Applications for Planning Permission - Corby

Open Decision Item 1

135 1 Development Control Cttee 9th December 2008

Development Control Committee 9th December 2008

Applications for Planning Permission

1. 08/00179/OUT Demolition of, and alterations to existing buildings and redevelopment within Corby town centre for a comprehensive mixed-use scheme comprising Use Classes A1, A2, A3, A4 and/or A5 (shops; financial and professional services; food and drink establishments), B1 (offices), C3 (dwelling houses), D1 and/or D2 (non-residential institutions; assembly and leisure); Sui Generis (energy centre) and parking facilities. Improvements to, and development of new public realm and landscaping alterations to the surrounding highway network, including new vehicular access points and provision of new public transport and taxi waiting facilities. Closure of Everest Lane and Anne Street – Land within the town centre, bounded by Westcott Way, Elizabeth Street, Spencer Court and Corporation Street.

BACKGROUND This is an Outline application which relates to Phase 2 of the town centre redevelopment known as Evolution Corby which follows on from Phase 1 (Willow Place). The application site comprises a total of 9.18 hectares. The main site for Evolution Corby is located in the south east section of the town centre (7.29 hectares), and is bounded by Westcott Way to the south, Elizabeth Street to the east, Spencer Court and Corporation Street to the north, and includes part of the recently opened Willow Place to the west. A smaller site is situated in the north east of the town centre (1.89 hectares) and is bound by Alexandra Road to the north, Elizabeth Street to the east, New Post Office Square to the south and the car park of the Oasis Retail Park to the west (see Location Plan in Appendix 1).

The site slopes from Queen’s Square to the Elizabeth Street and Westcott Way roundabout by approximately 14 metres. Westcott Way to the south of the site slopes downwards from the George Street roundabout to the Elizabeth Street roundabout by 11 metres in a 1:30 fall. Elizabeth Street to the east of the site slopes downwards to Westcott Way in a 1:25 fall.

Land Securities the applicants consider this application as Phase 2 of a possible 5 Phases of a comprehensive and retail-led mixed-use regeneration of the town centre. These phases are:

• Phase 1 – Willow Place – Opened in October 2007 • Phase 2 – Evolution Corby – The subject of this application • Phase 2a – Improvements to Corporation Street • Phase 3 – Potential phase focused on New Post Office Square • Phase 4 – Potential further phase focussed on Oasis Retail Park

This current application for Phase 2 forms the largest phase of those outlined above. The current proposal has developed over time and has a long history dating back to 2003. This is when Catalyst Corby Urban Regeneration Company (now North Northamptonshire Development Company) developed the Corby Regeneration Framework which identified dramatic transformation of the town centre.

In 2006 a masterplan was drawn up of the town centre by EDAW on behalf of North Northants Development Company and Corby Borough Council. The masterplan layout from the EDAW document became a preferred option for the illustrative masterplan in the Town Centre Area Action Plan (TCAAP) – Preferred Options (2006) which clearly promotes a retail led scheme in the town centre.

135 2 Development Control Committee 9th December 2008

A considerable amount of work was undertaken at pre-application stage by Land Securities including meeting with the Local Planning Authority and a presentation to Commission of Architecture and the Built Environment (CABE). Following revisions to the scheme to address issues raised by CABE this Outline application was submitted.

DESCRIPTION Proposal

Demolition of, and alterations to existing buildings and redevelopment within Corby town centre for a comprehensive mixed-use scheme comprising Use Classes A1, A2, A3, A4 and/or A5 (shops; financial and professional services; food and drink establishments), B1 (Offices), C3 (dwellinghouses); D1 and /or D2 (non-residential institutions; assembly and leisure); Sui Generis (Energy Centre) and car parking facilities. Improvements to, and development of new public realm and landscaping and alterations to the surrounding highway network, including new vehicular access points and provision of new public transport and taxi waiting facilities. Closure of Everest Lane and Anne Street.

Key Components of the Outline Planning Application

• Demolition of the existing buildings on the site which includes:

o The demolition of a total of approximately 14,905 square metres gross external area, in addition to the multi storey car park incorporating 550 car parking spaces (see plan TP02 Revision C in Appendix 2).

o The buildings which will require demolition in the south east site include the following: Crown House Hamilton House (nos. 1 – 23, residential properties) 150, 152, 154 and 156 Elizabeth Street (residential properties) Existing multi-storey car park accessed from Westcott Way Retail units in Queens Square Unit currently occupied by Central Auto Point/Bizzy Bees, 1 Anne Street, Corby.

o The buildings which will require demolition in the north east site include the following buildings:

1 – 14 New Post Office Square retail units including the Corby Candle and Snooker Club.

1 – 13 Everest House (residential properties above the retail units fronting New Post Office Square).

Retail and commercial units in 30 – 44 Elizabeth Street. The former TA Centre and associated buildings, Elizabeth Street. Store buildings adjacent to the TA Centre, Everest Lane. 2 derelict residential units, Everest Lane.

• Comprehensive redevelopment of the site to include:

o A key anchor store of up to 13,820square metres; o Up to 30,675sqm of new retail floorspace, including the anchor store which

represents a net increase of 14,211 square metres; o Up to 350 residential units; o Two new multi storey car parks providing up to 1,600 spaces which represents a net

increase of 1050 spaces; and o A community or leisure facility (subsequently deleted).

• Creation of a new public realm (with the detailed design of the landscaping to be agreed at the Reserved Matters application stage); and

• Alterations and improvements to the existing highways network associated with the proposal.


Content of the Application

This is an ‘Outline’ application but which includes the proposed vehicular access in ‘detail’, with information provided that will enable the Council and the Highways Authority to undertake a comprehensive assessment of this aspect of the development. The ‘Outline’ aspects of the proposal will include general building block layout, heights and street widths. In order to meet with application requirements and establish ‘design parameters’ for subsequent Reserved Matters applications some detailed information has been included.

The Outline planning application is supported by an Environmental Statement, which examines the potential significant environmental effects of the proposal, and outlines the initiatives undertaken to ‘design-out’, or satisfactorily mitigate avoidable adverse effects.

The application is accompanied by other supporting information including:

• Parameter Plans and Illustrative Drawings • Design and Access Statement • Retail Assessment • Consultation Statement • Traffic Assessment • Sustainability Statement • Energy Statement

Building Block Design Principles

To be read in conjunction with Building Block Layout TP08 Revision D (see Appendix 3)

• Building Block A

It is not proposed to undertake any alterations to existing Building Block A, which comprises Au Naturale Interiors, Farmfoods Frozen Food and Dreams Bed Superstore Furniture. However, changes are proposed to the servicing area at the rear of the building, which result from the closure of Everest Lane and the associated construction of Building Block B.

• Building Block B

Building Block B will comprise a mix of retail, residential and car parking, along with associated servicing. The residential and retail components have been placed around the edge of the building block to enclose the multi-storey car park facility, and will disguise the car parking from view. Accordingly, it would appear as a residential building on the Elizabeth Street and Alexandra Road frontages, with a mixed-use retail and residential frontage onto New Post Office Square.

• Building Block K

Building Block K, the anchor store for Evolution Corby is situated in the most prominent location on the Site, with frontages to Westcott Way and Elizabeth Street and being located at the end of the new pedestrian street that will be the key east/west route linking Willow Place to Evolution Corby. The change in levels across the site will vary the buildings form and scale when viewed from different angles, appearing as a two to three-storey building from the public “shopping street” and increasing in height as it moves to the southeast where it will present a four to five-storey elevation onto the junction.

• Building Block L

Building Block L will present up to a five-storey frontage to Elizabeth Street and the new main pedestrian street. It will be characterised by a mix of uses, with retail on the ground floor and residential above fronting Elizabeth Street, and two levels of retail with residential above on the central street. The retail frontages on all four sides of the building will facilitate active frontages to the public realm, particularly along the buildings southwest façade to the central street, which will form part of Evolution Corby’s retail heart.


• Building Block M

Building Block M sits directly opposite Building Block L with frontages onto the new main pedestrian street and backing onto the residential mews street. The building will be up to four-storeys in height and will be characterised by prime retail shop fronts at ground and first floors on the central street, with residential on the upper floors overlooking the public realm.

• Building Block N

Building Block N is a wedge shaped building that sits between Building Blocks K and L, and has frontages to Elizabeth Street and the easternmost north / south pedestrian route that connects Elizabeth Street and Westcott Way. The block will include retail and residential entrances at ground level with residential above. The building will be up to four-storeys in height.

• Building Block P

Building Block P is positioned in the heart of the proposed retail core and will have both primary and secondary frontages, and form a natural extension to Willow Place. The block will comprise a mix of uses, with retail at ground and first floors along the new pedestrian street frontage, a community/leisure space (D1 and/or D2 use) is currently shown along the secondary frontage and a public core at the junction, which will provide the principal form of access between the car park and street level of the south east site.

• Building Block Q

Building Block Q is the triangular building located between Chisholm House and Building Block L. The block will be smaller in scale than the adjacent buildings and will comprise retail uses over two floors. This block is intended to be demountable to facilitate the implementation of future phases of the redevelopment of the town centre.

• Building Blocks R1 and R3

Building Blocks R1 and R3 comprise two separate residential blocks, partially fronting onto Westcott Way and also the internal residential mews street.

• Building Blocks R2, R4, R5 and R6 Building Blocks R2, R4, R5 and R6 comprise four separate residential buildings, fronting both Westcott Way and the internal residential mews street.

• Building Block W

Building Block W forms part of Willow Place (Phase I) and comprises a number of retail outlets including Burton menswear and Dorothy Perkins ladies wear. This has been included in the application because some adjustments to ground and basement level slabs will be necessary.

SITE HISTORY Below are major applications that have been determined in the town centre which are most relevant to the current proposal.

CO/98/C192 – Demolition and erection of covered shopping centre – Application Permitted 24th August 1998

04/00505/REM – Redevelopment to existing shopping centre, including demolition, new building works, extension and alterations – Application Permitted 29th April 2005

07/00140/DPA – Amendment to previously approved retail scheme 04/00505/REM incorporating changes to unit – Application Permitted 8th June 2007

POLICIES National Planning Policy Planning Policy Statement 1: Delivering Sustainable Development (2005) Planning Policy Statement 3: Housing (2006)


Planning Policy Statement 6: Planning for Town Centres (2005) Planning Policy Statement 10: Planning for Sustainable Waste Management Planning Policy Guidance 13: Transport (2001) Planning Policy Guidance 16: Planning and Archaeology (1991) Planning Policy Statement 22: Renewable Energy (2005) Planning Policy Statement 23: Planning and Pollution Control (2004) Planning Policy Guidance 24: Planning and Noise (2004)

Planning Policy Statement 25: Development and Flood Risk (2006)

Regional Planning Policy Regional Spatial Strategy for the East Midlands – RSS8 (2005)

POLICIES National Planning Policy Planning Policy Statement 1: Delivering Sustainable Development (2005) Planning Policy Statement 3: Housing (2006) Planning Policy Statement 6: Planning for Town Centres (2005) Planning Policy Statement 10: Planning for Sustainable Waste Management Planning Policy Guidance 13: Transport (2001) Planning Policy Guidance 16: Planning and Archaeology (1991) Planning Policy Statement 22: Renewable Energy (2005) Planning Policy Statement 23: Planning and Pollution Control (2004) Planning Policy Guidance 24: Planning and Noise (2004) Planning Policy Statement 25: Development and Flood Risk (2006)

Regional Planning Policy Regional Spatial Strategy for the East Midlands – RSS8 (2005)

Policies 5, 18, 21, 23

Milton Keynes and South Midlands Sub-Regional Strategy (2005)

Policies 1, 4

Local Development Plan North Northamptonshire Core Spatial Strategy

Policies 1, 3, 6, 7, 8, 9, 10, 12, 13, 14, 15

Northamptonshire County Structure Plan

‘Saved’ Policies GS5, GS6, SDA1, T3, T9, T10

Corby Borough Local Plan ‘Saved’ Policies P8(R), P5(L) Corby Town Centre Area Action Plan, Preferred Options (May 2006)

Members will be aware on 18th June 2008 the decision was made not to pursue the Area Action Plan for the town centre. The regeneration of the town centre will now be pursued through the Site Specific Allocations Development Plan Document.

The reasoning behind this approach is that events have overtaken the original purpose of the Area Action Plan with considerable development in the town centre and submission of this current application. The impact of which has reduced the need and scope of an Area Action Plan for the town centre.


Members chose to delete the Area Action Plan from the Local Development Framework timetable and instead incorporate outstanding matters into the Site Specific Allocations Development Plan Document.

However it is considered that at this present time the extensive work gone into the production of this May 2006 document which has been subject to public consultation is a significant material consideration in respect of the Evolution Corby scheme.

CONSULTATION A wide range of consultation was undertaken which can be found in Appendix 4.

ADVERTISEMENT/REPRESENTATIONS 1. Site Notice –

• 12 site notices posted on lamp posts in and around the town centre on 28th April 2008

2. Public Notice (ET) –

• 29th April 2008

3. Neighbour Notifications –

• Extensive notification exercise was carried out with those properties surrounding the site. These include properties on Cottingham Road, Richmond Road, Argyll Street, Lorne Court, Elizabeth Street, Stuart Road, Cromarty Court, Constable Road and Oakley Road.

4. Public Meeting –

• The meeting was held in the Council Chamber on 2nd July 2008 and was attended by the developers, local authority, business operators and members of the public.

5. Summary of Representations (28 objections) -

• Concerns regarding noise and vibrations from demolition, construction and operation • Concerns regarding traffic generation (and the increased safety risk to pedestrians) • Concerns regarding HGV traffic generation • Concerns regarding hazardous material by way of pollution generated from demolition and

construction increasing localised emissions and dangerous building substances made airborne

• Concerns regarding the loss to visual amenity (beyond loss of view) • Concerns regarding odours • Concerns regarding the road access • Concerns regarding the layout and density of buildings • Concerns regarding the loss of light (loss of light act 1959) • Concerns regarding overlooking (loss of privacy) • Concerns regarding the lack of nature conservation • Concerns regarding the loss of trees • Concerns regarding the loss of property value (especially regarding 123, 125 and 127

Elizabeth street) • Concerns regarding a breach of human rights (Human Rights Act 1998 Article 8) • Concerns regarding the conflict with local plan (specifically incorrect use of town centre

land) • Concerns regarding a breach of human rights (Human Rights Act 1998 Article 6) • Concerns regarding the over dominating building height oppressing residential areas • Concerns regarding intrusion into the skyline of Corby (breaching policy for development

that preserves and protects the existing character) • Concerns that residential components will fail to attract the desired demographic • Concerns over parking provision for residential development


• Concerns that vehicle access is contrary to the EDAW masterplan with unacceptable affects on adjacent residents

• Concerns that demolition of housing will damage the intention to increase the level of high quality housing.

• Disagreement that fragmented town centre edges would reduce or eliminate the domination of developments, rather than the hard urban edge proposed by developers.

• Removal of existing trees (especially at Westcott Way/Oakley Road roundabout) with ornamental varieties considered a neglect of the natural existing environment.

• Concerns that undesignated walkways through boundary hedges etc. into the town centre will be increasingly used at a detriment to the residential amenity

• Prominence of development would impact on the privacy of neighbouring residential areas • Suggestion that the development should not exceed the height of existing buildings • The location for deliveries on Alexandra Road seen as inappropriate and should be

relocated • Concerns over lorry deliveries out of working hours • Concerns that residential development in the north east area would “spoil a nice quiet area”

There was also a petition of approximately 1900 signatures which raise the following concerns:

• Proposal should facilitate the ability of small independent shops/businesses to co-exist with high street businesses as part of the development.

8 objections to the demolition of buildings on Everest Lane/New Post Office Square and 1 objection from 1 Anne Street were received from third party businesses which raise the following concerns:

• The proposal will lead to “the death knell for [their] business[es]”. This is based on a “lack of provision for smaller shop units with sustainable rents/rates”.

• Disappointment that no facility will be provided in the new development for Central Auto Point and the costs associated with moving and fitting out new premises. As a result of the proposal relocation/compensation should be considered through Section 106 Agreement.

REPORT POLICY CONSIDERATIONS Sustainable mixed-use development, particularly through the regeneration of brownfield land in city centres, is a key national, regional and local objective. Below are the key policies in relation to the proposal:

National Planning Policy

Planning Policy Statement 1 (PPS1) and Planning Policy Statement 6 (PPS6) both support and reinforce the need to create sustainable communities, and the importance of concentrating development in locations which are accessible by a range of means of transport, walking and cycling.

PPS6 which relates to planning for town centres and therefore is of significant importance to this application. The statement sets out the Governments aims for promoting and managing growth in town centres and states that Local Planning Authorities should actively plan for growth for town centre uses and adopt a positive approach to planning for the future of centres. PPS6 states that the Governments key objective for town centres is to promote vitality and viability by:

• Planning for the growth and development of existing centres; and • Promoting and enhancing existing centres, by focusing development in such centres and

encouraging a wide range of services in a good environment, accessible to all. The key Government objectives outlined in PPS6 that need to be taken into account are:

• Enhancing consumer choice by making provision for a range of shopping, leisure and local services, which allow genuine choice to meet the needs of the entire community, and particularly socially-excluded groups;


• Supporting efficient, competitive and innovative retail, leisure and tourism and other sectors, with improving productivity; and

• Improving accessibility, ensuring that existing or new development is, or will be, accessible and well served by a choice of means of transport.

The wider policy objectives of the Government in PPS6 are as follows:

• To promote social inclusion, ensuring that communities have access to a range of main town centre uses, and that deficiencies in provision in areas with poor access to facilities are remedied;

• To encourage investment to regenerate deprived areas, creating additional employment opportunities and an improved physical environment;

• To promote economic growth of regional, sub-regional and local economies; • To deliver more sustainable patterns of development, ensuring that locations are fully

exploited through high density, mixed-use development and promoting sustainable transport choices, including reducing the need to travel and providing alternatives to car uses; and

• To promote high quality and inclusive design , improve the quality of public realm and open spaces, protect and enhance the architectural and historic heritage of centres, provide a sense of place and focus for the community and for civic activity and ensure that town centres provide an attractive, accessible and safe environment for business, shoppers and residents.

PPS3 emphasises the need to make better use of previously developed land, to maximise access to public transport, community facilities and open space, and to create developments that enhance, distinctive character.

PPG13 places an emphasis on ensuring that jobs, shopping, leisure and services are highly accessible by public transport, walking and cycling. The guidance emphasises that new development should help to create places that connect with each other sustainably and provide the right conditions to encourage walking, cycling and the use of public transport.

Regional Planning Policy

RSS8 sets out the overall vision for the region and states that there is scope for widespread regeneration in Corby, including the redevelopment of the town centre. It also sets the redevelopment and renewal of Corby town centre as a priority for Northamptonshire.

Local Development Framework

The North Northamptonshire Core Spatial Strategy has been adopted during the course of this application in June 2008. The proposed scheme plays an important role in facilitating the regeneration of Corby, a fundamental component of the adopted Core Spatial Strategy reflected in the following Vision and Objectives:

• Create a sustainable urban-focused development framework based on maintaining distinctive and separate settlements and on optimising the use of the existing structure of a north-south urban core with a spine of rural service centres in the east. Ensure the scale and location of growth is shaped by the role and character of settlements in this network, supporting greater self-sufficiency for the area as a whole.

• Ensure that services and facilities, including cultural provision, are located in town centres and other areas of focus in North Northamptonshire, and that opportunities to maximise and enhance the provision of leisure, retail and cultural facilities are taken, making these places more self-sufficient and real hearts for their communities.

• Ensure the regeneration of Corby and the other areas of North Northamptonshire that need it, through maximising the use of brownfield land for new development, providing the necessary supporting infrastructure and inspiring community confidence in the need for positive change. To build on the distinctive features and assets of each settlement to support and facilitate this, including the promotion of art in the public realm.


Policies within the Core Spatial Strategy state:

• The emphasis will be on regeneration of the town centres, through environmental improvements and new mixed use developments, incorporating cultural activities and tourism facilities, in order to provide jobs and services, deliver economic prosperity and support self sufficiency.

• Priority will be given to the reuse of suitable previously developed land and buildings within the urban areas, followed by other suitable land in urban areas.

• Corby will be strengthened and regenerated as the focus of sustainable communities in North Northamptonshire. For the period 2004 to 2021 development plan documents will make provision, in addition to existing commitments, for a minimum net increase in comparison shopping floor space of 15,500 square metres.

As expressed before although a separate Area Action Plan for the town centre is no longer being pursued, the principles have been subject to extensive public consultation and the outstanding matters will be addressed within the emerging Site Specific Allocations Development Plan Document. The proposals are in line with the general principles which support regeneration of the town centre.

There are still a number of policies which are ‘Saved’ in the adopted Corby Borough Local Plan that are relevant to this planning submission. This proposes that large scale shops should be directed to the town centre. Policies also support the need to maintain and promote residential uses within the town centre.

The Local Planning Authority is of the opinion that the proposed development conforms to relevant national, regional and local level planning policy. The proposed use of the land for the proposed development is a key element to the adopted Core Spatial Strategy.

ENVIRONMENTAL IMPACT In accordance with the Environmental Impact Assessment Regulations the application falls within Category 10b (Urban Development Projects) of more than 0.5 hectares of Schedule 2. Consequently an Environmental Impact Assessment (EIA) has been undertaken, the results of which are presented in the Environmental Statement.

The Environmental Statement considers the likely environmental effects of the development during construction and once completed and proposes ways to prevent, reduce and where possible offset any significant adverse impact on the environment, known as mitigation measures.

A review of the Environmental Statement was carried out by Atkins on behalf of the Council. It has been advised that the Environmental Statement complies with Schedule 4 Part II of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999.

The Environmental Statement is an extensive supporting document covering many topics. It is the Local Planning Authorities view that the ES adequately assesses the likely significant environmental effects of the proposal. Chapters in the Environmental Statement are reviewed below.

Environmental Impact Assessment Methodology

This chapter sets out the methodology for undertaking the EIA. In particular, it details how environmental issues were identified and sets out the method of assessing the significance of resulting effects. Technical chapters are subject to a generic structure, encompassing: introduction; planning policy context; assessment methodology and significance criteria; baseline conditions; assessment of potential impacts; mitigation measures; residual impact assessment and conclusions; evaluation of significance; and cumulative impacts. The ‘residual impact and conclusions’ section identifies the remaining impacts of the scheme, assuming that available mitigation measures have been implemented.

Having had the Environmental Statement reviewed by Atkins it is the Local Planning Authorities opinion that the methodology as illustrated above is in line with current practice. It is therefore considered that this is acceptable.


Alternatives and Design Evolution

This chapter describes the considerations and constraints influencing the layout, massing and design of the proposals, and outlines and illustrates the evolution leading to the current scheme proposal. It also addresses the main alternatives to the development that have been considered and sets out the principal reasons for proceeding with the current Outline planning application.

The Local Planning Authority has been involved from the start of the design process of Evolution Corby. All together there are three main developments in terms of its design evolution as shown below:

• The first stage involved the applicants iterating the EDAW Masterplan (2006) for the town centre which was subsequently submitted to the Council in early 2007.

• The second stage involved further detailed design development which was further submitted to the Council and CABE in mid 2007. At this stage CABE raised a number of concerns about the proposal which led to the final stage, submission of the final scheme.

• The final stage involved comprehensive design development which has evolved into the current planning application. This was submitted to the Council and CABE in late 2007 and was subject to public consultation late 2007/early 2008.

The application has now gone through CABE review panel since the submission of this application and the outcome has been very positive. It is the opinion of the Local Planning Authority that the proposal has satisfactorily gone through an iterative process as it has evolved and has culminated in a scheme which is acceptable in design terms. Further consideration of the design of the proposed development is considered under the Design Implications section below.

The Site and Description of the Proposal

This chapter describes the site and context of the proposed development, and defines the principal components of the development which form the basis of the Environmental Impact Assessment (EIA). It refers to the planning applications Parameter Plans, which includes drawings setting out the detailed design of vehicular access. The Parameter Plans refer to building block layout, building block heights, land use, and public realm with means of access and circulation.

Following the review of the Environmental Statement by Atkins the Local Planning Authority are of the opinion that the description of the development is consistent throughout, and is generally considered to be of sufficient detail to identify and assess the potential significant adverse effects which may result from the proposed Outline development.

Development Programme, Demolition and Construction

This chapter describes the anticipated approach for the development of Evolution Corby, identifying the programme of demolition and construction works and the key activities that will be undertaken on site. It identifies the likely potentially significant short/medium-term local environmental effects associated with the activities and outlines the proposals for their mitigation.

The site clearance and construction works are estimated to last 33 months. The development is to be phased to minimise disruption to daily operations in the town centre, existing residents and business owners and the surrounding area.

The hours of work for construction have been included as have indicative details of the plant required in the demolition and construction phases.

Indicative volumes of construction material are provided. While there is no indication how much demolition waste, and how much of this will be retained on site for re-use, the number of lorry movements associated with the demolition phase is provided.

It is therefore the opinion of the Local Planning Authority that the issues in relation to development programme, demolition and construction have been adequately dealt with in the Environmental Statement. It is considered that suitable conditions can be imposed to the consent to ensure that the proposed works on site are appropriately handled.


Land Use and Planning Policy Context

This chapter considers the extent to which the proposed development has responded to relevant national, regional, strategic and local planning and guidance, particularly in relation to the following issues:

• The appropriateness of the proposed uses in the context of allocated land uses; • Potential effects on adjacent sensitive land uses; • Sustainability, including re-use of previously developed land; • The environment (also within Ecology and Nature Conservation, Air Quality, Noise etc

chapters); and • Transport and accessibility (also within the Socio-Economic chapter).

This section of the Environmental Statement provides sufficient detail and covers what appear to be all the relevant land use and planning policy and guidance. It is therefore the opinion of the Local Planning Authority that the EIA and planning application as a whole responds to relevant national, regional, strategic and local planning and to the points above.

Socio-Economic

This chapter assesses the social and economic effects of the proposed development on the surrounding area having regard to the prevailing social and economic conditions presently existing on-site, and within Corby and its regional context of North Northamptonshire. It assesses the direct, indirect and wider socio-economic effects resulting from the proposed development and any mitigation measures required to prevent, reduce, or offset any adverse effects. The resulting residual effects are also discussed.

The number of jobs that can potentially be created as a result of the proposal is substantial during and after construction. The range of jobs available, and the skills required and learning opportunities, will be advantageous. The town centre location will provide good accessibility through a variety of transport modes, which will be improved by the scheme and further enhance local employment opportunities.

The relocation of existing viable businesses is also important as the jobs and skills should not be lost from Corby. The applicants addressed these concerns in a public meeting and ensured those with a business within the application site that would be affected by demolition will be offered relocation. However there is no guarantee that all the businesses affected will be relocated. The Local Planning Authority consider this is an acceptable way forward and believe that the benefits of regenerating the site, in terms of job creation alone, offer a clear advantage over the current economic contribution made from the site as it stands.

The level of and type of residential units in the town centre, including affordable housing will have a significant beneficial impact on the town centre and will help secure objectives set out in national, regional and local policies.

The proposed impact on healthcare and education provision is considered to be insignificant. However Section 106 Agreement is being secured towards secondary and sixth form education as well as contributions towards open space/play space provision. It is therefore considered that the proposal is unlikely to lead to any significant adverse impact in regards to the socio-economic conditions of Corby in fact is likely to improve these significantly.

Noise and Vibration

This chapter describes the assessment of the noise and vibration impacts associated with the proposed development. The assessment gives consideration to the impacts of the development on sensitive premises in the surrounding area during the demolition, construction and operational phases of the development, as well as the suitability of the site for the proposed residential aspects of the mixed-use proposal.

Having had regard to the technical data submitted with the application it is the opinion of the Local Planning Authority that there will not be any significant adverse impact from noise and vibration. This is especially in regards to residential properties surrounding the site (dwellings


facing Elizabeth Street; dwellings backing onto Westcott Way and Alexandra Road; the Brooke House apartments on Corporation Street; and apartments in Chandos House). The impact on all properties except Chandos House will be negligible. It is considered with the appropriate mitigation that the impact can be reduced such as the erection of a temporary acoustic barrier at the site boundary near sensitive receptors.

Following completion of development the proposal is likely to result in increased levels of traffic generation. Further to this is the variety of uses proposed on the site and the impact these are likely to have on the adjacent residential dwellings. It is the opinion of the Local Planning Authority following review of the technical data submitted that the adverse impact likely to be generated on completion of the development are not significant to refuse planning permission and are within the levels which would be expected in the town centre.

Air Quality

This chapter assesses the impact of the proposed development on local air quality. In particular, it considers the potential air quality impacts of the proposed development during the construction and operational stages. For both stages the type, source and significance of potential impacts are identified and the measures that should be employed to minimise these impacts are described.

Following review of the technical data submitted with the application the conclusion is that although there will be small deterioration in the air quality this would still be within the statutory requirements set out in the Air Quality Regulations. The Local Planning Authority are therefore of the opinion that there would be no long term significant adverse impact on the site and the surroundings in terms of air quality. Any potential detriment during construction can be minimised as part of the management regime to be agreed and exercised during that period.

Water Resources

This chapter assesses the impact of the proposed development on water resources. In particular, consideration is given to effects that may arise during construction and operation in terms of surface water drainage and localised flood risk, surface water quality, water supply and surface water/foul water sewerage capacity.

Having had regard to the submitted technical details on water resources the Local Planning Authority are of the opinion that these will be acceptable. Anglian Water have commented on the application and have no objection to the proposal. The Environment Agency has also commented on the application and raised concerns in regards to flood risk early on in the submission. The applicant has since provided further information to which the Environment Agency consider acceptable subject to a condition requiring a surface water drainage strategy for the whole application site. It is considered that subject to conditions being imposed on the consent that the proposal is unlikely to result in a significant adverse impact on water resources.

Ground Conditions and Contamination

This chapter considers the potential impacts of the proposed development on the soils and geology of the site and identifies existing contamination that may affect sensitive end-users during the construction phase or once the development has been completed.

The Councils Environmental Health department has raised concerns about a former petrol station within the application site. They have requested that a land contamination survey is carried out. These issues have been considered in the Environmental Statement and the Local Planning Authority is of the opinion that this is acceptable. A condition is proposed for a detailed scheme to deal with contamination to be submitted prior to the commencement of development.

Built Heritage, Townscape and Visual Impact

This chapter assesses the significance of the effects of the proposed development on the appearance and character of the townscape and the impacts to built heritage. The townscape character baseline identifies the characteristics, features and elements which make a particular landscape unique and takes into consideration views from within the area of potential visual impact. The visual baseline identifies existing views to, across or from the development site and identifies the viewers (these are the “visual receptors” such as residents or users of public rights of way) who might be affected by the proposed development.


Having had regard to the information submitted in the Environmental Statement the Local Planning Authority are of the opinion that the residual effects of proposed development are likely to be beneficial. It is therefore considered that the submitted details are acceptable. Further consideration of the design of the proposed development is considered under the Design Implications section below.

Archaeology

This chapter assesses the likely date of any potential archaeological remains within the site, assesses the archaeological importance of the remains, provides an indication of their state of preservation, and includes an assessment of the predicted impacts that might occur from the proposed development. The chapter also provides indications of appropriate mitigation that will be required. The site is considered to be a low potential for significant archaeological remains as the result of Corby’s historic development. However mitigation through a targeted archaeological watching brief, with contingency for salvage excavation, should significant archaeological remains be revealed is considered to be appropriate. It is therefore the opinion of the Local Planning Authority that issues in regards to archaeology has been adequately considered and is acceptable.

Ecology and Nature Conservation

This chapter assesses the impact of the proposed development on ecology and nature conservation within the site and surrounding area. The aim of this chapter is to provide a description of the existing habitat types; determine the location of ecologically valuable areas, if any; and identify the presence of any protected species. This information will allow assessment of the ecological impact of the proposed development and help to identify any ecological constraints and/or mitigation measures required. It will also be used to identify any practical ecological enhancement measures that may be available. The study incorporates previous survey information, where available and applicable, and details compliance with policy at the national, regional and local levels.

The Wildlife Trust and Natural England have not raised any objection to the proposed development. However Atkins who has advised the Council on the Environmental Statement have raised concern in regards to the possibility of protected species at 150 – 156 Elizabeth Street. The applicants have carried out further work in this area and conclude that although the presence of bats was not found, as a precaution a condition can be imposed to the consent for further assessment and works to be carried out during the process of construction. Given it is unlikely that any protected species are present following further investigation and no objections from Wildlife Trust and Natural England it is considered in this case an acceptable way forward. Having had regard to the technical data and conclusions of the Environmental Statement the Local Planning Authority are of the opinion that the proposal is unlikely to lead to any significant adverse impact on the ecology of the area as a result of the proposal.

There will be substantial tree planting as a result of the application and also the inclusion of green roofs. It is considered that any loss of trees as a result of the development does not outweigh the ecological benefits as a result of the development.

Daylight, Sunlight and Overshadowing

This chapter assesses the impact of the proposed development on its surroundings with regards to daylight and sunlight availability to habitable rooms and overshadowing of open spaces. The Building Research Establishments (BRE) ‘Site Layout Planning for Daylight and Sunlight, A Guide to Good Practice’ (BRE, 1995), also known as the BRE Guide, was used to establish the extent to which the proposed development meets current best practice guidelines. In cases where light to key windows may be affected, the study has compared the development results against the BRE criteria. The study assesses the potential impact of the proposed development by comparing two different conditions. In Scenario 1, the Site is assessed as it stands currently i.e. baseline. Scenario 2 assesses the potential impact of the proposed development on the surrounding buildings.


Concerns have been raised of these impacts on residential properties surrounding the site given the relationship of buildings proposed. These impacts have been considered within the Environmental Statement and given the scale of the development there is likely to be an adverse impact on the ground floor windows of the United Reformed Church. Other than this the Environmental Statement does not raise the likelihood of any significant adverse impact in regards daylight, sunlight and overshadowing. The Local Planning Authority is of the opinion that the Environmental Statement considers the impact of the proposed development in respect to daylight, sunlight and overshadowing. As a result there are no reported significant adverse residual impacts associated with the development after completion of development and therefore are considered to be acceptable.

Wind

This Chapter summarises the results of the wind environment assessment at pedestrian level within and around the proposed Development in Corby town centre.

Having had regard to the technical data and conclusions reached in the Environmental Statement the Local Planning Authority is satisfied that appropriate mitigation can be explored to slow down airflow from the western and southern boundaries of the site where wind speeds measured are the highest. These issues can be further explored at the detailed design stage. There are no significant adverse residual impacts associated with the development as a result of wind after completion.

Telecommunications

This chapter assesses the likely impact of the proposed development on telecommunications reception of existing and future residents in the vicinity of the site. The chapter identifies current levels of reception for various types of telecommunication including TV, radio and satellite reception and assesses how the completed development will affect these. Where appropriate, measures to prevent, minimise or control those impacts are presented and residual impacts following the adoption of those measures are assessed.

Having had regard to the technical data and conclusions reached in the Environmental Statement the Local Planning Authority are of the opinion that telecommunications will not be significantly adversely effected as a result of the proposal and is therefore acceptable.

Lighting

This chapter assesses the potential impact of lighting from the proposed development. This assessment includes relevant information on legislation as well as a description of the baseline lighting conditions within the red line planning application boundary of the site and the surrounding area. The chapter also includes an evaluation of the existing lighting sources within areas of Corby town centre in relation to light spill, glare and sky glow.

Having had regard to the technical details and conclusions in the Environmental Statement the Local Planning Authority is of the opinion that lighting as a result of the proposed development is unlikely to result in a significant adverse impact.

Residual Impact

The residual effects of the proposed development have been assessed following implementation of the proposed mitigation measures and are outlined in the table in Appendix 5 which is taken from the Environmental Statement. These take into consideration the residual effects of the development during the construction period and the operational period (completed development).

The adverse effects highlighted in the table (Appendix 5) will mainly be expected as a result of the demolition and construction processes of the proposed development. The construction period is 33 months and therefore most of these will be limited to this time period, although many of these adverse effects will be limited to only short periods during this time i.e. it is not expected that demolition of building will take this long.


It is concluded in the Environmental Statement that majority of assessments for the completed development anticipate negligible or permanent beneficial effects ranging from minor beneficial to substantial beneficial. Where adverse effects have been identified for the completed development, further detailed design will aim to improve these situations during the Reserved Matters applications.

RETAIL IMPACT The Retail Impact Assessment was submitted as part of the planning application and covers the following areas:

• Site Description and Proposed Development - outlines the site description and surrounding context.

• Retail Planning Policy Context - a review of the prevailing national, regional and local retail planning policy in relation to the retail elements of the Evolution Corby proposals.

• Vitality and Viability Assessment of Corby Town Centre - a ‘Health Check’ assessment of Corby town centre based on the criteria set out in paragraph 4.4 of Planning Policy Statement 6 (PPS6) which sets the context for the analysis of need and impact.

• Outline of the Vitality and Viability of Kettering and Wellingborough Town Centres - a ‘Health Check’ assessment of these centres based on the criteria set out in paragraph 4.4 of PPS6 (where information is available) which sets the context for the analysis of need and impact.

• Quantitative Need for New Retail Development - quantitative analysis of retail need (or floorspace capacity) for both convenience and comparison goods in Corby town centre and out-of centre stores within the vicinity of Corby.

• Qualitative Need for Evolution Corby Phase II - this section examines the qualitative need for the retail floorspace proposed and examines Corby’s current retail offer compared with other centres nearby.

• Sequential Site Appraisal - assessment of the retail elements of the proposals in terms of the sequential approach as set out in PPS6.

• Assessment of Impact - an assessment of the potential impact of the retail uses proposed in accordance with paragraph 3.22 of PPS6.

A review of the Retail Impact Assessment was carried out by Roger Tym and Partners on behalf of the Joint Planning Unit. The review concludes that in accordance with Policy 12 of the Core Spatial Strategy:

• The application scheme will provide a quantum of floorspace smaller than that assessed by Roger Tym and Partners in its 2006 study. The forecast turnover will also be lower. The current proposal is acceptable also in terms of the ‘development control’ tests for retail development planning applications, as set out in chapter 3 of PPS6;

• That the application scheme is acceptable in trade impact terms; and • Overall, the Evolution Corby proposals provide an important opportunity to secure major

regeneration within Corby town centre; consistent with the aims of regional policy; and that the scheme complies with the requirements of national policy for retail developments.

The Local Planning Authority considers following the review of the Retail Impact Assessment that proposal is in line with current policies nationally, regionally and locally. It is the opinion of the Local Planning Authority that the retail impact as a result of the submitted application is acceptable.

TRANSPORT IMPACT A Transport Impact Assessment was submitted with the application and covers the following topics:

• review of local and national policy; • existing transport conditions in the vicinity of the development site; • transport aspects of the proposed development, such as access strategy and car parking; • traffic generation of the proposed development;


• traffic impact of the development proposals on key junctions on the immediate highway network, as well as the strategic impact of the scheme;

• car and cycle parking standards, the proposed parking provision for the development, as well as the servicing arrangements for the site; and

• construction traffic; Parking

The proposal will result in a maximum net increase of 1050 car parking spaces. The Highway Authority has reviewed this and consider this to be in line with the County Council standards but are concerned that with this volume of car parking the proposal should be looking to encourage a modal shift to other means of transport. The Highway Authority therefore consider that the applicants should contribute to a town centre parking strategy, looking at opportunities of reducing the overall parking levels proposed which can be covered by way of a Section 106 Agreement.

Access Arrangements

The application proposes a number of additional access points as well as improvements to the highway. The Highway Authority have reviewed these and have considered each access point which are referred to below:

• Westcott Way: In view of the comparative assessment, the Highway Authority would not object to the principle of the proposed signalised junction along Westcott Way. The Authority does however reserve the right to modify/amend the design should the further detailed assessments require it. There is sufficient land within the highway and the applicants control to adequately deal with any amendments should they be required.

• Elizabeth Street: The Highway Authority does not have any objection in principle to the proposed access arrangements but would be concerned at the internal operation of the car park during peak periods and the possible queuing back of traffic onto Elizabeth Street. This may also require an amendment to the proposed access arrangements such that a separate left turn lane is provided to allow for any possible queuing and obstruction to free flow traffic along Elizabeth Street.

• Alexandra Road: A second access to the northern development multi storey car park is proposed along Alexandra Road, in the form of a ghost island right turn lane. Although there is no objection in principle to the access arrangements, there is a concern over the sharing of this with the service access. Amended plans will be required as part of any reserved matters submission clearly separating the right turn lane provision for the car park with that of the service area.

Road Closure/Extinguishment of Highway Rights

As a result of the proposed development, both Everest Lane and Anne Street will be stopped up and highway rights extinguished. The Highway Authority has no objection in principle to this provided the necessary process is followed.

Servicing Arrangements

The development proposes a number of service areas. Within the southern development area, this is to be served via the proposed signalised junction along Westcott Way and will be a one way service road which exits onto Elizabeth Street. The Highway Authority consider subject to the reserved matters submission and sufficient turning etc, this is likely to operate well. The egress onto Elizabeth Road will however be subject to further detailed design and will require adequate visibility in accordance with the appropriate standards. To the northern development area, the servicing is accessed via Alexandra Road, and as stated previously the access arrangements will need to be reviewed. The servicing area does however appear adequate although turning tracks etc for HGV’s will need to be considered as part of any reserved matters application. Concerns raised in regards to lorry delivery times during construction and operation can be adequately covered by planning condition.


Public Transport and Taxi

It is acknowledged within the Transport Assessment that Corby benefits from a good level of public transport and high mode share towards taxi’s. The Highway Authority considers the town does however rely on George Street as being the transport hub which can become congested at times. There is also a lack of high quality bus waiting facilities throughout the town, which should be improved as part of the development. It is therefore recommended that the applicant be required to undertake a town centre review of public transport/taxi provision, on road waiting facilities, and bus stop facilities.

Pedestrian and Cycleway Improvements

The Transport Assessment identifies some opportunity to improve accessibility by non motorised modes. The Highway Authority would recommend that as part of a Section 106 Agreement a substantial contribution/works are committed by the applicant to improve these facilities wider than just in the immediate vicinity of the site.

Cycle Parking

Substantial cycle parking is proposed within the development which is to be welcomed. The detail and location of this can be agreed at the reserved matters stage.

Travel Plan

A draft Travel Plan has been prepared and will be included within the Section 106 Agreement that will include targets and measures required. The Travel Plan will take the form a Travel Plan Framework and will evolve as part of the reserved matters application. It will include targets and incentives to achieve high levels of mode shift away from the private car.

Construction Traffic

The Transport Assessment takes account of construction traffic. The Highway Authority acknowledges this is an Outline application and therefore it is difficult to accurately assess traffic volumes. The routing and control of construction traffic and site operatives is something that can be adequately covered by planning condition.

Conclusion

Whilst the Highway Authority does not fully concur with all of the findings of the Transport Assessment they and the Local Planning Authority consider the Outline application can be approved subject to Section 106 Agreement (highlighted in the Developer Obligations section below) and relevant conditions.

DESIGN IMPLICATIONS The design of the proposed development has evolved over time as a result of pre-application meetings and consultations with relevant parties including Commission for Architecture and the Built Environment (CABE).

Much of the site as it stands is of low architectural quality which was built between the 1950s and early 1970s. The current town centre provides little in the way of built heritage and therefore loss of the buildings through demolition is not considered to be so significant to refuse planning permission. The proposal will provide a significant step change in improvements to urban design which has been positively supported by CABE as the Governments advisors on architecture, urban design and public space. The townscape of the centre will be changed significantly creating a contemporary mixed-use development resulting in a significant improvement to immediate locality as well as the adjacent areas.

One third of the current town centre will be developed as part of this application which will provide new streets and spaces, active ground floor frontages, residential use, new crossings, new bus stops a better pedestrianised environment which will provide a significant improvement to what currently exists.

The town centre is constrained by the existing road network and existing buildings surrounding the site to the south, east and north. The proposal therefore needs to make efficient use of land and as a result will lead to buildings that are currently at a small scale to those that will be


significantly taller. The parameter plans that accompany the application submission provide indicative details of the height, bulk and scale of the development.

A document outlining the indicative height, bulk and scale of the development has been submitted with the application. The photomontages provided in this document show the maximum heights of the development as well as the indicative heights. The following conclusions are reached taking into consideration the maximum heights of the proposal.

The residential development on the south east site along Westcott Way will typically be around 24.5 metres in height above ground level. Behind the residential use are the retail and leisure uses which link through to the Willow Place scheme. This element of the scheme could be as high as 33.5 metres near the Oakley Road roundabout and will drop to around 21.5 metres above street level along Elizabeth Street. The building height will be significantly different to what currently exists on Westcott Way when viewed from properties situated to the south of the site except Crown House which clearly represents the tallest building this side of the town centre. However along this side at present the views are of Crown House, the multi storey car park and part of the Willow Place scheme. It is considered that the replacement of this by flatted development along this edge and retail towards the Oakley Road roundabout will create a significant improvement in regards to outlook and visual amenities of the street scene. The anchor store on the corner will provide a strong gateway feature when entering the town from this direction which is considered an acceptable approach in terms of design. The Elizabeth Street frontage will mainly comprise of residential use with retail at ground floor. It is considered that this will provide a clear relationship with the existing residential properties on the other side of the road as well as creating active frontages at ground floor level.

The north east site will have development at a maximum of 21 metres (approximately 5 residential storeys) with flats surrounding a multi storey car park, which will lie to the rear. This will provide a strong face to this corner and again will be vast improvement on the approaches to this part of the town. The proposal for this site will help to assimilate the development with residential units opposite side of Elizabeth Street and Richmond Road. The new development will however be significantly taller than the existing buildings on the site but given the relationships and distances between existing residential dwellings it is considered that this approach is acceptable.

The proposed height of the development will also have an impact on the skyline of the town centre. Taller buildings are proposed than those that currently exist. In design terms it is considered that the town centre will benefit from a high density development due to the constraints and size of the town centre. National, regional and local policy all promote that efficient use of land should be considered especially within locations such as town centres. Accordingly although the development will intrude into the skyline it is considered the proposal will provide a more positive contribution to architecture and urban design than the current situation.

Internally the street layout proposes the main pedestrian retail street within the south east part of the site, with an east/west route extending from the Willow Place scheme through to the centre of this current application, and the anchor store positioned at the south eastern corner of the site. This is proposed to be the central route which will be characterised by prime retail shop fronts set alongside the public realm. The width of this main street is recognised in the building block layout provided with the submission (Appendix 6). As shown on this plan the minimum street width will be 12 metres and the maximum 16 metres. The existing Willow Place scheme along the main parade has a street width of approximately 10 metres.

The secondary retail streets run on the north/south axis and represent the schemes additional retailing frontages. The proposed secondary retail streets also aid in improving the permeability of the town centre with the surrounding areas. The secondary retail streets are considered not to be as heavily used as the main retail street and therefore provide a better location for a mix of retail, food and leisure activities. The proposed width of these secondary routes is proposed to be a minimum of 7 metres and a maximum of 12.5 metres.

It is considered that the proposed width in relation to the height and use of the buildings along the primary, secondary and residential streets is considered acceptable. Given that this


application is in Outline form better consideration can be given to matters such as distances between the various uses at Reserved Matters stage.

Overall however it is considered that the varied range of proposed buildings, in terms of height and uses, will create several destination points, stronger pedestrian flows, more safety and security, and the potential for a much improved town centre skyline, in addition to new and improved vistas and street facades creating a strong sense of place.

CABE have responded positively to the proposed development and welcome retail led growth in Corby by the quantum of development and the mix of uses and they consider that the proposals mark a big step forward in promoting sustainable regeneration of the town centre.

CABE comment on the Town Centre Area Action Plan which is an established model that the Council are still pursuing and which will be integrated within the Site Specific Document. CABE support the vision in the masterplan and suggest that the principles are clearly translated into the proposals which balance the needs of retailers with those of the town centre. They also state that the proposals reflect an understanding of how pedestrian and vehicular traffic can complement each other to create a safer and lively urban environment with legible north/south and east/west alignments through the scheme.

In regards to safety CABE consider that the presence of residential use in the inner core increases natural surveillance and ensure routes throughout the scheme are overlooked throughout the day especially during the evening. They consider that the overall development makes a genuine attempt to create a destination for shopping that works both as a retail hub as well as a functioning neighbourhood creating a genuine sense of place.

Furthermore the residential blocks running the length of Westcott Way are important elements and will play a vital role in the success of the development and the town centre as a whole. Their presence will be instrumental in redefining Westcott Way as an urban boulevard and in securing clear pedestrian routes into the town centre core.

CABE comment on the approach from the proposed Corby Walk from the east into the town centre and further work should be done to determine the optimum hierarchy of routes and spaces at this key gateway into the town centre. They suggest that the process should re-evaluate the position of the market place which CABE consider is better placed closer to the junction of Stuart Road and Elizabeth Street to underline the importance of a strong east/west connection.

CABE consider that there would be benefits in involving a range of architects in the next stage of design development to ensure that there is differentiation between new building developments across the town centre. They suggest careful attention will be needed to ensure the flanks of all these blocks are fully active, by nature of their size, they promote a legible and permeable town centre and pick out the department store and apartment blocks along Westcott Way as examples. They suggest the former clearly benefits as a stand-alone element, creating the conditions for an open building to the street. They also consider that the approach to the corner onto the Westcott Way/Elizabeth Street junction demonstrates a strong conviction about how the edge of the development should be treated. Concerns have been raised by some local residents preferring a fragmented town centre edge. However CABE and the Local Planning Authority are of the opinion that the proposed approach is much more acceptable and creates a hard urban edge which presents a better relationship to the footpaths and surroundings and thereby creating more activity to the pavement edge and additionally better security.

The Joint Planning Unit has also commented on design issues in particular in relation to the public realm and welcomes consideration of more details at Reserved Matters stage. The JPU Design Manager also states that consideration should be given to a Section 106 Agreement to secure money towards a public realm strategy for the town centre

The Arts Development Officer and their consultants have considered how art can be incorporated in to the scheme. It is recommended that conditions be imposed for a detailed public art plan and contribution towards public art through the Section 106 Agreement.


The public realm that will be created as a result of the proposed application can be considered in more detail at Reserved Matters stage. However some details outlining the principles have been submitted within the Design and Access Statement. The proposal aims to aid orientation through the town through changing the scale and pattern of paving and the use of distinctive tree types for the different categories of streets. The use of art work is proposed along with other features located at strategic points to draw visitors through the town centre and create meeting points. A limited palette of materials is proposed for the hard and soft landscaping. It is considered that the general principles associated with the public realm are acceptable.

The Local Planning Authority is of the same opinion as CABE and considers that the scheme provides a significant improvement to the quality of environment. There have been concerns raised in relation to the design and the impacts these will have especially in regards to existing dwellings. Having considered this impact carefully and the valid concerns raised it is considered the benefits of the proposed development will significantly outweigh any negative impacts. Having regard to the Environmental Statement The Local Planning Authority do not consider any significant adverse impact will result which would justify refusal of planning permission. It is also considered that the proposed design principles are in line with national, regional and local policies which promote the delivery of high quality developments.

HOUSING During the course of the application the Local Planning Authority considered that a Housing Strategy should be carried out by the applicant to consider housing proposals in the wider context which was submitted in July 2008. The Outline application proposes up to 350 residential units as part of the comprehensive mixed-use scheme. Land Securities consider that the town centre provides an opportunity to extend the level and range of residential dwellings in the town centre.

31 residential properties are proposed to be demolished to enable this current application to be delivered and therefore will result in a net addition of up to 319 residential units. The proposed residential element comprises of 38% one-bed units, 60% two-bed units and 2% three-bed units with the exact number and mix to be determined at Reserved Matters stage.

The Housing Strategy indicates that 39% of all dwellings in the central ward of Corby are affordable which has a the highest level of social housing within the Borough, being two and a half times the regional average of 15.3%. The applicants consider that the aim of the town centre is to expand and diversify the housing stock such that it creates a more balanced, sustainable and mixed-use community in line with other towns in the sub region.

The Housing Strategy advises policy dictates that local circumstances need to be taken into account in assessing the level of affordable housing. The proposal aims to deliver a scheme which seeks to create a new environment and culture for the town centre as opposed to extending what the applicant considers to be an over provision of affordable housing market. The Housing Strategy goes further by expressing that there is a market for owner occupation in the town centre which would comprise younger professionals, those taking advantage of the rail connection, existing shared households, those wanting to down size, and those who will be working in the new town centre.

The Housing Strategy considers the policy implications and refers to the 30% target for affordable housing in the Core Spatial Strategy. The Housing Strategy notes that this is not a requirement, and must be seen in the context of local needs. The applicant also states that the policy for regenerating the town centre is a clear priority and consider this more important than securing a given level of affordable housing.

The Local Planning Authority accepts that there is a strong argument for the provision of a different type of housing within the town centre. The applicants are currently offering 10% affordable units on site. Given the current emphasis on affordable housing this has created an imbalance and the need to promote a different market for housing in the central area. In these circumstances the applicants’ offer of 10% is considered acceptable. However given the Core Spatial Strategy target of 30% affordable housing, it is expected that the development would make a financial contribution to offsite provision for the additional 20%. The applicant is advising that it does not intend to make a financial contribution for offsite affordable housing. The applicants have further raised concerns about offering a larger contribution as a result of the


viability of the scheme particularly in the current economic climate. Details on viability have subsequently been submitted which the Council is currently considering.

IMPACT ON NEARBY RESIDENTS The application is accompanied by an Environmental Statement which covers issues such as noise and vibration, air quality and daylight, sunlight and overshadowing. In particular, it considers the potential impacts of the proposed development during the construction and operational stages. For both stages the type, source and significance of potential impacts are identified and the measures that should be employed to minimise these impacts are described. These issues are considered in more detail above in the Environmental Impact section.

There are concerns that have been raised by neighbouring properties in regards to loss of amenity. It should be noted that this application is for Outline consent and the detailed stage (Reserved Matters) will then allow the Council to consider the issues of layout; scale; appearance; and landscaping in more detail. The applicant at this stage is only looking for detailed approval for means of access. At Reserved Matters stage the Local Planning Authority will go through further consultation with the neighbouring properties.

Currently in regards to the development the Local Planning Authority can consider information on the use; the amount of development; the indicative layout; scale parameters (the upper and lower limits of height, width and length of each building); and the proposed detailed access points.

Given the scale of development proposed it is understandable that there has been concerns raised in regards to the proposed development and the impact these will have on adjoining residential properties. It will result in a significantly different development to what currently exists. The impacts on the amenities of neighbouring properties are considered below. For more detailed analysis refer to the Design Implications section above.

Potential Impact of Buildings

The proposed residential units will sit opposite existing residential units as well as some commercial uses. This relationship is normal given that the site is situated in the town centre. The town centre at present lacks an evening economy. As a result of the application and ongoing changes in the town centre it will become a destination to visit not just in the daytime but also the evening. This is naturally going to have some impact on nearby residents however, national planning policy support the concepts of providing mixed-use developments that support vibrant evening economies within the town centres.

The proposed development has been designed to take into consideration the adjoining residential dwellings. Concerns have been raised about the potential for the development having impact on privacy, overlooking and the potential of overshadowing. As stated before this application is in Outline and therefore issues of overlooking will be considered in more detail at Reserved Matters stage. To assist in assessment the applicants have submitted additional information which considers in detail the impact from overshadowing, based on maximum heights of buildings. The information is based on accepted Building Research Establishment guidelines. The distances away from adjacent buildings closest to the development are shown below.

South East Site

• The proposed anchor store (Block K) will be approximately 40 metres away from flats at Cromarty House, Elizabeth Street and approximately 30 metres away from 123 – 127 Elizabeth Street.

• The proposed residential and retail elements on this part of the site (Block N and L) will be approximately between 30 – 35 metres away from flats at 73 – 119 Elizabeth Street.

• The proposed residential development along Westcott Way (Block R1, R2, R4, R5 and R6) will be approximately 35 metres away from the nearest dwellings on Constable Road.

North East Site

• The proposed multi-storey car park and residential units (Block B) will be approximately 25 metres away from the Parish Church of the Epiphany, Elizabeth Street; approximately 40


metres away from flats at Argyll House, Argyll Street; and approximately 25 metres away from 23 Richmond Road.

Whilst as described previously the buildings as proposed are predominantly much taller and closer to existing housing, given the distances between existing and proposed buildings it is not considered that the impact would be potentially so significant as to justify refusal of this Outline application.

Crime Prevention and Antisocial Behaviour

The proposed development will provide a mixed-use scheme which will inevitably attract people to the town centre in the evenings. It is considered that the proposed indicative layout of this application has taken into consideration issues of crime prevention by creating a development which provides good levels of natural surveillance. The Crime Prevention Officer has not raised concerns about the proposed development, however further consultation will be carried out at the Reserved Matters stage. Further to this the Council will look for a contribution towards CCTV from the applicant through the Section 106 Agreement.

IMPACT ON BUSINESS OPERATORS The application has raised a number of concerns from local business operators and through a public petition. The concerns raised were in regards to the impact on small business operators in the short term i.e. demolition and the proposed development not integrating small business operators along with the likelihood of increased rent. Some Committee Members maybe aware that a public meeting was held on 2nd July 2008 with local retailers and residents attending. The applicant addressed the local businesses confirming that construction would not commence until 2012 as a result of the current economic climate. They were also advised that the affected businesses within the application site would be offered relocation to ensure minimal disruption and disturbance.

Although the concerns raised are understandably important to those who trade in the town centre it is the responsibility of Land Securities to manage these issues. However in the opinion of the Local Planning Authority the inclusion of these businesses for demolition would be beneficial in regenerating this part of the town centre and would be in line with the general principles which support regeneration of the town centre. The relocation of successful businesses prior to demolition is encouraged.

OTHER CONCERNS The main body of the report addresses many representations received as a result of notification of the application. Representations made on the grounds of loss of light have been considered within the report however the Loss of Light Act 1959 is not a material planning consideration, nor are property values. The Local Planning Authority has also had regard to the Human Rights Act through the consideration of the Outline application. The proposed development has been assessed in accordance with planning policy taking account environmental and external impact on others. It is therefore considered that Article 6 and 8 of Human Rights Act have not been breached.

SUSTAINABILITY The application is supported by a Sustainability Statement which summarises the sustainability approach taken on Evolution Corby, to provide a planning context and the sustainability performance of the development. The following themes are considered within the report:

• Land use urban form and development design; • Transport and site access; • Energy and building design; • Natural resources and waste; • Ecology; • Stakeholder involvement; • Business; • Demolition and construction; and


• Operation. Various initiatives are proposed including a Travel Plan which minimizes the need for car travel; a BREEAM rating of Very Good as a minimum target for the commercial element; Level 3 rating for Code for Sustainable Homes; a series of energy demand reduction measures such as Combined Heat and Power systems (CHP); water efficiency measures; and waste management measures.

In the opinion of the Local Planning Authority it is considered that the proposed initiatives on sustainability grounds meets the requirements set out in national, regional and local policy. The proposed BREEAM rating for the commercial element and Code for Sustainable Homes for the residential outlined above is acceptable. The sustainability initiatives will be further developed at Reserved Matters stage and will be considered in more detail then.

ENERGY The application is accompanied by an Energy Statement which considers the feasibility and appropriateness of various options to reduce carbon emissions and energy on site, and consideration of the low and zero carbon technologies for the proposed development highlighting opportunities and potential for the project. In conclusion the Energy Statement suggests the most appropriate ways of achieving energy efficiency for the development.

Having reviewed the information submitted in the Energy Statement the Local Planning Authority considers that reducing carbon emissions and energy demands on site is a responsible way forward. The Energy Statement raises areas where further work can be done such as biomass and ground source heat pump technologies and tenant building handbook and log book. It is considered that these issues can be dealt with by appropriate conditions.

However overall the Local Planning Authority considers that the Energy Statement is acceptable.

DEVELOPER OBLIGATIONS A development of this scale will have an impact on local services and infrastructure. To offset this, in the event permission is granted, a Section 106 Agreement is being negotiated to mitigate against these impacts.

Consultees have advised on their particular subject areas and there have been a number of requests for Section 106 contributions in the event the Council is minded to grant approval. The list comprises contributions in relation to the following subjects:

• Town Centre Management Plan • Employment and Training • Volunteer Bureau • Public Art • Open Space / Play Space • Secondary and Sixth Form Education • Development Control Officer • Section 106 Monitoring Officer • Community Facility • Highway Infrastructure and Sustainable Transport • Affordable Housing (currently this proposed as 10% on site with no offsite contribution

proposed) Following recent consultation response from the Highway Authority it is apparent that they are seeking contributions for other Heads of Terms not listed above. These are yet to be discussed with the applicants and will be reported in more depth at the Committee meeting. The Highway Authority are looking for contribution towards highway infrastructure improvements identified through the further sensitivity testing of the development and the option testing of the Corby Transport Model; development of a town centre public transport/taxi strategy; development of a town wide parking strategy; the provision of a signing strategy; contributions towards Corby public realm and Corby Walk; financial contributions and/or off site highway works to improve


the site’s accessibility for pedestrian and cyclists; cap on food retail floor space; travel plan, including targets and measures; and the provision and timing of the proposed access arrangements serving the site, including phasing to be agreed with the highway authority before development commences.

At the time of writing this report negotiations are still continuing on the content of the Agreement and, importantly the level of contributions that will need to be provided.

SUMMARY AND CONCLUSION This is an Outline Application for Phase 2 of the town centre redevelopment known as Evolution Corby. The application proposes demolition of, and alterations to existing buildings and redevelopment within the town centre to produce a comprehensive mixed-use development comprising of Use Classes:

• A1, A2, A3, A4 and/or A5 (shop; financial and professional services; food and drink establishments)

• B1 (offices) • C3 (dwellinghouses) • D1 and/or D2 (non-residential institutions; assembly and leisure) • Sui Generis (Energy Centre) • Car parking facilities.

The application also incorporates improvements to, and development of a new public realm with landscaping and alterations to the surrounding highway network, including the closure of Everest Lane and Anne Street, new vehicular access points and the provision of new public transport and taxi waiting points.

The application proposes comprehensive redevelopment of the area to include:

• Up to 30,675 square metres of new retail floor space (A1-A5) a net increase of 14,211 square metres.

• An anchor store up to 13,820 square metres. • Up to 350 one to three bedroom residential units • Two new multi storey car parks providing up to 1600 spaces which will represent and

increase of 1050 with 550 existing spaces to be demolished • A community or leisure facility

As detailed earlier, the application is an Outline application thus vehicle access details are only considered indicative at this stage but the points of access, principles of the block layout, height and street widths are under full consideration so as to establish design parameters. The exact design details and specifications would be considered at reserved matters where more detailed information and plans would be required.

The main body of the report has attempted to draw attention to the key material planning considerations which need to be evaluated in the determination of this application. There are a number of very complex technical issues to be considered but it must also be re-iterated that this is an Outline application and should be appraised as such.

Summary of Key Planning Considerations

Planning Policy: Determining the compliance of the proposed development against both national and regional planning policy targets; with particular attention being drawn to Planning Policy Statement 1: Delivering Sustainable Communities, Planning Policy Statement 3: Housing, Planning Policy Statement 6: Planning for Town Centres, and Policies contained within the North Northamptonshire Core Spatial Strategy.

Environmental Impact: Assessing the programme of development and the suitability of the proposed methods of construction and demolition; the socio-economic benefits/impacts of the development; the noise, vibration and air quality implications; land contamination; ecology and nature conservation; daylight, sunlight and issues of overshadowing; built heritage, townscape


and cumulative visual impact; and the wider cumulative impacts of the development as a whole on the surrounding environment.

Retail Impact: Reviewing the vitality and viability of Corby Town Centre; the quantitative and qualitative need for development; sequential site appraisal; and assessment of the impact of the overall development, all in line with Planning Policy Statement 6.

Design Implications: Undertaking an assessment of the design principles of the development with particular regard to the siting, layout and relationship with other buildings; recognising the conclusions made by The Commission for Architecture and the Built Environment (CABE).

Housing: The application proposes a net addition of 319 residential units, 38% 1 bed, 60% 2 bed, 2% 3 bed. The applicant has proposed also 10% affordable housing across the scheme. This must be considered within the framework for growth and planning policy, with particular regard to affordable housing targets set out in the Core Spatial Strategy.

Impact on Residential Amenity: Recognising the objections raised, an assessment must be made as to the impact of the proposed development on the residential amenity of neighbouring properties with regard to overbearing impact, privacy and loss of light. Recognising that the application is in Outline form and that design will play an important role in minimising these impacts.

Sustainability and Energy: The expectation for developments to respond to climate change is becoming increasingly prevalent. This application proposes to achieve a minimum BREEAM rating of ‘Very Good’ and will attain a minimum ‘Level 3’ under the Code for Sustainable Homes for the residential element of the development. This must be assessed against national and regional planning policy expectations for a development of its size.

Highway Implications: The acceptability of the parking provision, highway alterations proposed and indicative access points giving weight to the professional advice made by the Highway Authority to the application.

Concluding Comments

Following extensive consultation and detailed officer evaluation of the proposed development, with particular regard to the issues highlighted above, Officers have taken a balanced view on the application and believe it to be acceptable in its current form subject to suitable mitigation being agreed under the heads of terms of the Section 106 Agreement detailed in the report and compliance with the suggested conditions.

The proposed application represents a form of development which will provide an opportunity to regenerate a significant area of brownfield land within the heart of the town. The proposed development will create a high density mixed use urban environment which has a varied range of buildings in terms of both height and use, creating several destination points, stronger pedestrian flows, increasing safety and security, which will mark a big step forward in promoting sustainable regeneration of a particularly dilapidated part of the town centre, producing a high quality urban environment within the heart of Corby.

The proposed development represents an opportunity to re-establish the town centre as a focal point for Corby’s population, building on the significant progress that the development of Willow Place has already made. The delivery of the proposal would make a significant contribution to the economic growth of the town, through the provision of many new local jobs during both the construction phase and operation of the development whilst also providing better access to public transport and community services.

There has been significant consultation undertaken on the proposed development, with comprehensive feedback being received from many consultees but no significant objections to the scheme were raised. The particularly positive responses received to the scheme from The Environment Agency, CABE, and The Highways Authority must also be noted.

The application proposes to reduce to the overall carbon footprint of the town centre and improve the wider sustainability of the town through the introduction of an Energy Centre as well as utilising sustainable construction methods, increasing water efficiency and improving waste management. The proposed development will implement measures to reduce dependency on the private car with improved forms of sustainable transport through enhanced bus and taxi


facilities as well as a bus link to the new train station. Pedestrian and cyclist accessibility will also be improved through provision of a new public realm that incorporates street furniture, hard and soft landscaping, cycle ways and parking facilities. As such the development will make strides to help progress the sustainable aspirations of Corby in line with national targets and expectations.

It is accepted that there are some unresolved issues with the scheme, however as the report has shown, the application fundamentally meets in accordance with planning policy principles and guidance at both a national and regional level. Therefore subject to the imposition of appropriate planning conditions and the applicant being willing to sign an agreement to cover all the Section 106 topics highlighted in the report; the regeneration objectives for Corby are considered to be best served by approving this application. Many of the concerns raised by local residents can be addressed through a mitigating Section 106 Agreement, planning conditions and with careful consideration of subsequent reserved matters applications. As such it is concluded that fundamentally the principle and indicative form of development proposed is broadly acceptable and in the best interests of Corby’s wider growth aspirations. As a result the application is considered (by Officers) to be acceptable and thus recommended for approval.

Because of the amount of retail space proposed the application has to be referred to the Secretary of State under The Town and Country Planning (Shopping Development)(England and Wales)(No 2) Direction 1993 before the Council can issue a decision.

RECOMMENDATION – Approve subject to:

• Referral to the Secretary of State; • A Section 106 Agreement for the following Heads of Terms and others which may become

apparent during further negotiation: o Town Centre Management Plan o Employment and Training o Volunteer Bureau o Public Art o Play Space o Secondary and Sixth Form Education o Development Control Officer o Section 106 Monitoring Officer o Community Facility o Highways Infrastructure and Sustainable Transport (HIST) o Affordable Housing

• And the following conditions:

1 – APPROVAL PERIOD The development hereby approved shall be begun before the expiration of five years from the date of this permission or before the expiration of two years from the date of approval of the first Reserved Matters, whichever is later.

Reason: In accordance with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act, to prevent the accumulation of unimplemented planning permissions.

2 – RESERVED MATTERS – TIMING The first Reserved Matters Application in relation to Phase 1 of the development shall be submitted to the Local Planning Authority for approval before the expiration of three years from the date of this permission, unless otherwise agreed in writing with the Local Planning Authority.

Reason: In accordance with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act, to prevent the accumulation of unimplemented planning permissions.


3 – DEVELOPMENT PHASING The development to which this planning permission relates shall be implemented in accordance with a phasing plan which shall be submitted to and approved by the Local Planning Authority before commencement of any development. Any subsequent variations to the approved phasing plan are to be agreed in writing by the Local Planning Authority.

Reason: To enable the Local Planning Authority to ensure an appropriate phasing and development strategy is in place prior to development works being carried out.

4 – RESERVED MATTERS DETAILS Unless otherwise agreed by the Local Planning Authority, before development is commenced approval shall be first obtained from the Local Planning Authority with respect to the Reserved Matters for each phase of development. Reserved Matters applications will be in regards to:

a) Access b) External Appearance c) Landscaping d) Layout e) Scale The development of this site for the uses proposed including retail, restaurant, residential, leisure and car parking, and any other associated uses and works, shall be carried out and Reserved Matters applications will be in accordance with the outline parameters of the design submitted with the planning application and as set out in the environmental statement and accompanying documents, subject to design details to be submitted as part of the Reserved Matters.

Reason: To enable the Local Planning Authority to assess conformity of the details of the development to the outline design parameters, and to exercise control over the layout, appearance and means of access to the proposed development.

5 – MITIGATION MEASURES The development shall be carried out in accordance with the mitigation measures set out in the Environmental Statement submitted by Land Securities, dated March 2008, and the accompanying documents and plans submitted with the planning application unless provided for in any other condition attached to this permission or unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the development is carried out in accordance with the mitigation measures set out in the Environmental Statement and the accompanying documents and plans in order to minimise the environmental effects of the development.

PARAMETERS 6 – DEVELOPMENT PARAMETERS The total development hereby permitted shall comprise:

• No less than 24,875 square metres and no more than 30,675 square metres (gross external area) of use class A1-A5 retail floorspace;

• No less than 300 and no more than 350 residential (C3) units unless the Local Planning Authority agrees in writing to an increase in such maximum;

• No less than 1,400 and no more than 1,600 car spaces; (it is important to ensure breakdown of the A1 uses to make certain the scheme is predominantly retail. This condition will be refined accordingly following discussion with the applicant).

A schedule of uses and associated floorspace areas for each relevant phase of development shall be submitted to and approved in writing by the local planning authority prior to the commencement of development.


Reason: To ensure that the proposed uses and areas positively contribute to the town centres land use mix and are in accordance with the permitted outline paramaters.

7 – ENVIRONMENTAL PARAMETERS The development shall be carried out in accordance with the principles and parameters contained in the Environmental Statement and Outline Parameter Plans submitted as part of the application unless provided for in any other condition attached to this permission, or unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that a satisfactory form and quality of development is achieved for this strategically important site.

VOLUNTEER BUREAU 8 – VOLUNTEER BUREAU No development shall begin until a plan for relocating the Corby Volunteer Bureau has been submitted to and approved in writing by the Local Planning Authority. The plan shall include a business strategy and timetable for the relocation of the Corby Volunteer Bureau. The Corby Volunteer Bureau shall be carried out in accordance with the approved details.

Reason: To ensure the Corby Volunteer Bureau is appropriately relocated and accommodated.

DESIGN 9 – DEVELOPMENT DESIGN DETAILS Prior to the start of works affected thereto (in accordance with details submitted pursuant to condition 4 full details at a scale of not less than 1:200 (including plans, elevations and sections) of all building design and architectural elements related to that phase of the development shall be submitted to and approved in writing by the local planning authority, including the following elements:

(i) Strategy for roof plant and equipment (design, location, screening);

(ii) Details of the residential units and residential entrances; and

(iii) Details of the height and design of proposed canopies (other than those to be provided by tenants).

Reason: To ensure that the overall detailed design of the development is acceptable.

10 – SAMPLE MATERIALS Samples of all external materials for each phase, including walling, fenestration, visible roofing and paving should be made available to be inspected and approved in writing by the Local Planning Authority prior to commencement of the relevant phase of development.

Reason: In the interests of visual amenity.

11 – SHOPFRONTS & SIGNAGE

Before any development hereby permitted is commenced a strategy for the design of shopfronts and advertisements within the development shall be submitted to and approved in writing by the Local Planning Authority. The elevations submitted with the Reserved Matters shall include the shopfront locations.

Reason: To identify the position and extent of shopfronts and to ensure a coherent approach to advertisements and shopfronts, in the interests of promoting design quality, vitality and viability within the town centre as a whole.

12 – LIGHTING Prior to the start of works affected thereto an external lighting strategy and an external lighting scheme for the relevant phase of development, which shall include details of the location, specification and design for lighting columns, light fittings and associated structures, shall be submitted to and agreed in writing with the Local Planning Authority.


Reason: To minimise opportunities for anti social behaviour and to ensure the appearance of the development is acceptable.

LANDSCAPE 13 – LANDSCAPE WORKS Prior to the start of works affected thereto a scheme for the landscape works of the relevant phase of development shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the following:

a) A survey of existing trees, giving their species, location, height, spread and condition;

b) Plans indicating which existing trees are to be retained and those to be removed as well as means of protection for existing trees;

c) Planting proposals giving location, species, number, density and planting size;

d) The relationship of new planting to buildings, roads and footpaths;

e) Details of all hard landscape works, paving materials, street furniture, bollards/bins etc, together with samples of proposed materials; and

f) Details of the long-term management and maintenance proposals for the new planting.

Reason: To complement the appearance of the proposed development and ensure a satisfactory development that enhances the visual amenity of the locality.

14 – LANDSCAPE WORKS COMPLETION Unless otherwise agreed by the Local Planning Authority, landscape works under Condition 13 for each relevant phase of the development shall be implemented and completed prior to the end of the next planting season after occupation of the first unit for the respective phase of development. For a period of not less than five years from the date of planting, the applicant or owners of the land shall maintain all planted material unless otherwise agreed in writing by the Local Planning Authority. This material shall be replaced if it dies, is removed or becomes seriously damaged or diseased. The replacement planting shall be completed in the next planting season in accordance with the approved landscaping scheme.

Reason: To ensure a satisfactory appearance and setting for the proposed development and that it enhances the visual amenity of the area.

BIODIVERSITY 15 – BATS Demolition works associated with 150-156 Elizabeth Street should be undertaken between March and mid May. A sensitive demolition protocol should be adopted in respect of these buildings, which would include an inspection of the roof spaces for the presence of bats prior to their demolition. Following confirmation that bats are absent, the roofs of the buildings should be soft stripped under the supervision of a licensed bat ecologist. All contractors and those involved with works on these buildings should be informed of their legal obligations. In the event that bats are found at any time, Natural England should be consulted to determine how to proceed. If deemed necessary a strategy for mitigation including potential for relocation should be submitted and approved by the Local Planning Authority in consultation with Natural England before further works take place.

Reason: To ensure the protection of a protected wildlife species and the protection of its habitat.

HIGHWAYS INFRASTRUCTURE & SUSTAINABLE TRANSPORT 16 – HIGHWAYS WORKS Before any development hereby permitted is commenced the following shall be submitted to and approved by the Local Planning Authority in consultation with the Highway Authority.

a) Details of all necessary highway and access works identified within the Transport Assessment received by the Local Planning Authority dated March 2008 or as otherwise


approved by the Local Planning Authority in consultation with the Highway Authority.

b) A detailed Phasing Plan of all highway and access works referred to in a) above.

Development shall not proceed other than in accordance with approved details and agreed phasing plan. The off site highway works shall be carried out in accordance with the approved details under a suitable legal agreement with the Highway Authority.

Reason: To ensure all necessary roadworks and improvements take place at the appropriate time in the interests of safety and convenience of road users.

17 – FOOTPATHS & CYCLEWAYS All roads, footpaths, cycleways and verges shall be designed and constructed in accordance with details which shall be submitted to and approved by the Local Planning Authority in consultation with the Highway Authority.

Reason: To enable the Local Planning Authority to retain control over the details of development in the interests of safety and convenience within the highway.

DRAINAGE 18 – SUSTAINABLE DRAINAGE Before the relevant phase of development hereby permitted is commenced details of drainage works and a scheme of sustainable surface water management is required to be submitted and approved by the Local Planning Authority. The approved works shall be completed in accordance with the details and the timetable agreed in accordance with the approved scheme, unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of sustainability and to provide satisfactory drainage of the site.

19 – SURFACE WATER DRAINAGE Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and vehicular external hardstandings shall be passed through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor.

There shall be no discharge of foul or contaminated drainage from the site as groundwater or into any surface waters, whether direct or via soakaways.

Reason: To prevent pollution of the water environment.

20 – FOUL WATER Prior to the start of works affected thereto a plan for foul water infrastructure shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the details so approved. Applications for Reserved Matters shall be accompanied by a foul drainage programme detailing how the application complies with the approved drainage programme. The development shall proceed in accordance with the approved drainage programmes including any maintenance obligations set out therein.

Reason: To protect pollution of the water environment and in the interests of health and amenity.

SUSTAINABILITY 21 – OPERATIONAL WASTE Prior to occupation of the relevant phase a Waste Management Plan for operational waste shall be submitted to and approved by the Local Planning Authority. The plan shall be in accordance with Section 6 (‘Minimisation and Management Strategy – Operational Waste’) of the Sustainability Statement submitted by Land Securities dated March 2008, or as otherwise approved by the Local Planning Authority.

Reason: To ensure that operational waste is managed effectively to minimise the impact on others and maximise sustainability.


22 – BREEAM Prior to the commencement of development a full BREEAM assessment demonstrating at least BREEAM rating ‘Very Good’ will be met shall be submitted to and approved in writing by the Local Planning Authority for all commercial development. The development shall take place in accordance with the submitted details with a Post Construction Review submitted by a licensed assessor prior to the occupation of any commercial building.

Reason: To ensure that construction of commercial buildings are of an acceptable sustainable standard.

23 – CODE FOR SUSTAINABLE HOMES Prior to the commencement of development a Design Stage Report and BRE Interim Certificate demonstrating at least ‘Level 3’ of the Code for Sustainable Homes will be met shall be submitted and approved in writing by the Local Planning Authority for all residential development. The development shall take place in accordance with the submitted details and a Post Construction Review Report submitted by a licensed assessor prior to the occupation of any home.

Reason: To ensure that construction of residential dwellings are of an acceptable sustainable standard.

POLLUTION AND CONTAMINATION 24 – CONSTRUCTION NOISE Construction and related work activity capable of giving rise to significant noise beyond the confines of the site shall only take place between the hours of 0730 and 1930 hrs on Mondays to Fridays and between the hours of 0730 and 1300 hrs on Saturdays unless otherwise agreed in writing by the Local Planning Authority No such construction work (other than emergency work) shall take place on Sundays and Bank Holidays unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure noise and disturbance to residents during construction is kept to a minimum.

25 – OPERATIONAL NOISE All externally located plant and equipment shall be provided with adequate attenuation to minimise the potential for disturbance to local residents. The adequacy of such silencing shall be determined in relation to the prevailing background noise level in accordance with British Standard BS 4142 (or its equivalent). All commercial buildings shall be designed and constructed to minimise the external impact of noise, in accordance with details to be submitted to and approved by the Local Planning Authority.

Reason: To protect residential amenity.

26 – GROUND CONTAMINATION Prior to the commencement of development a detailed scheme to deal with contamination of the land shall be submitted to and agreed in writing by the Local Planning Authority. The scheme shall include investigation and assessment to identify the nature and extent of any contamination and the measures to be taken to avoid any risk to health and safety and to prevent pollution of surface and ground water. In particular, the scheme shall include:

(i) Details of how the site investigation and the analysis of chemical contaminants are proposed to be carried out, prior to implementation;

(ii) Details of the results of the site investigation including the results of all sampling/site testing and an assessment of the conditions found;

(iii) Proposals (including approximate timescales for implementation) for dealing with any conditions or contamination which might be present on the site and details of proof testing regimes to be used to ensure that the remedial measures are effective; and

(iv) A contingency plan for dealing with any contamination, not previously identified in the site investigation, encountered during development.


Reason: To safeguard occupiers against possible harm arising from any contamination which may be present on the site and to prevent pollution of surface and ground waters.

27 – AIR QUALITY Before any development hereby permitted is commenced a air quality assessment shall be undertaken and approved in writing by the Local Planning Authority. The findings of the assessment shall be taken into account by the developer and any required mitigation shall be implemented before the first occupation of any building.

Reason: To ensure that the air quality as a result of the development is to an acceptable standard.

PARKING AND SERVICING 28 – SERVICING Prior to commencement of trading a scheme for the taking and dispatching of deliveries and arrangements for servicing, including a service management plan and detailed proposals for the mitigation of noise from service deliveries in accordance with the principles outlined in the planning application shall be submitted to and agreed in writing with the local planning authority.

Reason: In the interests of residential amenity and highway safety.

29 – CAR PARKING Prior to the start of works affected thereto, details of the following matters relating to the car parks for the relevant phase shall be submitted to and approved in writing by the Local Planning Authority, including:

(i) The number of total parking spaces for the relevant phase;

(ii) Plans, elevations and sections;

(iii) Internal and external surface treatments and finishes;

(iv) A Lighting and CCTV strategy; and

Reason: To ensure that the details of development are acceptable.

30 – CAR PARKING USE RESTRICTION The area to be used for car parking in connection with the development hereby permitted shall not be used for any other purpose unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that adequate provision is made for vehicles to park clear of the highway in the interests of road safety and impacts on residential amenity.

31 – CYCLE PARKING Prior to the start of works affected thereto details of cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details prior to the occupation of the development.

Reason: To encourage the use of alternative modes of transport.

32 – DISABLED / SPECIAL NEEDS Prior to the start of works affected thereto a layout identifying parking arrangements for disabled persons and people with special needs for the relevant phase shall be submitted to and approved in writing by the Local Planning Authority. A minimum 5% of the parking shall be allocated to disabled and special needs. The development shall thereafter be implemented in accordance with the approved details or particulars.

Reason: To ensure appropriate parking facilities are provided for people with special needs.

33 – ACCESS FACILITIES Notwithstanding the plans submitted, the internal access roads, footways, cycle ways and car


parking shall be constructed in accordance with details approved by the Local Planning Authority and Highway Authority prior to the development being occupied.

Reason: To ensure details of the development are acceptable.

CONSTRUCTION 34 – SITE PREPARATION WORKS Details of site preparation works for each phase shall be submitted to and approved by the Planning Authority prior to the commencement of any development within the relevant phase. The details shall include:

a) Works to stabilise and reform the ground prior to development;

b) All cut and fill operations

c) Ground compaction, ground surcharging and earth mounding works;

d) Details of final finished site levels and contours.

The site preparation works shall be implemented in accordance with the approved details

Reason: To allow the Local Planning Authority to retain control over the details of potentially significant engineering operations.

35 – CODE OF CONSTRUCTION Before the relevant phase of development hereby permitted is commenced a Code of Construction Practice shall be submitted to and approved by the Local Planning Authority and implemented thereafter. The Code shall include the following:

a) An overall strategy for managing environmental impacts which arise during construction (e.g. noise, dust, etc.), including how the Code would be implemented and consulted upon.

b) Requirements for managing the construction impacts of all site operations.

c) A strategy for reducing waste during site preparation and construction.

d) Requirements for monitoring construction activities.

Reason: To mitigate the negative effects of construction.

36 – CONSTRUCTION TRAFFIC MANAGEMENT Unless otherwise agreed by the Local Planning Authority, no development shall be commenced in each relevant phase of development until details of the access, egress, parking and circulation of construction traffic and details of all construction related vehicles and wheel washing facilities for that phase have been submitted to and approved by the Local Planning Authority and such details shall comprise the following:

i) Designation, layout and design of construction access and egress points;

ii) Site operative’s, visitors and construction vehicles loading, off loading, parking and turning within the site during the construction period;

iii) The location of wheel washing plant and equipment;

iv) Directional signage (on and off site);

v) Provision for emergency vehicles;

vi) Hours of working;

vii) Measures for the control of dust; and

viii) Compounds, materials storage, cranes and plant, equipment and related temporary infrastructure.

Reason: In order that the proposed construction operations do not prejudice highway safety nor cause inconvenience to other highway users.


37 – CONSTRUCTION TRAFFIC Before any development hereby permitted is commenced a routing agreement for construction traffic associated with the development shall be submitted to and approved by the Local Planning Authority in consultation with the Highway Authority. All vehicles associated with the development shall access the site in accordance with the approved routing agreement.

Reason: To ensure that construction traffic is directed along routes which are satisfactory and which minimise the impact of construction on others.

38 – CONSTRUCTION & DEMOLITION WASTE Before any development hereby permitted is commenced a Site Waste Management Plan for construction and demolition waste shall be submitted to and approved by the Local Planning Authority. The plan shall be in accordance with Section 5 (‘Minimisation and Management Strategy – Demolition and Construction Waste’) of the Sustainability Statement submitted by Land Securities dated March 2008, or as otherwise approved by the Local Planning Authority.

Reason: To ensure that construction and demolition waste is appropriately managed to minimise the impact on others and maximise sustainability. REASONS FOR APPROVAL This Outline proposal is for a mixed-use development that forms a key component of Corby’s comprehensive regeneration plans for growth. The proposal will redevelop underutilised brownfield land and will enhance this through a high density development making efficient use of land in the town centre. The scheme will deliver a high quality built environment that promotes a vibrant town centre and re-establishes it as a focal point for Corby’s population. The delivery of the proposal would contribute to economic growth through provision of new local jobs during construction and operation whilst also providing better access to public transport and community services. The proposal incorporates best practices as promoted by national, regional and local plan policies in regards to urban design and sustainability principles.

The proposal incorporates the addition of up to 350 residential units. This additional use in the town centre will be positioned to take advantage of jobs, community facilities, public transport and other key services and infrastructure which further enhances the vitality and viability of the town centre. Further to this it will significantly contribute to Corby’s housing targets.

A number of objections were received to the proposal from local residents/traders. Notwithstanding this the Local Planning Authority recognise that the proposal is of such importance in terms of the social, economic and physical benefits it will deliver to Corby as well as its contribution towards the wider regeneration of the town and the targets for growth set by Central Government. The proposal will enable the local community to satisfy much of their shopping, entertainment and leisure needs locally and will therefore facilitate the creation of a more sustainable form of urban development. The proposed mix of uses will ensure the scheme supports both day and night time economies.

The proposal will provide more sustainable forms of transport through improved bus and taxi facilities as well as a bus link to the new train station currently under construction. Pedestrian and cyclist accessibility will also be improved through provision of new public realm that incorporates street furniture, hard and soft landscaping, cycle ways and parking facilities.

The proposal aims to reduce the carbon footprint of the town centre and improve the overall sustainability. The introduction of an Energy Centre as well as sustainable construction will improve this along with measures to reduce dependency on the private car with improved public transport and cycle facilities. Further to this improved water efficiency as well as waste management will help to improve the sustainability of the scheme.

Relevant policies are Planning Policy Statement 1 (Delivering Sustainable Development), Planning Policy Statement 3 (Housing), Planning Policy Statement 6 (Planning for Town Centres), Planning Policy Statement 10 (Planning for Sustainable Waste Management), Planning Policy Guidance 13 (Transport), Planning Policy Guidance 16 (Planning and Archaeology), Planning Policy Statement 22 (Renewable Energy), Planning Policy Statement 23 (Planning and Pollution Control), Planning Policy Guidance 24 (Planning and Noise), Planning Policy Statement 25 (Development and Flood Risk); Regional Spatial Strategy 8 (The


East Midlands) Policies 5,18,21,23; Milton Keynes and South Midlands Sub-Regional Strategy Policies 1,4; The North Northamptonshire Core Spatial Strategy Policies 1, 3, 6, 7, 8, 9, 10, 12, 13, 14, 15, Northamptonshire County Structure Plan ‘Saved’ Policies GS5, GS6, SDA1, T3, T9, T10; The Local Development Framework for North Northamptonshire, Corby Borough Town Centre Area Action Plan (Preferred Options); and the Corby Borough Local Plan ‘Saved’ Policies P8(R), P5(L).

The scheme of development for a retail-led mixed-use scheme and related facilities and infrastructure would have a significant environmental impact. Accordingly a full Environmental Statement was submitted and the application dealt with as an Environmental Impact Assessment application in accordance with the 1999 Regulations. The Environmental Statement highlighted the following key impacts as follows and proposed mitigation:

• Socio-Economic • Noise and Vibration • Air Quality • Water Resources • Ground Conditions and Contamination • Built Heritage, Townscape and Visual Impact • Archaeology • Ecology and Nature Conservation • Daylight, Sunlight and Overshadowing • Wind • Telecommunications • Lighting

The Environmental Impact was assessed and responses to consultation were taken into account. The Local Planning Authority concluded that the requirements for relevant mitigation would be achieved through the imposition of conditions and Section 106 obligations.

Outline planning permission is subject to a range of conditions and Section 106 obligations to ensure the relevant infrastructure will be in place at the appropriate time and that the development will meet the requirements of a high quality sustainable town centre.

Mr M Rathod


2. 08/00382/OUT Residential development on land adjacent to 87 Leighton Road, Corby for Planet Property

SUPPLEMENTAL REPORT As members will recall, this application came forward before committee at the 4th November 2008 meeting, but full consideration of the application was deferred as members were made aware that the relevant TARA had not been notified that the item was being brought to committee. A copy of the previous report is attached as Appendix 1. Following the drafting of the previous Report, two further objections have been received. One objection was received from Councillor Forshaw raising concerns that too much development is taking place on green spaces within Corby and that some of these spaces need to be kept for reasons of the environment. The second was received from Hazel Leys Tenants & Residents Association whom raised further concerns about the development being three storeys in height and the adverse effect this will have on light to neighbouring properties as well as concerns over increase in traffic to the detriment of highway safety on a particularly congested route. These issues are covered in the previous report (Appendix 1) but members are reminded that the land represents previously developed land and therefore development of the site would not be contrary to policy thus development of a suitable form is not considered unacceptable.

RECOMMENDATION – Approval in line with the original report. Mr C Nunn


3. 08/00198/DPA Demolition of existing dwelling and erection of 3 No. dwellings garages, private drive, landscaping and ancillary work AT 8 School Lane, Cottingham For Jacksons Building Contractors

BACKGROUND The site is located at the northern edge of Cottingham outside the Conservation Area for the village. It is accessed from School Lane a one way road with a 30mph speed Limit. The site as existing represents a large plot extending away from School Lane with a single 1970s detached dwelling located in the middle of the plot and a detached garage positioned nearer the road. The land slopes away steeply from School Lane (South-East to North-West) towards Mill Road, dropping almost 9.5m across the length of the site. The site is bounded by residential properties to the South and West although the site borders open countryside to the North. There is a 1.8m high brick wall along the northern and southern boundaries which will be retained as part of the proposed development. The area is characterised by large detached properties of varying designs. This Application represents a revised submission following the refusal of a previous scheme for 3 No. dwellings (08/00198/DPA) by this committee in July.

DESCRIPTION The application is made for the demolition of the existing dwelling and the erection of two 4-bedroom & one 5-bedroom stone detached dwellings with garages and a private drive. The application also incorporates details of landscaping and associated ancillary works

RELEVANT SITE HISTORY 08/00086/DPA – The demolition of existing residential dwelling and garage and the erection of 3 No. detached dwellings, private drive and ancillary works – Withdrawn 31.03.2008 08/00198/DPA - Demolition of existing dwelling and erection of 3 No. dwellings, garages, private drive, landscaping and ancillary work – Refused 25.07.2008

POLICIES

• Saved Policies P1(E) of the Corby Borough Local Plan • Saved Policy GS5 of the Northamptonshire County Structure Plan • Policy 13 of the North Northamptonshire Core Spatial Strategy • Planning Policy Statement 1 – Sustainable Development • Planning Policy Statement 3 – Housing • Planning Policy Statement 7 – Sustainable Development in Rural Areas

CONSULTATION

• CBC Principal Engineer: • In principle the drainage proposals are acceptable. However steps need to be taken

to ensure that they work and continue to work so they should perhaps be as close as possible to the boundary so water can seep away to the surrounding fields

• Environmental Health – no objections • Environment Agency – no objections subject to building regulation standards being met. • Anglian Water – no objections received • County Fire Officer – no objections received • Crime Prevention Officer – no objections received • Parish Council – Objects on the following grounds:

• Planning History - the previous applications have been refused and there appears to be no significant changes


• Site considerations – the development fails to meet proper access and highway standards for road safety

• Sewers inadequate – water will run off the site because of the impervious nature of the soil, coupled with the presence of springs in the area and enlarged paved area will lead to flooding.

• Neighbours – the development will lead to risk of flooding particularly for nearby residents of Mill Road

• Environmental Issues – There are bats on the site, has a bat survey been carried out

• General Observations – has a geological survey been carried out Further comments are anticipated

• Highways – no objection subject to the provision of turn right signs at the exit of the site, and details to ensure that a maximum gradient (1 in 15 for the first 5m from the highway boundary) are provided

• CPRE – no objections received • Highway safety – the access is located on a tight bend with an unacceptable

gradient of access which will be a hazard. • Waste Collection – for a development of the size proposed there is insufficient

dustbin storage. Waste collection is already difficult the proposed application would exacerbate the problem

• Cumulative Impact – the development will be detrimental to the wider environment and is undesirable

• Off-site Planting agreement – should the application be approved an off-site planting agreement along the Eastern Boundary should be implemented to soften the edge of the village.

ADVERTISEMENT/REPRESENTATIONS 1. Site Notice – A site notice was posted on a lamp post to the front of the property on

11.11.08. 2. Public Notice (ET) – Not required in this instance as not within the Conservation Area 3. Neighbour Notification – Fourteen neighbours notified – 1,2,3,4,5,6,7, & Braefield House

School Lane, 4, 6, 4a, 8 Mill Road, The Granary Corby Road and 10a High Street. 4. Summary of Representations – 12 representations received to date. The objections relate

to the following issues: a. Increased traffic on a very narrow lane which will no be able to accommodate such an

increase b. Unsuitable access on a particularly tight corner c. Highway safety implications in an area of the lane with a history of accidents d. Will compromise pedestrian safety along the route. e. Increased risk of parking on lane f. Likely subsidence as a result of the development g. Damage to significant trees along the boundary of the site h. Soakaways will provide an unsuitable form of drainage for the amount of increased

surface water run-off which will result in flooding i. Loss of privacy to neighbouring properties j. Concerns over sewerage management given the gradient of the land k. Noise Pollution from increase in traffic and people l. Increase in light pollution m. Will restrict views into the Cottingham Conservation area and building of particular

architectural interest n. The development will detract from the character of the surrounding area o. The existing sewerage system in the area is inadequate and the proposed

development will only add to the problem. p. Should the proposed development be granted it could lead to further development in

the rear garden of no.10


q. School lane will not be able to accommodate the construction traffic required to develop the site and given the proximity of the local primary school it is a clear highway safety hazard

REPORT Members may recall that a very similar application came before this committee in July and was refused for the following reasons:

• The submitted application fails to demonstrate that a suitable and safe form of access to and from the site at the corner of school lane can be accommodated without prejudicing Highway Safety. The development will therefore potentially compromise highway safety and is as a result contrary to Policy 13 of the North Northamptonshire Core Spatial Strategy and Saved Policy T3 of the Northamptonshire County Structure Plan.

• The information submitted fails to demonstrate that soakaways will provide a suitable form of surface water drainage for the proposed development. The development site represents a steep gradient of land and the Local Authority is not satisfied that the drainage system proposed is sufficient to prevent surface water flooding of the development site or to neighbouring properties. As such the application is contrary to Policy 13 of the North Northamptonshire Core Spatial Strategy.

Fundamentally the scheme remains of the same form with the design and layout of the development exactly as previously proposed. The same planning issues in the determination of this application apply from that of the previous application - design, siting & character of area; residential amenity; highway safety; drainage; and impact on trees. However, given that the application was only refused on grounds of drainage and highway safety, and nothing else has changed, it is these issues that are considered of particular significance in determining this application given that further information has been provided to overcome these particular concerns.

Design, siting & Character of area

This site is on the northern edge of the village, within the village confines but outside the Conservation Area, although design and appearance remains important, with the need to protect the form character and setting of the village in line with Saved Policy P2 (V) of the Corby Borough Local Plan. The properties surrounding the site are mainly large brick and tile dwellings with an older rendered property directly opposite the site.

The application proposes 3 two-storey stone built dwellings with slate roofs positioned in a linear layout along the northern boundary of the site. The three properties are individually designed utilising traditional features from the area in accordance with the Rockingham Forest Design Guide so as to remain in keeping with the character of the area. The materials can be conditioned to ensure that this is the case.

The first property (Plot 1) is the smallest of the houses and given the way the site slopes away from the roadside, is the only visually prominent property from School Lane, thus it has been designed to best respect the surrounding properties on School Lane. However, the layout of the development is such that all the houses are positioned to provide distinctive & imposing frontages as you enter into the site in keeping with character of the area.

The layout of the development, with the properties situated along the northern boundary of the site, is such that views out of the Conservation Area and from the corner of School Lane to the countryside beyond will be retained.

Residential Amenity

The properties have been positioned to the northern boundary of the site so as to least impact on the neighbouring properties. The nearest property to Plot 1 is 25m away, and given the relationship between the houses loss of amenity is not considered significant.

The relationship between the properties proposed within the site is such that there is not reasoned to be issues of overlooking or loss of privacy even when the gradient of the land (1:10) is taken into account.


The boundaries to the site will have brick walls to the North and South and there will be a 1.8m fence to the west with conifers planted to further prevent any possible loss of privacy to the properties on Mill Road.

Overall given the gradient of the land, proposed boundary treatment and the relationship of the proposed development with the surrounding dwellings. Loss of amenity to neighbouring property is not a significant issue in this application.

Impact of trees

The site has limited tree coverage, with no identifiably significant specimens or species. However, there are a couple of significant trees, which although not within the site, border the site and will need to be considered within the development. As such, information has been requested (by condition) stipulating how the trees will be considered and protected during the course of the development. This information will have to be submitted and approved prior to development commencing.

Highway Safety School Lane is a one way road with a 30mph speed limit. The driveway to the site will be of an adoptable standard however will not be adopted by the County Council. The access will be a minimum of 4.8m wide with a turning head to allow the manoeuvring of fire engines and any other emergency vehicles within the site.

Concerns have been raised as to the likely highway safety implications of increased traffic along School Lane and the suitability of the proposed junction from the site, particularly given the incidents that have reported to have occurred by residents at that corner.

The development provides two parking spaces per dwelling in the form of a double garage for each property. This goes above the maximum standards outlined in the Supplementary Planning Guidance for Parking however; this should help overcome any concerns of neighbouring residents with regard to parking in the lane and in this instance is reasoned to be acceptable, particularly given the size of properties in a rural village location.

The proposed development has been reassessed by a County Council Highway Engineer and based on his visits to the site and the information submitted in support of the application, he finds no reasons to substantiate an objection to the proposed development. The road is one way at the point of access to the site thus the visibility splays up the lane are more than adequate; there is sufficient turning within the site to ensure vehicles can enter and leave in a forward gear; the junction at the point of entrance to the site will be of a suitable gradient; pedestrian visibility splays are adequate, and subject to the positioning of a turn right sign at the exit from the development (which the developer has shown willing to provide in his accompanying letter with the application received 31/10/08) there is no apparent highway reason for objection to the development.

Drainage and foul sewage treatment Drainage and foul sewage treatment was a particular concern of members in the last submission. However, following the refusal of the previous application the applicant has now undertaken a comprehensive drainage strategy of how to service the site. A system of soakaways has been proposed with details submitted as to the exact systems to be implemented and their proposed locations. These details have met to the satisfaction of the Council’s Principal Engineer who is satisfied that in principle the system will work with the exact details and specifications (to ensure the system does work) to be agreed at the point of building regulations approval. However, based on the supporting information submitted there is no reason to believe the proposed approach will not be successful.

Foul drainage will be pumped, back to the public sewers on School Lane. It is anticipated that this will be via a site pumping station with a specialist M&E pump manufacturer capable of pumping effluent up a gradient such as this. Based on advice received from the Council’s Principal Engineer and discussions with Building Control this approach is not unreasonable and in principle is considered acceptable. Once again the exact details (to ensure the scheme works) are assessed at the point of building regulations approval. However in principle the proposed approach is deemed satisfactory and should be successful.


Conclusion

The proposal is considered to represent a form of development which replaces an incongruous 1970s dwelling and creates a development which is of a suitable design and appearance that enhances the character and appearance of the Village, whilst preserving the setting of the adjoining Conservation Area. The development is of a suitable layout, with appropriate boundary treatment to ensure the amenity of neighbouring properties and the future occupants of the proposed development are secured.

The two outstanding issues of concern highlighted in the refusal of the previous application now appear to have been overcome. The Council’s Principal Engineer is satisfied that the supplementary information submitted to address drainage and foul sewage treatment is acceptable and proposes a reasonable approach to tackle these issues which in principle is deemed acceptable. The County Council’s Highway engineer is, following a re-evaluation of the proposed development, satisfied that development can be accommodated without compromising highway safety with a suitably safe form of access to the site being able to be accommodated and the increase in traffic not considered significant to justify refusal. As a result, officers are of the opinion that issues relating to drainage and Highway safety have been addressed.

Taking the above into account; on balance it is reasoned that the site will represent a suitable form of development which will achieve a safe and attainable form of development whilst making more efficient use of land (12.5 dwelling per hectare rather than the 4 dwellings per hectare at present) inline with government guidance in PPS3. As such the proposal meets in accordance with Saved Policies P1 (E) of the Corby Borough Local Plan & Policy 13 of the North Northamptonshire Core Spatial Strategy and is therefore deemed acceptable.

RECOMMENDATION: Approval, subject to the following conditions:

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission

2. No development shall commence on site until representative samples of materials to be used externally in the construction of the proposed building(s) hereby approved have been deposited with and approved in writing by the Local Planning Authority.

3. Details of proposed windows and doors in respect of materials, design, cills and arches and finish shall be submitted to and approved in writing by the Local Planning Authority before work commences.

4. Notwithstanding the provisions of Article 3 and Schedule 2, Part 1 and Classes A to D of the Town and Country Planning (General Permitted Development) Order 1995 (or any order amending or re-enacting that order with or without modification), no further extensions, additions or alterations to the dwelling houses shall be constructed without the prior written permission of the Local Planning Authority.

5. No gates shall be erected at the point of vehicular access to the site 6. Before any development commences, details indicating the treatment for all ground

surfaces including the materials proposed and their disposition shall be submitted to and approved in writing by the Local Planning Authority.

7. The approved landscaping scheme shall be completed during the planting season following the substantial completion of the development. Any trees or shrubs that are removed, dying, being severely damaged or becoming seriously diseased within 5 years of planting shall be replaced with trees or shrubs of a similar size and species as agreed by the Local Planning Authority

8. No occupation of the dwellings hereby permitted shall take place until the approved scheme for boundary treatment submitted as part of the application has been fully completed

9. The trees marked T1; T2 &T3 on the included site plan shall be securely fenced off. Details of the protective fencing to be used and its position around the trees should be submitted to and approved in writing by the Local Planning Authority Prior to development commencing and should comply with British Standard 5857 (1991) “Trees in Relation to Construction”


10. Pursuant to condition 7 No development shall take place until the approved fencing has been fully erected in accordance with the submitted plans and no access shall be permitted within the protected areas for the duration of the works.

11. Precise details as to the form and location of the proposed “right turn only sign” shall be submitted to and agreed in writing by the Local Planning Authority.

12. The sign once formally agreed in writing shall be erected prior to the occupation of the first approved dwelling

13. The development hereby approved shall be undertaken in accordance with the details of the ‘Energy Statement’ submitted with the application, demonstrating that at least three stars of the Code for Sustainable Homes will be met.

14. Prior to the occupation of any dwelling, the submission of a post construction review report carried out by a licensed assessor and a BRE Final Code Certificate shall be submitted to and approved in writing by the Local Planning Authority.

Reasons 1. To comply with Section 51 of the Planning and Compulsory Purchase Act 2004. 2. To ensure a satisfactory external appearance and grouping of materials 3. To ensure a satisfactory external appearance 4. To safeguard the appearance of the development and the privacy and living conditions

of adjoining residents 5. In the interests of highway safety 6. To ensure suitable ground surface treatment and enable all details to be views

concurrently 7. In the interests of visual amenity in the area 8. To ensure a satisfactory overall appearance of the completed development 9. To ensure proper steps are taken to safeguard the trees during the course of

development 10. To ensure proper steps are taken to safeguard the trees during the course of

development 11. In the interests of highway safety 12. In the interests of highway safety 13. To ensure the development is undertaken in a sustainable manner, incorporating

practical measures to minimise energy consumption. 14. To ensure the development meets sustainability objectives 15. To safeguard to appearance of the development and enable all details to be considered

concurrently REASONS FOR APPROVAL: The development of 3 No. Dwellings will, in the opinion of the Local Planning Authority, represent a form of development which is of a suitable design and appearance, which is in keeping with the character and appearance of the Village whilst preserving the character and setting of the adjoining Cottingham Conservation Area. Furthermore the development will safeguard the living condition of neighbouring residents and will make efficient use of land in line with broader national policy advice. As such the proposal meets in accordance with Saved Policies P1 (E) of the Corby Borough Local Plan, Policy 14 of the North Northamptonshire Core Spatial Strategy and Saved Policy GS5 of the Northamptonshire County Structure Plan.

Mr C Nunn

Applications for Planning Permission - Corby

Documents

Transcript of Applications for Planning Permission - Corby