The Strategic Planning Committee of West Northamptonshire Council met on Thursday 22 January 2026 and approved a hybrid planning application for a significant housing development. The committee's primary decision was to grant planning permission for the development at Land North West of Upper High Street, Harpole, subject to conditions and the completion of a Section 106 Agreement.

Land North West of Upper High Street, Harpole (2024/0672/MAO)

The committee considered a hybrid planning application for the demolition of existing buildings and the erection of up to 450 dwellings. The application comprised a full planning application for 100 dwellings and an outline planning application for 350 dwellings.

Decision: Recommendations Approved. Permission was granted subject to conditions and the completion of a Section 106 Agreement.

Discussion:

The application was a major development, classified as a Sustainable Urban Extension¹. The site is allocated for residential development under Policy N4 of the West Northamptonshire Joint Core Strategy (WNJCS)². The development plan policies, including the WNJCS and the Harpole Neighbourhood Plan, were considered, alongside national guidance such as the National Planning Policy Framework (NPPF)³.

A key issue discussed was the provision of affordable housing. While the WNJCS policy H2 and SNLPP2 policy LH8 require 35% affordable housing on sites of this scale, viability assessments indicated that this level could not be achieved. Following negotiations, the development will provide 14% affordable housing across the 450 dwellings, equating to 63 affordable homes. The initial phase of 100 dwellings will include 35 affordable units (35%), with the remaining 28 affordable units to be provided across the outline phase. The mix will be 70% affordable rent and 30% shared ownership, a split deemed acceptable by the WNC Strategic Housing Team.

Significant developer contributions were also agreed as part of the Section 106 Agreement. These include substantial sums for education (early years, primary, secondary, and SEND provision), NHS primary healthcare, libraries, and highway improvements, specifically a contribution of £2,800 per dwelling (£1,260,000 in total) towards the North West Relief Road and Kingsthorpe Corridor. Contributions towards public transport and travel plan monitoring were also agreed.

Concerns were raised by Harpole Parish Council and The Ramblers regarding the diversion of Bridleway KP1 and the lack of a footpath connection along Upper High Street. WNC Highways concluded that a footpath connection was not justified or achievable through this application. The diversion of the bridleway is subject to a separate application.

The maintenance of public open space was another point of discussion. While Harpole Parish Council expressed a preference for managing the open space, viability constraints meant that a management company would be established, with a commuted sum payment for maintenance.

The committee also considered the visual and landscape impacts, transport and highways, ecological impact, contaminated land, flood risk, sustainability, and residential amenity. The development was deemed to accord with the development plan and contribute positively to housing delivery, with measures in place to mitigate adverse impacts. A comprehensive list of conditions was attached to the permission, covering aspects such as tree protection, drainage, construction management, and biodiversity.