19-unit mixed housing at The Factory, 64 72 Roe Road, Northampton

What was proposed

The application sought to change existing supported living accommodation into five supported living units and fourteen self-contained flats.

“Full planning permission is sought for the change of use of existing building from supported living accommodation (Use class C2) to a mixed-use residential scheme comprising supported living accommodation (5 Units) and class C3 Self Contained Flats (14 units).”

Officer report

The site and surroundings

The site is a four-storey former factory in a built-up area, adjoining Victorian terraces and other converted residential factory buildings.

“The application site is located within the built-up area of Northampton. The site currently comprises a four-storey Victorian factory building. To the Roe Road frontage, the building has three visible storeys, and four storeys to the rear elevation. The building is sited on the back edge of the pavement in Roe Road. At ground floor to the front elevation there is a vehicular sized opening together with personnel doors and to the side elevations are large arched openings.”

“Existing residential property, in the form of two storey scale Victorian terraces, adjoin each side of the building. To the rear, the site adjoins an existing two storey factory building now converted to residential use. A further former factory building lies opposite the site also now converted to residential.”

Officer report

Earlier permission and amendments

An earlier permission approved nineteen supported living flats, while the current application was amended from nineteen self-contained flats.

“Change of use of existing building from supported living accommodation (Use class C2) to a mixed use residential scheme comprising supported living accommodation (5 Units) and class C3 Self Contained Flats (14 units).”

“WNN/2022/0173 Conversion of existing Factory Building (Use Class B2) to 19no Self- Contained Flats for Supported Living (Use Class C2) and associated works including external alterations, formation of new vehicular access, creation of under croft parking, stopping up existing access, creation of amenity space and partial demolition APPROVED”

Officer report

What officers recommended

Officers recommended delegated approval subject to conditions, concluding that the proposal was acceptable after considering its main planning issues.

“The report looks into the key planning issues in detail, and Officers conclude that the proposal is acceptable subject to conditions.”

Officer report

Who spoke

Local residents and ward councillors spoke against the application, while the agent and applicant spoke in support.

Members’ concerns

Members discussed limited on-street parking, whether staff would use the allocated spaces, and overlooking and privacy impacts.

“During the debate, Members of the Committee expressed concerns regarding the lack of on-street parking around the application site, queried whether staff managing the supported living element of the development would take all seven allocated parking spaces for the development, and commented that the overlooking and loss of privacy for the neighbouring property was a concern.”

Minutes

The vote

Members voted seven in favour, none against and two abstentions on a motion to refuse the application contrary to the officer recommendation.

“It was proposed by Councillor Adrian Little and seconded by Councillor Christine Ware that application 2025/2007/MAF be refused contrary to the Case Officer’s recommendation on the grounds that the proposal, by reason of the intensification of its C3 use, would result in an unacceptable loss residential amenity for the immediate adjoining neighbour and is therefore contrary to Policy Q2 of the Northampton Local Plan Part 2.”

Minutes

The committee’s decision

The committee refused the application because the additional C3 units would intensify use, increase parking demand and harm neighbours through noise, nuisance and disturbance.

“(1) That application 2025/2007/MAF be refused contrary to the Case Officer’s recommendation for the following reason:”

“In the opinion of the Local Planning Authority this would significantly impact on demand for on street parking due to the lack of sufficient onsite parking in an area where there is limited on street parking to serve existing residential properties particularly on Roe Road.”

Minutes