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Non-Strategic Planning Committee - Thursday 3rd July 2025 6.00 pm
July 3, 2025 View on council websiteSummary
The West Northamptonshire Council Non-Strategic Planning Committee met on Thursday, 3 July 2025, to discuss several planning applications. The committee approved a change of use for a former bank in Towcester, a children's home in Northampton, and an expansion of a house in multiple occupation (HiMO), also in Northampton. A decision on the redevelopment of a farmyard in Scaldwell was deferred for a site visit, and a plan for alterations to a property in Steane was approved.
Scaldwell Farmyard Redevelopment Deferred
A decision on application 2024/5554/FULL for the redevelopment of a farmyard at The Poplars Farm, The Green, Scaldwell to deliver three dwellings was deferred to allow for a committee site visit.
Martin Kelly, speaking on behalf of Scaldwell Parish Council, objected to the application, arguing that the proposal represented substantial overdevelopment of a sensitive site, that the design, scale and massing of the proposal would cause harm to local heritage assets, and that the proposal would exacerbate existing parking issues within the village. He stated that the proposal was contrary to Policy BN5 and Policy R1 of the West Northamptonshire Joint Core Strategy, and Policy ENV10 of the Daventry District Settlements and Countryside (Part 2) Local Plan.
Sean Bennett, the agent for the applicant, argued that the proposal made use of an existing rural building, that no neighbours would be overlooked by the proposed development and therefore no harm to residential amenity would arise, that three new homes would be sympathetically designed and delivered in a plan-led way, and that no objections had been received from the Council's Heritage Officer.
The committee voted to defer the decision for a site visit to assess the potential impact of the proposed development on neighbouring properties and its setting within The Green.
Change of Use Approved for Watling Street, Towcester
Application 2025/1463/FULL for the change of use of 130 Watling Street East, Towcester from a bank to a bar was approved, despite objections from a local business owner.
Colin Clayson, a local business owner, objected to the application, arguing that the proposal would give rise to an unacceptable impact on the residential amenity of the nearby Moat Lane residential development, namely that the operation of the premises as a cocktail lounge with indoor and outdoor recorded music would be incongruous with its residential surroundings and lead to unacceptable noise impacts on nearby dwellings.
Andrew Chester, the agent for the applicant, argued that the proposal would bring back into use a vacant listed building for a vibrant hospitality-based use as a cocktail lounge, which would be unique to the town of Towcester. He added that the proposal would require minimal external alterations, would not adversely impact highway safety with ample parking nearby, and that the Council's Environmental Health Officer had recommended a number of conditions which the applicant was happy to comply with.
Jenny Hunter, also on behalf of the applicant, stated that Towcester's town centre had always been a mix of commercial and residential uses, therefore some noise impacts were inevitable. She added that the proposal would provide internal alterations to establish a bar area and toilets on the ground floor thus considerably reducing mechanical noise, and confirmed that the maximum total occupancy of the building would be 40 guests indoors and 20 guests outdoors.
The committee acknowledged the concerns of local residents regarding the potential for noise impacts, but also accepted that such concerns must also be balanced against the economic benefits of the proposal and the bringing back into use of a vacant listed building.
The committee voted to approve the application, with an amendment to Condition 6 to specify that amplified music shall only be played inside the premises and between the hours of 11:00 to 23:00 Monday to Sunday.
Children's Home Approved for Kent Road South, Northampton
Application 2025/0738/FULL for a change of use from dwelling to children's home at 62 Kent Road South, Northampton was approved, despite objections from local residents and Upton Parish Council.
The Senior Planning Officer explained that, under permitted development rights, the applicant's fallback position was for six individuals within the property which could be implemented at any time irrespective of the permission applied for under this application.
Luke Girvan, a spokesperson speaking on behalf of a number of local residents, objected to the application, arguing that the proposed development would lead to unacceptable traffic and highway safety impacts on Kent Road South as evidenced by data from Upton Parish Council's vehicle activated speed sign; that the number of professionals who may be required to visit children in care on a regular basis will lead to local parking pressures, that there was insufficient information within the application on how children placed in the home would be safeguarded; that the crime rates locally were too high and therefore this would not be a safe location for the proposal; and that the application site, for the factors mentioned, was an inappropriate location for such a development and as such, should be refused.
Tim Briggs a local resident and additional speaker permitted at the discretion of the Chair, objected to the application on the grounds that the proposal would cause unacceptable noise and traffic disturbances to neighbouring properties on a residential street and that, whilst there was a need for additional children's care homes, they must be located in the right places.
Pauline Goodley, on behalf of Upton Parish Council, argued that the Council needed to demonstrate the need for this kind of accommodation in this area, with two children's homes operated by the applicant remaining empty in the local area, and requested the addition of a condition should the application be approved requiring a robust management plan for the operation of the home, which should OFSTED best practice.
Katrine Borton and Emily White, on behalf of the applicant, explained that the proposal would cater for two children who would be cared for on a one to one basis, and that this property would cater specifically for children on the learning disability spectrum. The Committee also heard that one manager would be at the site from 9am until 5pm Monday to Friday, in addition one permanent full time carer for each child, and that two of these three staff members did not drive and therefore the proposal would not give rise to any negative highway safety impacts.
The committee acknowledged the concerns raised by local residents in relation to noise, privacy and general disturbance but also accepted that the Council had an acute need for additional children's care placements in order to meet increasing demand locally.
The committee voted to approve the application in accordance with the Case Officer's recommendation.
HiMO Expansion Approved on Abington Grove, Northampton
Application 2025/0834/FULL for an increase of a 12 occupant HiMO to a 14 occupant HiMO (Sui Generis) at 22 Abington Grove, Northampton was approved, despite objections from local ward members.
The Senior Planning Officer explained that the proposal was to increase the occupancy of the existing HiMO from 12 persons to 14 and as such, the principle of development for this site had already been established.
Councillor Bob Purser, a local ward member for Abington and Phipsville, objected to the application, arguing that the proposal to increase the occupancy of the property to 14 individuals was too high a density and would lead to overcrowding, which would have a negative impact on the quality of life of the residents. Councillor Purser also added that two additional individuals may lead to the requirement for two additional car parking spaces which would add to existing parking issues in the area.
Councillor Zoe Smith, also a local ward member for Abington and Phippsville, objected to the application on the grounds that a further increase to the occupancy of the property would constitute overdevelopment, and would lead to unacceptable impacts on residential amenity due to the potential disturbances of adding further residents to the property.
Oliver Mcloughlin, the applicant, stated that there had been no historic issues with overcrowding at the property, and the space to increase the occupancy further was discovered during the original conversion works. In response to questions from the Committee regarding possible impacts on parking, the applicant advised that not all residents of the property drive or have access to a vehicle, the site was close to public transport and had provision for cycle storage and therefore was in a sustainable location.
The committee voted to approve the application in accordance with the Case Officer's recommendation.
Children's Home Approved for Ringway, Briar Hill, Northampton
Application 2025/0099/FULL for a change of use from dwelling to children's home at 20 Ringway, Briar Hill, Northampton was approved.
Councillor Julie Davenport, a local ward member for Far Cotton, Delapre and Briar Hill, objected to the application, arguing that the proposal would lead to the loss of an affordable family home; that the proposal would negatively alter the character of the local area; and that the Council should develop a strategic plan to address the shortage of children's care home places to ensure that development such as this can take place in sustainable locations.
The Planning Officer explained that the proposal would cater for no more than three children to be placed at the property at any one time.
The committee voted to approve the application in accordance with the Case Officer's recommendation.
Alterations Approved for Steane Grounds Farm, Hinton Road, Steane
Application 2025/0410/FULL for the demolition of the rear extension and rebuild to include new entrance hall, and demolition of existing conservatory and create new garden room at Steane Grounds Farm, Hinton Road, Steane was approved.
The Development Management Team Leader explained that the application had been referred to the Committee for determination owing to the applicant being Councillor Rebecca Breese.
The committee voted to approve the application in accordance with the Case Officer's recommendation.
Additional Meeting Scheduled
The committee agreed to hold an additional meeting on Thursday 24 July 2025, to address a backlog of deferred items from the June meeting.
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