35 homes with play spaces at Land at Overstone Lane, Overstone

What was proposed

The application sought 35 homes, including 12 affordable homes, with internal roads, parking, landscaping, a MUGA, play area and sports field.

“Development: Reserved Matters (access, layout, landscaping, appearance and scale) for 35 dwellings and associated internal roads, car parking, landscaping and play spaces (including a MUGA, a locally equipped area of play and open space/sports field) pursuant to outline planning application DA/2013/0850 (Outline application of up to 2000 dwellings, with access, appearance, layout and scale unreserved for the first phase of 200 dwellings; a new section of A43 dual carriageway…”

“The application proposes 35 dwellings including details of appearance, landscaping, layout and scale pursuant to outline planning approval DA/2013/0850. The application also includes a Multi-Use Games Area (MUGA), a locally equipped area of play and open space/sports field. The application comprises two separate parcels of land which are referred to as parcel 1 and parcel 2. This is discussed in more detail below.”

Officer report

The site and surroundings

The two parcels sit within Overstone Leys, beside the primary school, pedestrian and cycle routes, the A43 and existing residential development.

“The overall SUE application site is defined by the existing settlement edge of Northampton to the south, which includes the Round Spinney Industrial Estate. Immediately to the west of the SUE is the A43, Kettering Road, to the east is Overstone village. To the north is the remainder of WNJCS Policy N3 falls within Overstone Green SUE (planning reference DA/2020/0001).”

“To the north of parcel 1 is Overstone Lane which is now a pedestrian/cycle route linking Sywell Road to the A43. To the east of the application site is the primary school. Work has commenced on the primary school (planning permission reference 2023/7754) with the school aiming to open in the new academic year. To the south of parcel 1 is The Avenue which again is a pedestrian/cycle route linking Sywell Road/Billing Lane to the A43 and beyond.”

Officer report

Planning history

Outline permission for the wider extension was approved in 2015, and most development zones now have reserved matters approval and are under construction.

“Outline planning permission (DA/2013/0850) was approved in 2015 for the majority of the Overstone Leys Sustainable Urban Extension (SUE). The application approved up to 2,000 dwellings, a local centre, primary school, open space provision and infrastructure. The site is allocated under Policy N3 of the West Northamptonshire Joint Core Strategy (WNJCS) for in the region of 3,500 dwellings.”

“The majority of the development zones associated with the outline consent for Overstone Leys now have reserved matters approval and are under construction. The only exceptions are the application site and the remaining parcel of land (1.84ha) reserved for the local centre within the masterplan.”

Officer report

Consultation responses

The Lead Local Flood Authority objected over surface water drainage, while most consultees raised no objection and one parish council expressed concern about construction traffic.

“Holcot Parish Council Comments Concerned about potential use of routes through Holcot village by construction vehicles from this development.”

“Lead Local Flood Authority Objection We would advise that the information provided is not satisfactory to demonstrate that the proposed surface water drainage scheme for the development will adequately manage flood risk in accordance with Policy BN7 of West Northamptonshire Joint Core Strategy1.”

Officer report

Who spoke

A ward councillor representing the parish council raised concerns about undelivered facilities, while the agent supported the scheme and described its homes and open-space benefits.

Committee discussion

Members discussed connectivity, drainage, open-space protection, noise from the A43, crossings, infrastructure delivery and the expected five-year delivery of the homes.

“After the presentation to the meeting the Committee gave consideration to: • The accessibility and connectivity for the neighbouring residents • The proposed bridge over the brook, providing footpath connectivity Southfields • The current position in relation to the objection raised by the LLFA • The status of the open space and whether it could be afforded protection from future development • Whether the proposed increased speed limit from 40mph to 50mph had been considered…”

“Mark Harris, the Agent, attended the meeting in support of the application and outlined the benefits of the scheme: • The application was the final piece of residential land within the SUE • Delivery of a small number of homes, sports pitch, MUGA and play areas, key services for the wider development • The education department had confirmed that the primary school required two forms of entry and the parcel of land to the south of the school was not transferred • The master…”

Minutes

The vote

The committee approved the officer recommendation with 10 votes in favour and 1 abstention.

“Councillor Sally Keeble proposed that the application be approved in accordance with Officer recommendation. The proposition was seconded by Councillor Jonathan Harris and on being put to the meeting was declared carried with 10 voting in favour of the recommendation and 1 abstention.”

Minutes

The decision

Permission was granted subject to the conditions in the reports, with delegated authority to amend the conditions if necessary.

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

“Resolved: that permission be granted subject to the conditions in the reports (with delegated authority to the Assistant Director for Planning and Development to amend those conditions a deemed necessary).”

Minutes