Shop and two flats at 54 Main Road, Duston, Northampton

What was proposed

The application proposed a new ground-floor flat, improvements to the existing first-floor flat, a kitchen extension and retrospective shopfront alterations.

“Conversion of storage space to rear of shop to form new ground floor flat, including kitchen extension. Improvements to existing first floor flat, and retrospective application for shop front alterations.”

Officer report

The site

The historic two-storey shop building has a flat above, a small rear yard with one parking space and lies in a conservation area.

“The site comprises a historic two-storey building constructed from stone with a rendered front, which sits directly on the public footpath. It has a slate tiled roof and there are single-storey red brick and rendered additions to the rear. The ground floor operates as a shop with a residential flat above. There is a small yard to the rear that includes parking space for one vehicle. The Duston Conservation Area Appraisal and…”

“Vehicle access is via a narrow lane to the east side (Gough’s Yard). The building is located within the Duston Neighbourhood Centre which forms part of the wider Duston Conservation Area. As such, the street scene contains a number of historic stone and red brick buildings and more recent infill development that largely respects the local vernacular. Directly opposite is The Squirrels public house, which is a listed building.”

Officer report

Planning history

There was no relevant planning history, and the rear brick additions appeared to pre-date the planning system.

“None – the brick additions to the rear of the shop appear to pre-date the introduction of the planning system.”

Officer report

Residents’ concerns

Seventeen residents objected and one raised concerns about parking, congestion, safety, overdevelopment, living standards, construction impacts and the shopfront.

“There were 17 representations objecting to the proposal, and one expressing concerns. Issues raised included the following: • Additional parking pressures • Increase in road congestion • Increased risk to highway safety • Overdevelopment of site • Loss of service/storage area to shop • Poor living standards (lack of space and light, noise from neighbouring commercial uses)”

“No requirement for additional housing • Construction phase impacts (eg. contractor parking, deliveries) • Signage undermines conservation area character. • Impact of a vape shop on people’s health.”

Officer report

Who spoke

A local ward member spoke against the application, accepting the shopfront changes but opposing the flat because of overdevelopment, parking pressure and highway safety.

Committee discussion

The senior planning officer said highways had assessed the proposal and parking pressure could not reliably justify refusal because future car ownership was uncertain.

“In response to questions from the Committee regarding parking pressure, the Senior Planning Officer explained that a full assessment of the application had been carried out by West Northamptonshire Highways, and added that recent appeal decisions had demonstrated that the Council could not rely on parking pressure as a sustainable reason for refusal, as it was not certain that a future occupier of the flat would own a car given the site’s sustainable location in close…”

Minutes

The vote

Members proposed and seconded approval, which passed with eight votes for, one against and two abstentions.

“It was proposed by Councillor Sally Keeble and seconded by Councillor Christine Ware that application 2025/4492/FULL be approved in accordance with the Case Officer’s recommendation. The motion was put to the vote with eight votes cast in favor of the proposal, one vote cast against with two abstentions, therefore the motion was carried, and the application was approved.”

Minutes

The decision

The application was approved, with authority delegated to the Assistant Director for Planning and Development subject to the report’s conditions.

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

“(1) That authority be delegated to the Assistant Director – Planning and Development to grant permission to application 2025/4492/FULL subject to the conditions set out in the Case Officer’s report (and any amendments to those conditions as deemed necessary).”

Minutes

Conditions attached

The conditions covered the permission period, approved plans, traditional matching materials and construction hours.

“Approved Plans The development hereby permitted shall be carried out in complete accordance with the approved plans and details unless a non-material or minor material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended).”

“REASON: To clarify the permission and to enable the Local Planning Authority to consider the impact of any changes to approved plans.”

Officer report