The Strategic Planning Committee is scheduled to meet on 16 December 2025 to discuss planning applications, including developments at a car park at Northampton Railway Station, Towcester Vale, and the Northampton Gateway Rail Freight Interchange. The committee will also confirm the minutes of previous meetings held on 21 October 2025 and 18 November 2025.

Applications for Determination

Northampton Railway Station Redevelopment

The committee will consider application WNN/2023/0083 for the redevelopment of land at Northampton Station. This is a hybrid application, seeking full consent for Phase 1, which includes the construction of a multi-storey car park and public realm works. Outline consent is sought for Phase 2, a six-storey residential block with a maximum of 280 units, and Phase 2A, a five-storey hotel comprising a maximum of 100 rooms.

The report pack notes that the Strategic Planning Committee previously considered this application on 21 October 2025, but deferred the application to receive further clarity on a number of matters.

The report pack includes a summary of consultation responses. Anglian Water have objected to any connection into their foul network due to capacity constraints and pollution risk, and also object due to a lack of evidence confirming that the surface water hierarchy has been fully explored.

The report pack includes a summary of the key issues arising from the application details:

• Principle of Development
• Highway Safety and Connectivity
• Design and Impact on the Character of the Area
• Impact on Residential Amenity
• Impact on Designated Heritage Assets
• Archaeology
• Drainage and Flood Risk
• Pollution and Environmental Matters
• Ecology and Landscaping
• Section 106 Matters

The planning officer recommendation is to grant permission subject to conditions and the completion of a Section 106 agreement to secure financial contributions towards: health care provision (£411,667), education (£2,612,017.30), employment and skills (£22,200), and libraries (£72,225.46). The Section 106 agreement would also secure the provision of 35% affordable housing, open space provision, landscape maintenance, and S106 and travel plan monitoring fees.

Towcester Vale Reserved Matters

The committee will also consider application 2025/3130/MAR for approval of reserved matters (appearance, landscaping, layout and scale) for parcels H40-43 at Towcester Vale Phase 1, London Road, Towcester. The application relates to outline permission S/2007/0374/OUT for the creation of a new mixed-use neighbourhood at Towcester.

The report pack notes that the application is for 155 dwellings within part of Phases 3 and 4 of the Sustainable Urban Extension (SUE). The proposed house types are a mixture of 1, 2, 3 and 4 bed units, including two 2 bed bungalows, with 17 affordable units (11%).

The report pack includes a summary of consultation responses. No consultees have objected to the application, although the Environment Agency note that Towcester Water Recycling Centre is at or near its permitted limits.

The report pack includes a summary of the key issues arising from the application details:

• Compliance with the approved Design Code
• Highway safety and parking
• Provision of affordable housing
• Impact upon protected species
• Surface water drainage

The planning officer recommendation is to grant permission subject to conditions.

Northampton Gateway Rail Freight Interchange - Plot 6

The committee will also consider application 2025/3738/MAF for the construction of a storage and distribution building (B8 use) at Plot 6, Northampton Gateway Rail Freight Interchange, Northampton.

The report pack notes that the application is submitted in full as the proposed building exceeds the maximum height and floor parameters set out by the Development Consent Order (DCO). The proposal is for a storage and distribution facility (B8 use) comprising a total floor area of 67,126 sqm which includes 3,859sqm of ancillary office space, with a parapet height of 110.5mAOD, 1m above the maximum height permitted in the DCO.

The report pack includes a summary of consultation responses. No consultees have objected to the application, although Collingtree Parish Council have reiterated continuing concerns regarding the environmental impact associated with the development.

The report pack includes a summary of the key issues arising from the application details:

• Principle of Development
• Design and Impact on Landscape Character of the Area
• Highway
• Flood Risk and Drainage
• Ecology
• Noise
• Lighting
• Crime Prevention
• Sustainability Measures
• Section 106 Matters

The planning officer recommendation is to grant permission subject to conditions and the completion of a Section 106 agreement to ensure the proposed development is made subject to the planning obligations set out in the Northampton Gateway Development Consent Obligation, and to control the extent of mezzanine floorspace for the proposed development.