The Non-Strategic Planning Committee of West Northamptonshire Council is scheduled to meet on Thursday 17 September 2026 to consider several planning applications. The meeting will discuss proposals for new housing developments, changes of use for existing buildings, and the expansion of leisure facilities.

Land Adjacent to Overstone Leys

An outline application for up to 20 dwellings, including affordable housing and access, is scheduled for discussion at Land Adjacent to Overstone Leys. The proposal, which is classified as major development, is recommended for permission subject to conditions and a Section 106 legal agreement. This agreement would secure obligations including 35% affordable housing, biodiversity net gain, contributions towards libraries, and provision or contribution towards open space and green infrastructure. The site is located within the Northampton Related Development Area and forms part of the wider Northampton North Sustainable Urban Extension (SUE), known as Overstone Leys. Concerns raised by consultees include objections from Overstone Parish Council and the Northamptonshire Wildlife Trust regarding the loss of green space and habitat, while no objections were raised by the WNC Local Highway Authority, Environment Agency, and Anglian Water.

Land at Welford Road, Creaton

The committee will consider an outline application for up to 46 homes, including 40% affordable housing, at Land at Welford Road, Creaton. This major development proposal also includes provision for public open space, drainage features, and landscaping, with access from Welford Road being the only matter for determination at this stage. The recommendation is for permission to be granted, subject to conditions and a Section 106 agreement that would secure affordable housing, open space provision and maintenance, biodiversity net gain management, and contributions towards travel plans, bus services, and library services. The site is located outside the defined village confines of Creaton, which is identified as a Secondary Service Village, and falls within the open countryside. This location conflicts with the Development Plan's spatial strategy, but the Council's inability to demonstrate a five-year housing land supply is a significant material consideration. Numerous objections have been received from local residents citing concerns about the scale of development, impact on the rural character, highway safety, and local infrastructure capacity. However, support has been expressed for the delivery of affordable housing and the potential to address local housing needs.

The Factory, 64-72 Roe Road, Northampton

A change of use application for The Factory at 64-72 Roe Road, Northampton, is scheduled for discussion. The proposal seeks to convert the existing building from supported living accommodation (Use Class C2) to a mixed-use residential scheme comprising 5 units of supported living accommodation and 14 self-contained flats (Use Class C3). The application is recommended for permission subject to conditions. The site is located within a predominantly residential area, and concerns have been raised by local residents and councillors regarding over-development, parking, residential amenity, and overlooking. The WNC Highways department has raised no objection, noting the sustainable location and provision of on-site parking and cycle storage. However, the WNC Lead Local Flood Authority has raised an objection regarding surface water drainage, requesting further information. A significant number of objections and letters of support have been received, with objectors citing issues such as parking, overcrowding, and noise, while supporters highlight the attractive accommodation, good design, and the need for more flats in the area.

Rathvilly Farm, Barn Lane, Milton Malsor

The committee will consider a full planning application for a proposed new dwelling house, carport, and associated works at Rathvilly Farm, Barn Lane, Milton Malsor. This application is being considered under NPPF Policy HO11: 1e, which relates to isolated homes in the countryside of exceptional quality. The proposal is recommended for permission subject to conditions. The site is located in open countryside, and the design has been developed with significant input from a Design Review Panel, aiming to be truly outstanding and significantly enhance its immediate setting. The design is heavily influenced by a mature oak tree on the southern boundary. No objections or support have been received from consultees or the public.

30 Ash Tree Road, Northampton

A change of use application for 30 Ash Tree Road, Northampton, is scheduled for discussion. The proposal seeks to change the use from a C3 dwellinghouse to a 3-bedroom, 4-occupant House in Multiple Occupation (HMO). The application is recommended for permission subject to conditions. No external alterations are proposed. The surrounding area is primarily residential. Objections have been raised by Councillor Vincent Clive and Duston Parish Council, citing concerns about the impact on the character of the area, residential amenity, and highway safety. Northants Police and WNC Private Sector Housing have raised no objections. A significant number of objections have been received from local residents, focusing on parking, noise, disturbance, and the character of the area.

Cadman Sporting, Barby Lane, Barby

The committee will consider a proposal for the demolition of an existing agricultural building, the creation of additional earth bunds, widening of a vehicular access, and the provision of a temporary construction access at Cadman Sporting, Barby Lane, Barby. The recommendation is to refuse planning permission. The proposal involves the importation of a substantial volume of inert waste material to construct extensive earth bunds, significantly expanding the existing gun club area. Objections have been raised by Kilsby Parish Council, Barby and Onley Parish Council, and the WNC Local Highway Authority, citing concerns about the inappropriate scale of development, harm to residential amenities due to noise and disturbance, and adverse impacts on the local highway network from construction traffic. The WNC Ecology and Landscape officers have raised no objections, subject to conditions, and the Environment Agency and LLFA also raise no objections. However, significant objections have been received from local residents and councillors regarding highway safety, noise, landscape impact, and the justification for the bunds. Officers consider the proposal to be of an inappropriate scale for its location and harmful to local amenities and the highway network, with limited public benefits.