The Non-Strategic Planning Committee of West Northamptonshire Council met on Thursday 20 August 2026, approving five planning applications and refusing two. Key decisions included the approval of a six-person House in Multiple Occupation (HMO) on Derby Road, the refusal of a similar application on Broadway, and the approval of variations to plans for a supported living development on Roe Road.

29 Broadway, Northampton

The committee refused an application for a change of use from a dwellinghouse to a six-person House in Multiple Occupation (HMO) at 29 Broadway, Northampton, contrary to the case officer's recommendation for approval. Councillor Christine Ware proposed the refusal, citing concerns about overdevelopment, insufficient parking, and adverse impacts on residential amenity, which was seconded by Councillor Nigel Berrill. The refusal was based on the proposal being contrary to Policy Q2 of the Northampton Local Plan Part 2 regarding residential amenity, and Principles 1 and 4 of the Houses in Multiple Occupancy Supplementary Planning Document (HMO SPD) concerning placemaking and parking.

Local residents, including Ruby S and Peter White, voiced strong objections, highlighting concerns about parking, highway safety, and the impact of increased comings and goings on the residential character of the street. Councillor Zoe Smith, the local ward member, echoed these concerns, emphasizing the existing parking and road safety issues on Broadway. The committee debated the weight to be given to the HMO SPD, particularly regarding parking beat surveys and the interpretation of Principle 4. Councillor Ware's proposal to refuse the application was carried with one abstention.

53 Derby Road, Northampton

The committee approved an application to increase the occupancy of a six-bedroom HMO to a seven-bedroom HMO at 53 Derby Road, Northampton, in line with the case officer's recommendation. Councillor Alexander McMurtry proposed the approval, seconded by Councillor Daniel Rainbird, acknowledging the difficulty in finding planning grounds for refusal given the existing HMO status and the physical structure already in place.

Ward councillors, including Councillor Zoe Smith, raised concerns about the cumulative impact of HMOs in the area and the potential for over-densification. However, the committee ultimately decided to grant permission, with Councillor Rainbird noting that a refusal on parking or transport grounds would likely not hold up at appeal. The decision was approved unanimously.

9 Woodland Avenue, Northampton

An application for exterior alterations at 9 Woodland Avenue, Northampton, including the addition of a decorative balcony and external insulation, was refused by the committee. Councillor Daniel Rainbird proposed the refusal, seconded by Councillor Zoe Smith, aligning with the case officer's recommendation. The refusal was based on the development being contrary to Policies Q1, Q2, and ENV6 of the adopted Local Plan, Policies S10 and BN5 of the West Northamptonshire Joint Core Strategy, and Paragraph 131 of the NPPF, due to its visually overbearing and incongruous design, use of inappropriate materials, erosion of the host building's Edwardian character, harm to the street scene, and adverse impact on the setting of the Abington Park Conservation Area.

Local residents, Janice Mardell and Mick Jackson, presented evidence of the existing load-bearing balcony structure and numerous planning breaches over several years. Councillor Joanne Blythe, the local ward member, read a statement supporting the refusal, emphasizing the need for objective evidence that the structure would be removed or made incapable of use. Councillor Cameron Emery, another ward member, also supported the refusal, highlighting concerns about the planning history and the impact on privacy. The proposal was refused with one abstention.

2026/0556/S73 - The Factory, 64-72 Roe Road, Northampton

The committee approved an application to vary a condition of a previous planning permission at The Factory, 64-72 Roe Road, Northampton. The variation sought to substitute approved drawings with as-built drawings, reflecting the retention of part of the northern elevation and minor alterations to window openings. Councillor Beryl proposed the approval, seconded by Councillor Daniel Rainbird, with the condition that an additional pane of restricted glass be added above the current level of obscure glazing on the north-facing windows, and that window openings be restricted to obscure and prevent overlooking.

Ward councillors Zoe Smith and Bob Purser had called in the application due to concerns about parking, overlooking, residential amenity, and overdevelopment. The case officer, Jonathan Moore, presented the site and the proposed changes, noting that the retention of the northern wall was a more sustainable approach and did not increase the scale or massing of the development. The committee debated the extent of overlooking and the effectiveness of the obscure glazing. The proposal was approved with six votes in favour.

N/2021/0124 - Tony Brooks Moto Co, Court Road, Northampton

The committee authorised the making of an Order under Section 14(2) of the Planning (Hazardous Substance) Act 1990 to revoke Hazardous Substance Consents at the former gasholder sites on Court Road, Northampton. This decision was made in accordance with the case officer's recommendation.

2026/1750/FULL - The Barn, Welton Lane, Welton

Permission was approved for a change of use from a dwelling to a children's home at The Barn, Welton Lane, Welton. The case officer's recommendation for approval, subject to conditions, was followed.

2025/5325/FULL - 53 Derby Road, Northampton

The committee approved an application to increase the occupancy of a six-bedroom HMO to a seven-bedroom HMO at 53 Derby Road, Northampton. This decision was made in accordance with the case officer's recommendation.

2026/1109/FULL - 29 Broadway, Northampton

The committee refused an application for a change of use from a dwellinghouse to a six-person House in Multiple Occupation (HMO) at 29 Broadway, Northampton. This decision was made contrary to the case officer's recommendation for approval.

2025/5326/FULL - 9 Woodland Avenue, Northampton

The committee refused an application for exterior alterations at 9 Woodland Avenue, Northampton. This decision was made in accordance with the case officer's recommendation.

2026/0556/S73 - The Factory, 64-72 Roe Road, Northampton

The committee approved an application to vary a condition of a previous planning permission at The Factory, 64-72 Roe Road, Northampton. This decision was made in accordance with the case officer's recommendation.