Willow Brook Cottage Lutton Road Polebrook PE8 5LX Data via plota.co.uk

26/02297/HFUL - Householder Planning Permission Approved

Proposal

Two-storey front and side extensions, single-storey side extension and rear extension, associated modifications to the existing dwelling, refurbishment of existing garages, and the demolition and replacement of an outbuilding to provide ancillary accommodation Data via plota.co.uk

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View original council record ↗Last checked 27 Oct 2026, 02:07

Street View

Application progress

✓

Received

14 Aug 2026

✓

Consultation

7 Sept 2026

✓

Approved

23 Oct 2026

Approved on 23 Oct 2026 · Officer Delegated Decision · Last checked 24 Oct 2026

Documents 16

Site constraints 7

Public footpath 2 m away

Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.

Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.

Habitat network: Network Enhancement Zone 1

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

1 listed building within 150 m

Nearest: Pole Cottage, Grade II, 58 m away

The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.

Historic England ↗

Also on the record

Nature improvement area: Nene Valley; Priority habitat 7 m away: No main habitat but additional habitats present; Inside the Polebrook built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, but it predates the buildings here and the current map does not class it as farmland.

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 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.

Sales history 2

Last sold for £9,000,000 in June 2025. Detached house, freehold.

23 June 2025£9,000,000

31 December 1997£245,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area246 m² (2,648 sq ft)

Energy ratingD (64 out of 100), could reach C

PropertyDetached house, 10 habitable rooms

Built1967 to 1975

HeatingBoiler and radiators, oil

WallsCavity wall, as built, no insulation (assumed)

From the energy performance certificate lodged in August 2024, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council: North Northamptonshire
Application type: Householder Planning Permission
Postcode: PE8 5LX
Received: 14 Aug 2026
Validated: 14 Aug 2026
Ward: Thrapston
Parish: Polebrook CP
Case officer: Show
Target decision: 23 Oct 2026
Decision: Application Permitted/Approved
Decision date: 23 Oct 2026
Decision level: Officer Delegated Decision
Applicant: Show
Agent: AM2 Architects

How this decision compares

Decided in 70 days from validation, 7 days slower than North Northamptonshire's median of 63 for extensions. Approved, as 87% of extensions here are.

This one70d

Council63d

UK55d

45%decided within 8 weeks

87%approved

562decided in the last year

Plota live figures for extensions decided by North Northamptonshire in the last twelve months, from validation. North Northamptonshire decision record →

Public comments

No public comments yet.

4 neighbours consulted · Last counted 24 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-15154030
Planning Portal ref: PP-15154030
Neighbours: 8 Sept 2026
Consultation: 7 Sept 2026
Comments by: 8 Oct 2026
Site or press notice: 9 Sept 2026
Statutory expiry: 9 Oct 2026
Env. assessment: No

North Northamptonshire

Planning Authority Score

1.3/10

Poor

#285 of 296 councils

Relevant to this application:

Householder decisions

North Northamptonshire is one of the slowest councils in England for householder decisions, ranking #279 out of 296. The council extends the time limit on 64% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly less likely to be approved here (88%) 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

North Northamptonshire decision statistics

Based on MHCLG data, the year to March 2026

88%

Overall approval rate

Above avg (87%) #157 of 296

88%

Householder approved

Below avg (90%) #220 of 296

35%

Decided in 8 weeks

Below avg (63%) #279 of 296

64%

Extended time limit

Above avg (41%) #277 of 296

74%

Minor dwellings approved

100 decided (1-9 homes)

81%

Major dwellings approved

21 decided (10+ homes)

91%

Change of use approved

75 decided

1,096

Total decisions

132 refused in the year to March 2026

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.