169-home reserved matters scheme at Dallington Grange, Mill Lane, Kingsthorpe, Northampton

What was proposed

The application sought reserved matters approval for 169 homes, including 19 affordable homes, together with several outline permission conditions.

“Development: Reserved matters (appearance, landscaping, layout, scale) for parcel B2 pursuant to Outline Planning Permission N/2014/1429 for 169 no. dwellings on Phase 1B (part of) Dallington Grange and approval of conditions 11, 12, 14, 19, 24, 29, 30, 39, 40 and 41 of N/2014/1429.”

“This development is a reserved matters application seeking detailed planning permission for part of parcel 1B of the development The application seeks approval for appearance, landscaping, layout and scale for 169 dwellings which includes 19 affordable dwellings.”

Officer report

The site and surroundings

The 4.9-hectare site forms part of Phase 1B, beside the North West Relief Road and south of the Dallington Grange Farm Employment Area.

“The hybrid application site is situated approximately 3.7km to the north-west of the town centre on the urban fringe of Northampton. It is bound to the north/ north east by the mainline railway and the Brampton Arm of the River Nene, and by Kings Heath residential estate to the south east. The southern boundary comprises allotments, residential development and Lodge Farm industrial estate.”

“The reserved matters application site lies at the northern end of the site adjacent to the new North West Relief Road (NWRR) and to the south of Dallington Grange Farm Employment Area.”

Officer report

Planning history

The wider scheme received outline permission in 2021, followed by approvals for other residential phases and ongoing applications for further phases and open space.

“In February 2021, a hybrid planning permission (outline but with part of the North West Relief Road in full detail) was granted by Northampton Borough Council for up to 3000 dwellings, a secondary school, two primary schools 7.2 Ha of employment land, a Local Centre, redevelopment of Grange Farm, Extension of the North West bypass, open space, landscaping, and flood management works.”

“Application Ref. Proposal Decision N/1995/215 Outline application – comprehensive residential development, together with retail, employment and other land uses including access roads.”

Officer report

What officers recommended

Officers concluded that the proposal was acceptable, complied with the development plan and design code, and should be approved subject to conditions.

“The proposal is in accordance with the approved Design Code for the respective phase of the sustainable urban extension. The house types all accord with the dimensions and characters set out in the Code, as does the parking provision, road hierarchy and road dimensions. The proposal is considered to incorporate a suitable means of access…”

“Overall, therefore, the proposal is considered acceptable, to accord with the Development Plan, and is recommended for approval.”

Officer report

Consultation responses

The Highway Authority, British Horse Society and Kingsthorpe Parish Council initially or ultimately raised objections, while many other consultees raised no objections.

“British Horse Society Objection Objects on the following grounds • It is not clear that the Pegasus Crossing is signalised. • There needs to be clear signage on the approach to the Pegasus Crossing. . Harlestone Parish Council No objections Makes the following comments • The development will result in over 300 vehicles using local roads. • There needs to be a green buffer between developments. • There should be extra road crossings.”

“Consultee Name Position Comment WNC Environmental Protection No objections No comments to make. Kingsthorpe Parish Council Objection Objection on the following grounds • The concerns raised by the Lead Local Flood Authority need to be addressed. • There needs to be improved access for cyclists. Lead Local Flood Authority No objections Confirm that the submitted information demonstrates that the proposed surface water drainage will adequately manage flood risk.”

Officer report

Objections from the public

One objection letter raised concerns about shared routes, crossings, Conway Close access, traffic, privacy, wildlife, pollution and bridleway details.

“One letter of objection has been received and objects on the following grounds • The proposed layout should not have a shared cycling and pedestrian route and therefore does not meet the requirements of the Joint Core Strategy, NPPF, or LTN 1/20 and consideration should be given to creating a separate route for cyclists and pedestrians.”

“The access proposals do not comply with policy S10 of the Joint Core Strategy • The access proposals are not in accordance with the application Design and Access statement. • No proper consultation on the application has been undertaken in relation to the access arrangements • There is a lack of details on the adjacent bridleway. • The bridleway should have a separate provision for cyclists.”

Officer report

Who spoke at the meeting

A resident objected that the missing secondary school and unsafe or excessive travel routes would prevent a sustainable community, while the agent supported the scheme.

What members discussed

Members discussed school provision, playing fields, housing density, affordable housing, road proximity, parking, the Pegasus crossing and flood-risk conditions.

“After the presentation at the meeting the Committee gave consideration to: • The rationale for the loss of a primary school and the secondary school from the original provision of, two primary schools, one secondary school and playing fields. Whether the loss of the secondary school would include the playing fields. Neighbouring Kings Heath playing fields had been lost to provide access for the development.”

“In response to questions from members the Major Projects Officer added: • In respect of the first primary school, the developers had nominated the Local Education Authority to build • For the secondary school, before the occupation of the 300 th dwelling, they need to complete the transfer of land to the Council • The current indication was that a second primary school was not needed due to lack of demand • The secondary school spaces would be provided on site or through…”

Minutes

The vote and decision

Councillor Phil Bignell’s proposal was seconded by Councillor Ronald Firman and carried with seven votes in favour, three against and one abstention.

“Councillor Phil Bignell proposed that the application be approved in accordance with Officer recommendation. The proposition was seconded by Councillor Ronald Firman and on being put to the meeting was declared carried with 7 voting in favour of the recommendation, 3 against and 1 abstention.”

“In reaching its decision, the Committee considered the officer’s reports, presentation and the public representations.”

Minutes