Towcester Vale Phase 1 London Road Towcester Data via plota.co.uk

2026/3620/COND - Conditions Discharge Approved

Proposal

Discharge of Conditions 4 (Architectural Detailing) of Planning Permission 2025/1448/MAR. Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre comprising of a convenience store, 6 no. shop units, and 6 no. flats and 5 no. houses pursuant to outline application at Land at Towcester Vale Towcester. Data via plota.co.uk

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View original council record ↗Last checked 17 Oct 2026, 21:38

Application progress

✓

Received

20 Aug 2026

✓

Approved

16 Oct 2026

Approved on 16 Oct 2026 · Delegated · Last checked 16 Oct 2026

Documents 36

Decision & officer reports 1

PDF Decision Notice Document · 16 Oct 2026 View ↗

Plans & drawings 32

Application forms 1

PDF Application Form (PUBLIC) Document · 20 Aug 2026 View ↗

Associated applications 17

Part of

Reserved matters1 Oct 20252025/1448/MAR
Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre…
Conditions details submitted for 2, 3, 4, 5, 6, 7, 8, 9, 10, 13
- ConditionsDischarge of Conditions 4 (Architectural Detailing).This application20 Aug 20262026/3620/COND
- Show 15 more · 14 approved, 1 pending
  - ConditionsDischarge of Conditions 4 [Architectural Detailing]21 Sep 20262026/4084/COND
  - ConditionsDischarge of Conditions 5 [Meter Boxes]21 Sep 20262026/4085/COND
  - ConditionsDischarge of Conditions 6 [Boundary Enclosures]21 Sep 20262026/4087/COND
  - ConditionsDischarge of Conditions 7 [Submit Landscaping Scheme]21 Sep 20262026/4088/COND
  - ConditionsDischarge of Conditions 8 [Details of Lighting]21 Sep 20262026/4089/COND
  - ConditionsDischarge of Conditions 9 [Details of Bin Stores]21 Sep 20262026/4090/COND
  - ConditionsDischarge of Conditions 3 [Schedule of Materials]21 Sep 20262026/4047/COND
  - ConditionsDischarge of Condition 6 [Boundary Treatments]7 Sep 20262026/3799/COND
  - ConditionsDischarge of condition 5 [Meter Boxes]21 Jul 20262026/3023/COND
  - ConditionsDischarge of condition 10 [Communal Satellite Aerial]21 Jul 20262026/3024/COND
  - ConditionsDischarge of Condition 9 (Bin Stores)10 Jul 20262026/2920/COND
  - ConditionsDischarge of Condition 13 (Cycle Parking)10 Jul 20262026/2921/COND
  - ConditionsDischarge of condition 2 (levels)23 Jun 20262026/2567/COND
  - ConditionsDischarge of condition 7 (Landscaping)5 Jun 20262026/2355/COND
  - ConditionsDischarge of condition 8 (Lighting)5 Jun 20262026/2357/COND

Site constraints 6

In flood zones plus climate change

Inside the extent flood zones 2 and 3 could reach with climate change: the Central allowance for the 2080s on rivers, the Upper End allowance for sea level rise to 2125. From rivers. Defences are not counted.

The Environment Agency flood map for planning. Councils use it to decide when a flood risk assessment and the sequential test are needed. It is indicative and does not show whether a particular property will flood.

Flood map ↗

Registered park or garden about 25 m away: Easton Neston

Its setting is a consideration for work nearby.

Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.

Historic England ↗

Conservation area about 20 m away: Towcester

The edge of the area; work outside it can still affect its setting.

The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.

Council document ↗

4 listed buildings within 150 m of the postcode pin

Nearest: 6, Watling Street East, Grade II, about 59 m from the postcode pin · 4 Grade II

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.

Show all 4 with distances

Historic England ↗

Also on the record

Inside the Towcester 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. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. 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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Important details

Council: West Northamptonshire
Application type: Conditions Discharge
Received: 20 Aug 2026
Validated: 20 Aug 2026
Ward: Deanshanger and Paulerspury Ward
Parish: Towcester
Target decision: 15 Oct 2026
Decision: Approval
Decision date: 16 Oct 2026
Decision level: Delegated
Applicant: Show
Agent: The Harris Partnership

Historical activity at this location

2 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2024 Withdrawn

28 Southgate Drive Towcester NN12 6JQ

An air source heat pump to be installed on the external left hand wall of property.

2024/0852/FULL 2 Jul 2024

2022 Approved

17 Southgate Drive Towcester NN12 6JQ

Two storey side extension

WNS/2022/0017/FUL 16 Mar 2022

West Northamptonshire

Planning Authority Score

1.7/10

Poor

#280 of 296 councils

Relevant to this application:

Householder decisions

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

Towcester Vale Phase 1 London Road Towcester Data via plota.co.uk

Proposal

Application progress

Documents 36

Decision & officer reports 1

Plans & drawings 32

Application forms 1

Other documents 2

Associated applications 17

Site constraints 6

Nearby new applications

Important details

Nearby activity