20 homes with access at Land adjacent Overstone Leys

What was proposed

The application sought outline permission for up to 20 homes, including affordable housing, access and associated works, with other matters reserved.

“Outline planning permission is sought for up to 20 dwellings, including affordable housing, access and associated works. Access is the only matter for approval. Layout, scale, appearance and landscaping are reserved for subsequent determination.”

“Vehicular, pedestrian and cycle access is proposed from the adjoining Overstone Leys estate road to the east. The final access details include a raised-table junction arrangement and an informal pedestrian crossing point. The indicative layout also shows a three-metre shared pedestrian/cycle path linking towards the cycle provision on the A43 Moulton Bypass.”

Officer report

The site and its setting

The site is an approximately 1.2-hectare parcel beside the A43, Round Spinney Industrial Estate and the wider Overstone Leys development.

“The application site comprises an irregular parcel of land of approximately 1.2 hectares on the eastern side of the A43 Moulton bypass. The site historically formed part of a wider area of agricultural/horticultural land, but has become physically separated from that wider landholding following the construction of the A43 bypass associated with the delivery of the Northampton North Sustainable Urban Extension, now commonly known as Overstone Leys.”

“The Round Spinney Industrial Estate lies to the south of the site. Land to the north and east forms part of the wider Overstone Leys development, including residential development within Zone 10 of the SUE. The A43 lies to the west. The site falls within the Northampton Related Development Area and within the wider Northampton North SUE allocation.”

Officer report

What officers recommended

Officers recommended approval because the site was within the strategic urban extension and housing benefits outweighed identified effects, subject to controls.

“The application site lies within the Northampton Related Development Area (NRDA) and within the boundary of the Northampton North Sustainable Urban Extension (SUE), commonly known as Overstone Leys.”

“The site is not being assessed as a standalone rural housing site outside the development strategy. It forms part of the wider strategic allocation at Overstone Leys. The principle of residential development is therefore supported by the development plan, subject to the proposal being acceptable in relation to access, design, layout, relationship with the wider SUE, infrastructure, affordable housing, ecology, drainage, noise, neighbouring amenity and other detailed…”

Officer report

Main planning issues

The report considered development principle, housing, character, open space, ecology, drainage, highways, living conditions and infrastructure obligations.

“The key issues arising from the application details are: • Principle of development • Housing mix and affordable housing • Impact on character of the area • Open space and recreation • Ecology and biodiversity net gain • Flood risk and drainage • Highway safety and access…”

“Residential amenity, living conditions, noise and pollution • Planning obligations and infrastructure…”

Officer report

Residents’ concerns

Six objections and other representations raised concerns about green space, wildlife, traffic, pedestrian safety, drainage, flooding and habitat compensation.

“The land should remain as green space / protected open space. • The proposal would result in the loss of trees, wildlife habitat and informal green space. • Concern that the site was previously understood to form part of the green space / wildlife area associated with the wider Overstone Leys SUE. • The development appears as an afterthought / backland form of development and does not integrate well with the wider area.”

“Matters relating to the principle of development, green space, ecology, biodiversity net gain, drainage and flood risk, highway safety, access, design and the relationship with the wider Overstone Leys SUE are considered in the appraisal section of this report.”

Officer report

Who spoke

A parish council representative spoke against the application, and the applicant’s agent spoke in support.

The committee vote

Councillors proposed and seconded approval, which passed with ten votes in favour, no votes against and no abstentions.

“It was proposed by Councillor Bob Purser and seconded by Councillor Alexander McMurtry that application 2024/0284/MAO be approved in accordance with the Case Officer’s recommendation. The motion was put to the vote with ten votes cast in favour of the proposal, no votes cast against with no abstentions, therefore the motion was carried, and the application was approved.”

“In reaching its decision, the Committee considered the Case Officer’s report and presentation, and the addresses of the public speakers.”

Minutes

The decision

The committee approved the application and delegated authority to grant permission subject to the legal agreement and conditions.

“(1) That authority be delegated to the Assistant Director – Planning and Development to grant permission to application 2024/0284/MAO subject to:”

“The conditions set out in the Case Officer’s report (and any amendments to those conditions as deemed necessary).”

Minutes

The required controls

The decision required affordable housing, biodiversity, library, open-space and long-term management obligations, plus the report’s conditions.

“Affordable Housing - 35% affordable housing. For up to 20 dwellings this would be 7 affordable homes. Tenure split to be 70% affordable rent / 30% intermediate, equalling 5 affordable rent and 2 shared ownership/intermediate. Delivery triggers, transfer arrangements, tenure- blind design and clustering should be secured through the S106.”

“Open space / recreation provision or contribution - The development should provide sufficient usable on-site open space or make a contribution to off-site enhancement in line with Policy CW2. • Long-term management of on-site open space / green infrastructure / SuDS if not adopted - If the reserved matters scheme includes communal open space, green infrastructure, ecological areas or SuDS not adopted by a statutory undertaker/highway authority, the S106 should secure the…”

Minutes