Fire Hydrants) 23 (Details of Lighting)…23 Feb 20262026/0891/COND
  - Show 2 earlier · 9 approved
    Reserved matters19 May 2025archive
    Conditions details submitted for 2, 3, 4, 7
    Show 6 more · 6 approved
    ConditionsClause 2.1 [Affordable Housing] Application for approval of details submitted pursuant…3 Jun 20262026/2383/106D
    AmendmentNon material amendment to include an electric sub station in the vicinity of plots 996 and 997…5 Feb 20262026/0574/NMA
    ConditionsDischarge of Condition 2 [Material] [Approval of reserved matters (appearance, landscaping…5 Feb 20262026/0608/COND
    Show 3 earlier · 3 approved
    ConditionsDischarge of Condition 3 [Stone Sample] [Approval of reserved matters (appearance…5 Feb 20262026/0609/COND
    ConditionsDischarge of Condition 4 [Door Colour] [Approval of reserved matters (appearance, landscaping…5 Feb 20262026/0610/COND
    ConditionsDischarge of Condition 7 [Retaining Walls] [Approval of reserved matters (appearance…5 Feb 20262026/0611/COND
    Reserved matters6 Dec 2024archive
    Show 1 more · 1 approved
    ConditionsClause 2.1 [Affordable Housing] Application for approval of details submitted pursuant…3 Jun 20262026/2382/106D

Site constraints 2

Agricultural land, grade 3a, surveyed

Best and most versatile land (grades 1, 2 and 3a). From a field survey (Cambridge). The older provisional map 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.

Survey report ↗

Habitat network: Network Enhancement Zone 1

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Not affected

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

Checked on 11 September 2026. Historic England, the Environment Agency, Natural England 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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4 Aug 2026Pending

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23 Jul 2026Pending

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Important details

Council: West Northamptonshire
Application type: Reserved Matters Application
Received: 26 Jun 2026
Validated: 26 Jun 2026
Ward: Campion Ward
Parish: Harpole
Target decision: 25 Sept 2026
Decision level: Delegated

Decision outlook

Day 80, past the statutory target. 80% of reserved matters in West Northamptonshire are decided within thirteen weeks, which runs to 25 Sept 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 12 Sept 2026.

target

predicted

Day 8024 days past the 56-day target

56%decided within 8 weeks

95%approved

1,454decided in the last year

Plota live figures for reserved matters decided across the UK in the last twelve months, from validation; too few recent reserved matters in West Northamptonshire to go on. West Northamptonshire decision record →

Consultation & key dates

Comments by: 30 Jul 2026

West Northamptonshire

Planning Authority Score

1.7/10

Poor

#280 of 296 councils

Relevant to this application:

Major dwellings

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