Two employment warehouses at Land North Of The Bell Plantation Watling Street, Towcester

What was proposed

The application sought reserved matters approval for two B8 employment and distribution units with offices, landscaping, service yards, parking and infrastructure.

“Development: Reserved Matters Application pursuant to planning permission WNS/2021/1819/EIA seeking approval for the appearance, landscaping, layout and scale for the erection of employment units at Plots 2 and 3 at Land North of Bell Plantation, Towcester comprising employment and distribution floorspace (Use Class B8), with ancillary office space, associated landscaping, service yard, parking and other infrastructure.”

Officer report

The site and surroundings

The application covered two parcels extending to 12.62 hectares within an approved employment development, beside the A5 and near several dwellings.

“The application site relates to two parcels of land (Zone 2 and Zone 3) within the employment development approved at appeal under application WNS/2021/1819/EIA in April 2025. These parcels extend to 12.62Ha.”

“There are no trees within the application site and the land is fully within Flood Zone 1.”

Officer report

What officers recommended

Officers recommended approval because the proposal complied with the outline permission, Design Code and SPD and provided appropriate access, parking and amenity protection.

“By complying with the approved parameters, Design Code and SPD, the development is considered acceptable in terms of its design, appearance and visual impact. There is nothing in the proposals which introduces any unexpected or exacerbated visual impact beyond what was anticipated in the grant of the outline permission.”

“In response to the Crime Prevention Design Advisor’s comments above, the applicant has confirmed that • During typical office working hours, the gates to the staff car parking and pedestrian entrances will be unlocked to provide unobstructed access for staff and visitors. Out of hours these areas will be secured with a locking mechanism to all access gates. • The cycle shelters provided are equipped with Sheffield stands/hoops and/or rails for cycles to be secured.”

Officer report

Consultation responses

Several parish councils and Save Towcester Now objected, while highways, heritage, environmental protection, National Highways, water and flood authorities raised no objections.

“The following consultees have raised no objections to the application: • WNC Highways, WNC Heritage, WNC Environmental Protection, National Highways, Anglian Water, Lead Local Flood Authority, Crime Prevention Design Advisor…”

Officer report

Residents’ concerns

Eighteen objections raised concerns about traffic, outdated modelling, building scale, landscape harm, wildlife, jobs, lighting, noise and compliance with earlier conditions.

“There have been 18 objections raising the following comments:”

“Traffic impacts and increased traffic congestion on local roads, including the A5 and A43. • Traffic modelling is based on out-of-date data. • Warehouses are completely out of character of our historic market town. • The development will cause irreversible environmental damage and harm to wildlife. • The development will not generate as many jobs as promised.”

Officer report

Who spoke

The agent spoke in support, highlighting addressed drainage and lighting concerns, approved landscaping, compliance with the parameters and lower floorspace than permitted.

The committee’s decision

The committee granted permission subject to the conditions, amended the landscaping condition to require 15 years’ maintenance and gave delegated authority over the conditions.

“Councillor Bob Purser proposed that the application be approved in accordance with Officer recommendation with the amendment to Condition 4 to read that: 1. All planting, seeding or turfing comprised in the approved details of landscaping for Zones 2 and 3 shall be carried out before the end of the first planting and seeding season following the first occupation of each respective building and shall be maintained for a period of at least 15 years from the completion of the…”

“Resolved That permission be granted subject to: 1. The conditions set out in the reports. 2. Condition 4 to be amended to read - All planting, seeding or turfing comprised in the approved details of landscaping for Zones 2 and 3 shall be carried out before the end of the first planting and seeding season following the first occupation of each respective building and shall be maintained for a period of at least 15 years from the completion of the development.”

Minutes