Replacement retail buildings at St James Mill Road East, Northampton

The site and surroundings

The site is an established retail park in a commercial area, with access from Towcester Road, nearby mature landscaping and the River Nene.

“The application site is located at Nene Valley Retail Park, Northampton. The surrounding area features a mix of retail and leisure uses, contributing to consistently high footfall and strong customer demand. The park is a well-established retail destination, supported by ample parking and excellent public transport links.”

“The site is accessed from Towcester Road (A5123), it sits within a well-established commercial area, surrounded by large retail units and light industrial uses. Residential neighbourhoods lie to the far north, beyond the River Nene and is bordered by mature landscaping and the River Nene to the south.”

Officer report

Fire damage and planning history

Several units were materially damaged by an arson attack, and an earlier lawful development certificate for unrestricted retail use was approved.

“The application site was subject to a fire damage from an arson attack. While some of the retail units remain within operation there are a number of units that were materially damaged by fire.”

“N/2011/0248 - Application for lawful development certificate for existing unrestricted A1 retail use. – Approved…”

Officer report

Main planning issues

The assessment considered the development principle, design, residential amenity, parking and highways, ecology, flooding and drainage, and financial matters.

“The key issues arising from the application details are:”

“Principle of Development • Design and Character and Appearance • Residential Amenity • Parking and Highway Safety • Ecology and Biodiversity • Flooding and Drainage • Financial Considerations…”

Officer report

Consultation responses

Consultees raised no objections overall, economic development strongly supported the scheme, and the final flood authority response accepted additional information subject to conditions.

“WNC Lead Local Flood Authority (initial response) Objection Insufficient information was submitted to demonstrate the proposal would be acceptable in Flood zone 2 and 3.”

“WNC Building Control No comment WNC Lead Local Flood Authority (final response) No objection Additional information provided is acceptable to overcome previous objection, scheme is subject to addition of planning conditions.”

Officer report

Public responses

No letters of objection or support were received from neighbours or other third parties.

“Below is a summary of the third party and neighbour responses received at the time of writing this report.”

“There have 0 number of objections/letters of support raising the following comments:”

Officer report

Who spoke

The applicant’s agent spoke in support and said the replacement buildings would meet modern building regulations with enhanced fire safety measures.

The committee vote

Councillors Alexander McMurtry and Christine Ware proposed and seconded approval in accordance with the case officer’s recommendation.

“It was proposed by Councillor Alexander McMurtry and seconded by Councillor Christine Ware the application 2025/4357/MAF be approved in accordance with the Case Officer’s recommendation.”

Minutes

The decision

The committee delegated authority to grant permission for the application.

“(1) That authority be delegated to the Assistant Director – Planning and Development to grant permission to application 2025/4357/MAF subject to:”

Minutes

Conditions and amendment

Permission was subject to an amended drainage condition and the remaining report conditions, with demolition work already having taken place because of structural integrity concerns.

“In introducing the report, the Principal Planning Officer drew Members’ attention to the Committee Updates, which explained that demolition work had already taken place on the site due to the loss of structural integrity of the previous fire damaged unit, and also explained that an amendment had been made to Condition 4 in order for the proposal to accord in full with the Nene Valley Retail Park Drainage Approach.”

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

Minutes