Land to the east of Tiffield Road and to the north west of the A43 Towcester Data via plota.co.uk

2025/2432/MAR - Reserved Matters Permission (Major) 4 - Consultations Despatched (1-10)

Proposal

Approval of reserved matters (layout, access, scale, appearance, and landscaping) for the erection of five units across 2 no. buildings for industrial and/or storage and distribution purposes (Use Classes B1(c), B2, and/or B8 respectively), including ancillary offices (B1(a)) within Zone D (as set out within the Approved Parameter Plan ref: 13-019-P100-AF) pursuant to condition 2 (Reserved Matters) of hybrid planning permission (ref: ), comprising site access, plant, substations, associated infrastructure including service yards, parking, amenity space, and associated hard and soft landscaping. Data via plota.co.uk

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View original council record ↗Last checked 28 Oct 2026, 10:41

Application progress

✓

Received

9 Jun 2025

Decision

Target date was 21 Aug 2026

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 9 Sept 2026; it is now day 507.

The consultation period closed on 9 Sept 2026.

Documents 116

Statements & assessments 21

Plans & drawings 29

Application forms 2

PDF CIL Form 1 Additional Information Document · 9 Jun 2025 View ↗ PDF Application Form (PUBLIC) Document · 9 Jun 2025 View ↗

Consultation & comments 31

PDF Commenter’s name hidden Show Document · 26 Jun 2025 View ↗

PDF Response - Consultees Document · 19 Jun 2025 View ↗

Associated applications 15

Part of

Outline23 Jun 2022council archive

Conditions details submitted for 6, 26, 34
- Reserved mattersApproval of reserved matters (layout, access, scale, appearance, and landscaping)…This application9 Jun 20252025/2432/MAR
- Show 12 more · 7 approved, 5 pending
  - ConditionsDischarge of Condition 34 [Mains Sewerage Provision]18 Sep 20262026/4038/COND
  - ConditionsPartial discharge of condition 6 (Construction Method Statement) relating to phase 1c…18 Aug 20262026/3576/COND
  - VariationRemoval of the existing footpath and extension of the grassed verge. Amendment23 Mar 20262026/1215/NMA
  - ConditionsPartial discharge of Condition 6 [Construction Method Statement] relating to Phase 1b only15 Oct 20252025/4276/COND
  - ConditionsDischarge of Clause 10.1.1 [Construction Employment Plan] [original permission]1 Sep 20252025/3487/106D
  - ConditionsDischarge of clause 10.1.1 Construction Employment Plan of Schedule date 23 June 20221 Sep 20252025/3837/106D
  - ConditionsDischarge of Condition 26 (A43 Lighting)21 Aug 20252025/3397/COND
  - ConditionsPartial discharge of Conditon 29 (Surface Water Drainage) relating to phase 2 only.26 Jun 20252025/2552/COND
  - Reserved matters25 Oct 2024archive
    Conditions details submitted for 2, 10
    - ConditionsDischarge of Condition 10 (Landscaping)12 Sep 20252025/3649/COND
  - Reserved matters23 Oct 2024archive
    Conditions details submitted for 2, 10
    - ConditionsDischarge of Condition 10 (Landscaping)12 Sep 20252025/3647/COND
Lawfulness4 Aug 20252025/2428/LDE
Lawful development certificate (existing) to confirm that works to implement the full element of the hybrid have commenced prior…

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.

Also on the record

Radon affected area, class 2.

Not affected

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

Checked on 17 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: Reserved Matters Permission (Major)
Received: 9 Jun 2025
Validated: 9 Jun 2025
Ward: Towcester Ward
Parish: Towcester
Target decision: 21 Aug 2026
Decision level: Delegated
Applicant: Show
Agent: Show

Decision outlook

Day 507, past the statutory target. 10% of reserved matters in West Northamptonshire are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 28 Oct 2026.

target

predicted

Day 507451 days past the 56-day target

0%decided within 8 weeks

95%approved

48%go to committee

Plota live figures for reserved matters decided by West Northamptonshire in the last twelve months, from validation. West Northamptonshire decision record →

Consultation & key dates

Comments by: 9 Sept 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