The South Planning Committee met to discuss four planning applications, making decisions on applications relating to the Bell Plantation, land at Old Tiffield Road, and land east of Manor Farm. A decision on land east of Towcester Road was deferred for a site visit. The committee also considered an urgent item relating to tree works at Bliss Charity Primary School.

Bell Plantation Application Approved

The committee approved application 2024/2099/FULL for The Bell Plantation, Watling Street, Towcester. The application sought to consolidate existing planning permissions and allow flexible uses across the site's ancillary units. Councillor Maggie Clubley abstained from the debate and vote due to her membership of Towcester Town Council, which had been consulted on the application.

Charlie Askew, speaking on behalf of Towcester Town Council, objected to the application, arguing that it would lead to further development of the site as an out-of-town retail park, competing with Towcester's town centre.

Adrian Fox, agent for the applicant Bell Plantation Holdings, argued that the flexibility afforded by the proposal was key to the business's continued growth and vitality. He added that the site hosted a range of businesses and services different from those in Towcester town centre, and vice versa, so there would be no direct competition or negative retail impact.

The committee voted to approve the application, with Councillor Harry Barrett proposing and Councillor Ken Pritchard seconding the motion, subject to an additional condition (number 15) preventing the subdivision of existing units without a separate planning application. The new condition ensures that:

the existing units as identified on Drawing Number WAL-21-10-25B (Numbered Site Plan) shall not be subdivided into two or more units without the submission and approval of a separate application for planning permission

Decision on Milton Malsor Development Deferred

The committee considered application 2023/0022/FUL for the erection of five homes on land east of Towcester Road, Milton Malsor.

Councillor Adam Brown, a local ward member, objected via a written statement, arguing that the proposal was contrary to several policies in the South Northamptonshire Part 2 Local Plan, regarding the loss of green space, the lack of Local Green Space exceptions, and the failure to preserve or enhance the Milton Malsor Conservation Area.

Other local residents, Leanne Reilly and Jerry Forskitt, also objected, raising concerns about highway safety, the loss of open land, and the design's failure to deliver a biodiversity net gain¹. Paul Heath, speaking for Milton Malsor Parish Council, cited concerns about drainage, lighting, inappropriate use of tarmac, and unsafe vehicle visibility splays².

Andrew Parry, the agent for the applicant Centralis Development Solutions, argued that the proposal complied with Policy LH1 of the South Northamptonshire Part 2 Local Plan, was architecturally designed to reflect its surroundings, would provide a high level of residential amenity, and would retain the existing mature lime tree on the site.

In response to the public speakers, officers clarified that the site was within, not abutting, the conservation area, and that the Local Highways Authority had assessed the site and had not objected to the proposed development.

The committee initially voted to adjourn to receive legal advice, and then voted to defer a decision on the application for a committee site visit. Councillor Harry Barrett proposed the deferral, seconded by Councillor Phil Bignell, to assess the development in its local context, its potential impact on nearby listed buildings, and any highway safety impacts.

Due to the upcoming elections and the council's new planning committee structure, the application will be considered by the new Non-Strategic Planning Committee on Thursday 5 June, with the site visit scheduled for Tuesday 3 June.

Old Tiffield Road MOT Workshop Approved

The committee approved application 2024/3958/MAF for the construction of flues and alterations to fencing to facilitate an MOT workshop at Unit 10, Old Tiffield Road, Towcester.

Roade Hill Housing Development Approved

The committee approved application 2025/0312/S73 to vary condition 2 of planning permission WNS/2021/1434/FUL for land east of Manor Farm, Roade Hill, Ashton. The application sought to alter the layout and appearance of the development and formalise the removal of the affordable housing provision, following approval of application 2023/7784/106V.

Chris Hatfield, agent for the applicant BleuStar Land and Development Ltd, stated that retaining the requirement for 50% affordable housing would have made the scheme financially unviable.

The committee voted to approve the application, with Councillor Maggie Clubley proposing and Councillor William Barter seconding the motion.

Urgent Tree Works Approved at Bliss Charity Primary School

The committee approved an urgent item relating to application 2025/0653/TCA for tree works at Bliss Charity Primary School, Middle Street, Nether Heyford. Councillor Phil Bignell abstained from the debate and vote as his wife was the applicant.

The Specialist Services Team Leader explained that the decision was needed urgently because the six-week period for the council to determine the matter was due to expire. The committee agreed to make no objection to the application, provided the work is carried out within two years and does not breach any conditions attached to any planning consent affecting the property. Councillor Wendy Randall proposed the motion, seconded by Councillor Ken Pritchard.

Other Business

Councillor Stephen Clarke, Chair of the South Planning Committee, thanked members and officers for their hard work since West Northamptonshire Council came into being in 2021, as this was the final meeting of the committee prior to the WNC elections on 1 May 2025. He also thanked Katherine Hall, Head of Legal Services – Place, for her assistance, as she was attending her final meeting before leaving the council in May.