Upton Park Development Upton Valley Way North Northampton Data via plota.co.uk

2026/0282/COND - Conditions Discharge 3 - Case Officer Allocated (1-10)

Proposal

Discharge of Condition 4 (Slab Levels) Parcel 2A only of Planning Permission (Variation of Condition 1 of Planning Permission (Application for reserved matters pursuant to outline planning permission for the erection of 860 dwellings and 3 commercial units (Use Classes A1 (Shop) and A3 (Restaurant/Cafe) along with garages, roads, sewers, landscaping and ancillary works) to omit 1no Pumping Station, relocate 1no Pumping Station and amended housing types). Data via plota.co.uk

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View original council record ↗Last checked 23 Oct 2026, 16:39

Application progress

✓

Received

16 Jan 2026

Decision

Target date was 13 Mar 2026

Under consideration

No decision has been issued yet. A decision is expected by 13 Mar 2026.

Documents 6

Plans & drawings 4

PDF Plan - General Document · 16 Jan 2026 View ↗ PDF Plan - General Document · 16 Jan 2026 View ↗ PDF Plan - General Document · 16 Jan 2026 View ↗ PDF Plan - General Document · 16 Jan 2026 View ↗

Application forms 1

PDF Application Form for DOC (PUBLIC) Document · 16 Jan 2026 View ↗

Associated applications 4

Part of

Reserved matters29 Mar 2019council archive

Conditions variation sought for
- Variation5 Jul 2019archive
  Conditions details submitted for 4
  - ConditionsDischarge of Condition 4 (Slab Levels) Parcel 2A onlyThis application16 Jan 20262026/0282/COND
- Reserved mattersDiversion of PRoW LB5 in association with for the erection of 860 dwellings and 3 commercial…16 Jun 20262026/2403/FPATH

Site constraints 5

Flood zone 3, rivers and sea

High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.

The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.

Flood map ↗

Flood storage area

Land engineered to hold flood water and protect somewhere else.

The Environment Agency will object to anything that reduces the storage.

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.

Also on the record

Radon affected area, class 3; Nature improvement area: Nene Valley.

Not affected

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: Conditions Discharge
Received: 16 Jan 2026
Validated: 16 Jan 2026
Ward: Upton Ward
Parish: Upton Parish Council
Target decision: 13 Mar 2026
Decision level: Delegated
Applicant: Show

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