Waters Lane, Middleton Cheney, Northamptonshire

Residential Development

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PLANNING APPEAL UPDATE

The Planning Appeal submitted by Catesby Estates for Waters Lane, Middleton Cheney, Northamptonshire has been successful (w/c 19th April 2021).

The virtual inquiry sat for 8 days in early 2021.

Catesby had been working on behalf of the landowners to bring forward new homes on the 7.2 acre site.  The proposals included 54 new homes, 50% affordable housing, public open space and off site highways improvements.

An outline application first went before Planning Committee in August 2020 and was refused contrary to officers recommendation to approve.

The appointed Inspector concluded the proposals would deliver significant benefits which outweighed the conflict with the adopted Development Plan and that as sustainable development the appeal should succeed. Importantly the decision reinforces the position that a 5 year supply of housing land is a floor, not a ceiling.

APPLICATION SUBMITTED - MARCH 2020

Following consultation with the Council we have made the following revisions to our application:

  • Number of dwellings reduced from 60 to 54
  • All dwellings will be a maximum of 2 storey high
  • The northern extent of the development area has been reduced to be in line with the adjacent existing David Wilson Homes development.
  • Section of highway widening on Waters Lane to 5.5m as requested by Northampton County Highways to ensure adherence with their current highway standards
  • We have proposed to extend the 30mph speed limit zone 175ft north on Waters Lane

An Outline Planning Application has been submitted to South Northamptonshire District Council.

(Ref: S/2020/0441/MAO).

http://snc.planning-register.co.uk/planappsrch.aspx?pageprefix=plan

You can use the HAVE YOUR SAY button at the top of the page to submit your comments to us, or alternatively call 01926 836910 or email info@catesbyestates.co.uk.

South Northamptonshire District Council will carry out a formal consultation on the proposals with local residents in due course.  Details of their publicising planning applications can be found here.  We will respond to any comments made during the application determination period.

ABOUT THE SITE

A 7.2 acre site east of Waters Lane, Middleton Cheney with potential for approximately 60 homes, including a policy compliant percentage of affordable housing.

The site lies within the administrative area of South Northamptonshire District Council.

PLANNING POLICY

It is now widely understood that one of the Government’s core objectives is to significantly boost the supply of housing nationally in order to address the ever increasing housing crisis resulting from a lack of affordability in the market and the consequent need for new homes of all types sizes and tenures.  To this end the Government intends to deliver 300,000 new dwellings per year by the mid 2020's.

The National Planning Policy Framework (the Framework) published in 2019 is the Government’s principal policy tool for the delivery of sustainable planning and development across England.  The Framework seeks to deliver the significant increase in new homes that are required in a sustainable manner.

In particular Councils are required to have up-to-date Local Plans that make provision for a local housing requirement (based on a standardised methodology).

At the local level the Part 1 West Northamptonshire Joint Core Strategy is now more than 5 years old (having been adopted in December 2014 to cover the period to 2029) and its growth policies are considered out-of-date for planning purposes.  A review is underway to roll forward strategic policy to 2041 and the new growth levels will reflect the Governments new standard method for calculating housing requirements.  The joint planning authority for West Northamptonshire indicates that a minimum of 516 new dwellings per annum[1] will be required in the District over the new Local Plan period to 2041.  This represents a 47% increase beyond the current adopted Core Strategy requirement, which is in the region of 351 dwellings per annum.  

South Northamptonshire District Council is nearing conclusion of its Part 2 Local Plan which sets the local development management policies for the area. As it does not contain any housing allocations and will not therefore plug the gap whilst the Part 1 Local Plan review is being progressed.  

Middleton Cheney is identified as a Primary Service Village in the Part 2 Plan, reflecting its status as the most sustainable location beyond the two market towns of Towcester and Brackley.   To meet and maintain the Council’s 5-year housing supply from December 2019 onwards, additional homes are required. 

Middleton Cheney Parish Council is preparing its Neighbourhood Plan and it has indicated land may need to be allocated for housing to meet identified local needs of between 73 and 150 homes to 2029.  It is understood that greenfield sites will need to be identified to deliver additional housing for the village.

[1] Using the 2014 based household projections as advised by Government 

SUSTAINABILITY

A Sustainability Statement will accompany the outline planning application, detailing how the proposed development  will achieve high standards of sustainable design.

Located just 1km from the centre of Middleton Cheney, the proposed development site is in a sustainable location, where a number of services and facilities can be accessed in around a 10 minute walk.

In line with the West Northamptonshire Core Strategy Sustainability policy, the design of the development will achieve high standards of energy efficiency, be resilient to climate change, maximise water efficiency and promote sustainable drainage.

MASTERPLANNING

  • The site will be accessed from Waters Lane; from here a quiet residential street will lead to a number of lanes, shared surface streets and a focal space within the development.
  • Buildings will address the streets to ensure natural surveillance; green open space will be well-overlooked by homes;
  • Trees and hedges on site will be retained as far as possible; where hedges need to be removed; new planting and trees will reinforce green connections;
  • The development will be well-connected to its surroundings, linking to existing walking routes and footpaths and providing opportunities on site where possible;
  • Surface water will be attenuated within an area on site which can be combined with opportunities for ecological enhancement;
  • Houses will be built at low density as suggested by local Planning Policy and will include a mix of market and affordable homes. Development will be up to two storey, with opportunities for use of the roof space in some homes (2.5 storey)
  • The northern edge of the site will incorporate open space which could include a play area in the form of natural play, to complement the existing equipped play space recently provided along Centenary Road.
  • The design of the houses will reflect traditional local buildings in terms of materials, details, scale and appearance.

LANDSCAPE

A Landscape and Visual Assessment is being prepared to consider the potential effects of the proposed development on the surrounding countryside and residential areas and to inform the scheme’s proposals and design. Initial desk and field study has confirmed that the site is not located within any national or local landscape designations, and does not contain any particularly sensitive landscape features.

Overall, it is considered that the site relates well to the existing built-up area of Middleton Cheney, adjoined by housing and roads along two of the site boundaries. The character of the site – comprising two relatively small-scale fields - is also distinctly different from the pattern of larger scale and more open fields further west.

The site is well contained by boundary vegetation and is not visually prominent from publicly accessible locations within the surrounding landscape. To the north, views are likely to be limited to a relatively short section of Waters Lane; to the east, views are likely to be limited to a relatively short section of Thenford Road and the public footpath running between Cold Harbour and Rectory Farm; and to the south and west, views are likely to be limited to these roads and residential properties adjacent to the site.    

While the proposed development will change the land-use and views into the site, it is not considered that it would give rise to any wide-spread landscape or visual effects. The proposed development will not extend the settlement area much further north or east into the ‘open countryside’ than the existing dwellings that are along Poppyfield Way (to the north) and Thenford Road (to the east).

In addition, the proposed development will be viewed against the backdrop of existing houses on the eastern edge of Middleton Cheney and will be perceived as part of existing settlement area.

The design of the proposed development will seek to retain and enhance the majority of boundary vegetation, and create new green infrastructure around the periphery of the site. This will be publicly accessible, and will include new drainage features, planting and ecological habitats. The height of the proposed housing will also be carefully considered to ensure it is in keeping with the surrounding residential areas.   

LOOKING FOR A NEW HOME

The worsening of the UK housing crisis is well publicised, with the Government vowing to deliver 300,000 new homes every year.

The pressure on the housing market is significant with the demand for homes outstripping supply. An increase in life expectancy, immigration, single person occupancy

AFFORDABLE HOUSING

Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by the market.

A NEED FOR NEW HOMES

  • The average price of a home in Middleton Cheney is £322,093 (Source: Rightmove)
  • The average house price in the UK is £234,370 (Source: Land Registry)
  • A first-time buyer would need a deposit of £32,209 based on the current average house price in Middleton Cheney

PLANNING APPEAL UPDATE

The Planning Appeal submitted by Catesby Estates for Waters Lane, Middleton Cheney, Northamptonshire has been successful (w/c 19th April 2021).

The virtual inquiry sat for 8 days in early 2021.

Catesby had been working on behalf of the landowners to bring forward new homes on the 7.2 acre site.  The proposals included 54 new homes, 50% affordable housing, public open space and off site highways improvements.

An outline application first went before Planning Committee in August 2020 and was refused contrary to officers recommendation to approve.

The appointed Inspector concluded the proposals would deliver significant benefits which outweighed the conflict with the adopted Development Plan and that as sustainable development the appeal should succeed. Importantly the decision reinforces the position that a 5 year supply of housing land is a floor, not a ceiling.

APPLICATION SUBMITTED - MARCH 2020

Following consultation with the Council we have made the following revisions to our application:

  • Number of dwellings reduced from 60 to 54
  • All dwellings will be a maximum of 2 storey high
  • The northern extent of the development area has been reduced to be in line with the adjacent existing David Wilson Homes development.
  • Section of highway widening on Waters Lane to 5.5m as requested by Northampton County Highways to ensure adherence with their current highway standards
  • We have proposed to extend the 30mph speed limit zone 175ft north on Waters Lane

An Outline Planning Application has been submitted to South Northamptonshire District Council.

(Ref: S/2020/0441/MAO).

http://snc.planning-register.co.uk/planappsrch.aspx?pageprefix=plan

You can use the HAVE YOUR SAY button at the top of the page to submit your comments to us, or alternatively call 01926 836910 or email info@catesbyestates.co.uk.

South Northamptonshire District Council will carry out a formal consultation on the proposals with local residents in due course.  Details of their publicising planning applications can be found here.  We will respond to any comments made during the application determination period.

ABOUT THE SITE

A 7.2 acre site east of Waters Lane, Middleton Cheney with potential for approximately 60 homes, including a policy compliant percentage of affordable housing.

The site lies within the administrative area of South Northamptonshire District Council.

PLANNING POLICY

It is now widely understood that one of the Government’s core objectives is to significantly boost the supply of housing nationally in order to address the ever increasing housing crisis resulting from a lack of affordability in the market and the consequent need for new homes of all types sizes and tenures.  To this end the Government intends to deliver 300,000 new dwellings per year by the mid 2020's.

The National Planning Policy Framework (the Framework) published in 2019 is the Government’s principal policy tool for the delivery of sustainable planning and development across England.  The Framework seeks to deliver the significant increase in new homes that are required in a sustainable manner.

In particular Councils are required to have up-to-date Local Plans that make provision for a local housing requirement (based on a standardised methodology).

At the local level the Part 1 West Northamptonshire Joint Core Strategy is now more than 5 years old (having been adopted in December 2014 to cover the period to 2029) and its growth policies are considered out-of-date for planning purposes.  A review is underway to roll forward strategic policy to 2041 and the new growth levels will reflect the Governments new standard method for calculating housing requirements.  The joint planning authority for West Northamptonshire indicates that a minimum of 516 new dwellings per annum[1] will be required in the District over the new Local Plan period to 2041.  This represents a 47% increase beyond the current adopted Core Strategy requirement, which is in the region of 351 dwellings per annum.  

South Northamptonshire District Council is nearing conclusion of its Part 2 Local Plan which sets the local development management policies for the area. As it does not contain any housing allocations and will not therefore plug the gap whilst the Part 1 Local Plan review is being progressed.  

Middleton Cheney is identified as a Primary Service Village in the Part 2 Plan, reflecting its status as the most sustainable location beyond the two market towns of Towcester and Brackley.   To meet and maintain the Council’s 5-year housing supply from December 2019 onwards, additional homes are required. 

Middleton Cheney Parish Council is preparing its Neighbourhood Plan and it has indicated land may need to be allocated for housing to meet identified local needs of between 73 and 150 homes to 2029.  It is understood that greenfield sites will need to be identified to deliver additional housing for the village.

[1] Using the 2014 based household projections as advised by Government 

SUSTAINABILITY

A Sustainability Statement will accompany the outline planning application, detailing how the proposed development  will achieve high standards of sustainable design.

Located just 1km from the centre of Middleton Cheney, the proposed development site is in a sustainable location, where a number of services and facilities can be accessed in around a 10 minute walk.

In line with the West Northamptonshire Core Strategy Sustainability policy, the design of the development will achieve high standards of energy efficiency, be resilient to climate change, maximise water efficiency and promote sustainable drainage.

MASTERPLANNING

  • The site will be accessed from Waters Lane; from here a quiet residential street will lead to a number of lanes, shared surface streets and a focal space within the development.
  • Buildings will address the streets to ensure natural surveillance; green open space will be well-overlooked by homes;
  • Trees and hedges on site will be retained as far as possible; where hedges need to be removed; new planting and trees will reinforce green connections;
  • The development will be well-connected to its surroundings, linking to existing walking routes and footpaths and providing opportunities on site where possible;
  • Surface water will be attenuated within an area on site which can be combined with opportunities for ecological enhancement;
  • Houses will be built at low density as suggested by local Planning Policy and will include a mix of market and affordable homes. Development will be up to two storey, with opportunities for use of the roof space in some homes (2.5 storey)
  • The northern edge of the site will incorporate open space which could include a play area in the form of natural play, to complement the existing equipped play space recently provided along Centenary Road.
  • The design of the houses will reflect traditional local buildings in terms of materials, details, scale and appearance.

LANDSCAPE

A Landscape and Visual Assessment is being prepared to consider the potential effects of the proposed development on the surrounding countryside and residential areas and to inform the scheme’s proposals and design. Initial desk and field study has confirmed that the site is not located within any national or local landscape designations, and does not contain any particularly sensitive landscape features.

Overall, it is considered that the site relates well to the existing built-up area of Middleton Cheney, adjoined by housing and roads along two of the site boundaries. The character of the site – comprising two relatively small-scale fields - is also distinctly different from the pattern of larger scale and more open fields further west.

The site is well contained by boundary vegetation and is not visually prominent from publicly accessible locations within the surrounding landscape. To the north, views are likely to be limited to a relatively short section of Waters Lane; to the east, views are likely to be limited to a relatively short section of Thenford Road and the public footpath running between Cold Harbour and Rectory Farm; and to the south and west, views are likely to be limited to these roads and residential properties adjacent to the site.    

While the proposed development will change the land-use and views into the site, it is not considered that it would give rise to any wide-spread landscape or visual effects. The proposed development will not extend the settlement area much further north or east into the ‘open countryside’ than the existing dwellings that are along Poppyfield Way (to the north) and Thenford Road (to the east).

In addition, the proposed development will be viewed against the backdrop of existing houses on the eastern edge of Middleton Cheney and will be perceived as part of existing settlement area.

The design of the proposed development will seek to retain and enhance the majority of boundary vegetation, and create new green infrastructure around the periphery of the site. This will be publicly accessible, and will include new drainage features, planting and ecological habitats. The height of the proposed housing will also be carefully considered to ensure it is in keeping with the surrounding residential areas.   

LOOKING FOR A NEW HOME

The worsening of the UK housing crisis is well publicised, with the Government vowing to deliver 300,000 new homes every year.

The pressure on the housing market is significant with the demand for homes outstripping supply. An increase in life expectancy, immigration, single person occupancy

AFFORDABLE HOUSING

Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by the market.

A NEED FOR NEW HOMES

  • The average price of a home in Middleton Cheney is £322,093 (Source: Rightmove)
  • The average house price in the UK is £234,370 (Source: Land Registry)
  • A first-time buyer would need a deposit of £32,209 based on the current average house price in Middleton Cheney

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