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 on land north-west of Upper High Street, Harpole. The decision included a compromise on affordable housing provision and the management of public open space, with a decision made to offer the open space to Harpole Parish Council with a commuted sum for maintenance.

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

The committee approved a hybrid planning application for the development of land north-west of Upper High Street, Harpole. This application comprises a full planning application for 100 dwellings and an outline planning application for an additional 350 dwellings, along with associated public open space, pedestrian and cycle links, and infrastructure.

The decision was made to grant permission subject to conditions and the completion of a Section 106 Agreement. A key aspect of the decision involved a choice between two options regarding affordable housing and the maintenance of public open space:

• Option A: This option would have secured 14% affordable housing and a Section 106 obligation for a management company to maintain the public open space.
• Option B: This option, which was ultimately approved, provides for 10% affordable housing. It includes a Section 106 obligation to offer the transfer of the open space to Harpole Parish Council, with a commuted sum to cover a 10-year maintenance period.

The committee also agreed to include an additional clause in the Section 106 Agreement to secure a monitoring contribution of £9,000 for Biodiversity Net Gain.

The development will include significant financial contributions towards local infrastructure, including:

• £1,260,000 towards the North West Relief Road.
• Contributions towards public transport, with a £1000 per dwelling contribution and £1000 per year for five years for Travel Plan monitoring.
• £510,531 (index linked) towards NHS primary healthcare, likely for the expansion of St Lukes PCC at Duston.
• Contributions towards Early Years Education (£674,913.06 based on 450 dwellings, index linked), Primary Education (£1,841,868.00 based on 450 dwellings, index linked), Secondary Education (£2,232,060.22 based on 450 dwellings, index linked), and SEND provision (£451,232 based on 450 dwellings, index linked).
• Contributions towards libraries, calculated per bedroom.
• £5000 (index linked) for the Council's monitoring costs.

Concerns were raised by Harpole Parish Council regarding the lack of community facilities, transport links, and pedestrian and cycle connectivity to Harpole village. They also expressed reservations about the use of a management company for open space maintenance, preferring local stewardship by the Parish Council. Councillor Debra King, representing Campion Ward, spoke in support of Option B, highlighting that the 10% affordable housing provision was consistent with other developments in the area and that the commuted sum would provide financial certainty for the Parish Council.

The committee ultimately voted in favour of Option B, with 7 votes in favour, 3 against, and 1 abstention. This decision means that 10% of the housing will be affordable, and the public open space will be offered to Harpole Parish Council for maintenance, supported by a 10-year commuted sum. The decision also requires the update of the Phasing Plan to reflect the committee's decision regarding affordable housing and public open space maintenance.

The application was referred to as 2024/0672/MAO and the full committee report can be found here. The agenda for the meeting is available here.