Redhill Grange Community Association


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26th July 2017
Information re Fibre Broadband for Residents:

The BT cabinet with fibre optic connection on the estate is full, excluding the upper section of the estate from Grange Road/Gilbey Close to Holme Close. A resident there has been campaigning with BT to get fast speed broadband for this part. Others who may also be interested among the 77 homes involved, please refer to his website: https://www.spacehive.com/redhillgrange which enables those interested to make their pledge toward the overall cost, quoted by BT, and to discover the level of interest for this. The closing date being August 13th 2017. For further information please email kevin@unseen.org

2nd May 2017
News for Residents:

As mentioned at the last AGM ands in the May 2017 Connect 5 Magazine, our Ward Councillors would like to communicate with residents of Redhill Grange vai the website :
www.redhillgrange.org.uk; using it as a question and answer contact between residents and themselves; to raise any matters of concern or interest on developments taking place or issues within the Borough or Redhill Grange alone.

Points raised at the last residents meeting concerned the state of the bus stop on the A509 and the pathway leading to it as well as the underpass. Please email questions in the first instance to the Association Secretary susansuttle@btinternet.com, so that they can be collated and uploaded to the website.

A new website page, under Latest News : '
Councillors Q&A' has been created and will be used for this purpose.

Development news:

The developers were permitted by licence with County Council to remove the trees along Niort Way, apparently to avoid the bird nesting season, including those to the rear of Chatsworth Drive on the opposite side of the road, which land is planned for a filter lane for left turning traffic from Gleneagles Drive into Niort Way.

The plans were originally thought to be for a roundabout, matching all those existing on the A45 connection, Park Farm and Finedon Road industry route, but now downgraded to a traffic light system in Niort Way at the junction of Gleneagles Drive.

The County Council have not responded to the two letters sent to them earlier this year regarding the underpass beneath Northen Way, which will be followed up, and the question of the missing bus shelter on the Kettering Road is also being investigated.

19th November 2016

RESIDENTS NEWSLETTER


At the 2016annual meeting, Chairman, Richard Lovett assured 29 residents attending that although Committee was keeping an eye on the amendments and changes to the plans nothing recently had warranted a big campaign. The developers had requested to commence Phase 1 in two parts as 1A along Niort Way, meeting one of our grievances by moving the community centre to that site.
was for exploratory work alongside Niort Way. He read out an article from the Northants Telegraph announcing the fact that these same developers, once known as Bee Bee and several previous company titles since, had been declared bankrupt building Priors Hall at Corby. Only a thousand of the proposed houses completed and without a school and other promised facilities.

Resident, Greg York disgusted by the concessions afforded these developers, suggested Council obtain a Bond, a signed agreement in respect of Phase 3 land, the majority of which is owned by the Borough.

Treasurer , Ian Brown, thanked the residents for their donation of £41 last year. The website renewal fee causing a loss of £2, left £84 in the bank at the end of the year.

Being prepared to stand for the coming year the current committee were re-elected en bloc.

Guest speaker Cllr. Lora Lawman began by outlining the course of events leading to this development, from John Prescott flying over land speculating in his helicopter which gave rise to the Milton Keynes & South Midlands Development Plan to the Borough Council refusing planning permission. She explained the limitations of Borough Council within the law; that anyone can apply for planning permission on land they do not own, but not build on. It appeared to favour developers, from land hording to the presentation of two applications so that declining the first sends the second straight to Government appeal which is what had occurred. In spite of the range of opposition, after the Public Inquiry Council were forced to agree to the plans and subsequent alterations permitted under the Town and Country Planning Act. Adding there was still time for slight negotiation, she advised residents to communicate concerns direct with her as a member of the Councillor panel for Borough development.
confirmed the developers use of an exploratory work license to completely clear along Niort Way and that the subject of peak time traffic queues along there had already been raised with County Council. A resident suggested the Section 106 agreement be bank bonded, before any development begins. To concerns regarding solvency of public land purchasers and the safeguards in place, residents were advised that company checks were made by the Council Officer responsible before signing.

Councellor Graham Lawman then spoke on other events within the Borough, rebuilding of the category C prison for 1600 inmates, the multi-faith crematorium opened in September with such bereavement services as a video link connection for overseas relatives with screens either side of the room. He invited support for the newly Council owned Castle Theatre after previous substantial sponsorship and visiting Chester Farm, via Claudius Way off the A45 developing as an important heritage site in the county. Rushden Lakes also scheduled to be open by Summer-Autumn 2017.

Residents comments were invited on crime issues for the new crime commissioner seminars with councillors.

Residents raised the question of the missing X4 Kettering bus shelter and foliage strewn pathway leading to it, as well as the graffiti in the underpass. Contact to be made with the County Council.


8th October 2016
Notice of AGM



September 2016 Planning Permission Granted
At the meeting of the Council's Planning Committee on the 14th September 2016 approval was given for the Wellingborough North development.

There were however some positive measures for Redhill Grange:

Firstly it has been agreed that the woodland strip on the west side between the Existing A 509 and the old Wellingborough Road will be kept and is now shown on current plans as existing woodland.


Secondly, condition 27 of the permission states that; “before any part of the development hereby permitted is commenced,the applicant shall undertake public consultation with residents of Redhill Grange concerning any alterations to the existing access arrangements or creation of a new access or accesses to the estate at Redhill Grange. The results of the consultation shall be considered by the applicant and where appropriate taken account of in the subsequent detailed reserved matters application submissions pursuant to this permission.”

However Phases 2 and 3 are still included in the development although another condition has stipulated that no dwellings in those phases shall be occupied until the IWIMP road link has been completed and brought into use.

The full text from the Planning Committee's minutes relating to Wellingborough North are available on the Council's website.click here:
http://www.wellingborough.gov.uk/meetings/meeting/926/planning_committee


May 2016
Revised Planning Application Submitted:
Council notice to Residents:

Notice to Residents from Secretary RGCA

Residents - URGENT

Committee has received notice from the Borough Council regarding an application from the developers for yet more revisions to the development of Wellingborough North. As you are aware the Secretary of State in 2009/10 granted planning permission and even though WBC are the largest landowner of Phase 3, it would seem the developers are still expecting the Council to sell them the eastern land. The land for Phase 3 will always have planning permission, but its development was expected to be a future consideration. Negotiations are already taking place between Council and developer for purchasing the access land along Niort Way to commence Phase 1A and it was suggested by these developers that Phase 3 would not be considered if Phase 1 could commence. As you may be aware the developer can only build up to 1500 homes prior to the Isham/Wellingborough road scheme, which has once again failed to get funding and any more built before this IWimp road would not be allowed to be occupied under the current planning permission.

We will all be affected in some way if Phase 3 goes ahead, as a 'so called' gated bus road is scheduled from the Kettering Road behind Grange Road and through the estate via Redhill Way, which road at the eastern end will also connect with a primary school and another 'mixed use centre' before joining Northen Way and Nest Farm Road. The plans have had so many revisions over the years the hedgerow dividing us from the A509 Kettering Road is shown to remain on some and uncertain on others. Whatever results, we must all make as many individual comments on the aspects of the plans currently shown on the Council's website, as well as the RGCA committee. PLEASE TRY TO DO SO BEFORE MONDAY, 13th JUNE, which by my reckoning is the 21 days deadline from the date of their letter.

To view the application documents go to:

http://pawebsrv.wellingborough.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=O71Y7WRBGR000

To view the revised plan go to the Image Gallery or click here

Regards
S Suttle
Secretary RGCA


19th November 2015
Annual General Meeting - RGCA

In his review of the year, the Chairman reminded residents that RGCA had been formed in their interest since the planning application for Wellingborough North seven years ago, there having been a few successes on the way. Referring to the most recent application received for permission to develop a part of Phase 1, as 1A, amounting to a smaller section along Niort Way, it was felt there was little to object to on planning grounds. RGCA has developed links in the area and is now recognised in the Borough as a community, which results in our inclusion for consultation.

The Treasurer reported that the donations last year, of £46, offset the printing and website costs, and thanked the Ock'n'Dough for free use of the meeting room that evening.

Mr. Robert Hawkes, outlined the history of the Association from the Community Centre in The Banks during the 80's to the formation of RGCA from the Appleby Close Action Group, commended to Mike Chislett and asked if or how it now continues. The current quiet situation with the development could be seen as the 'lull before the storm.' Changes to outline planning will be dealt with by letter and application. The estate is not now as remote as alleged. It already has a neighbourhood centre with services from cradle to grave, including nursery and undertakers.

Should we then focus our attention on the estate, as with villages, citing an annual volunteer tidy up as organised when access was made through the hedgerow bordering the A509, or the more recent initiative to 'Save the Spinney' He also suggested that if sufficient residents desired it, Virgin Media could be contacted by the Association with a view to having cable installation on to the estate.

Those present raised several areas for improvement from fly tipping on the old road and water pipe bursts to bad drainage on the footpath between Oakview and the state of grass verges through car parking in that street. The Secretary remarked that she had raised the latter with County Council after a resident's previous comment, but received no concern or remedial consideration from them.

The vote taken by the quorum of those present was to continue the Association and the current Committee were prepared to continue. One nomination for Committee was proposed and offers received to organise a litter picking group in the new year.

Guest speaker, Cllr. Graham Lawman replying to a new resident's question as to why new street lighting installation had stopped before the top of Grange Road said that part of the estate was still an unadopted road. He also reminded that trees/foliage were the responsibility of the Borough, but paths were the jurisdiction of County Council. The new electoral ward is now Rixon, not Hemmingwell, and reminded it was still possible for RGCA to become a Neighbourhood Council with similar powers to parish councils. This was dismissed, without a full working committee.

The Local Plan to which development must adhere, is still in consultation process and the local Joint Core Strategy under Government review. An eight figure sum had been set for the sale of the access land, but as yet no formal agreement received to that. The majority of Phase 3 land is still Council owned and hope remained for a clause against future development, but reminded that land would always have planning permission and therefore valued as such.

Wellingborough East progress: Japanese Knotweed had to be cleared before work around the station could commence and changes regarding the schools were being made to the plans.

Iwimp road extension application: He hoped traffic would be relieved by dualling A43 first.

14th January 2015
Application from Developers in respect of 182 dwellings on Phase 1A

TOWN AND COUNTRY PLANNING ACT 1990

Application No. WP/15/00015/REM
Proposal: Reserved matters application for access, appearance, layout, scale and landscaping for 182 dwellings., Outline planning permission (reference WP/2012/0525/XEIA) was an environmental impact assessment application and an environmental statement was submitted as part of the outline planning application.
Location: Land Off The, A509 Niort Way And A510 Northen Way And South Of Great Harrowden, Wellingborough, Northamptonshire
Applicant:Mr Mark Best Northants LLP


I hereby notify you that a planning application has been received in respect of the above development.

All accompanying documents and plans can be found on our website at the following link:
http
://pawebsrv.wellingborough.gov.uk/online-applications/

or on screen at the Council Offices, Tithe Barn Offices, 1 Tithe Barn Road, Wellingborough between the hours of 8:30am and 5.00 pm Mondays to Wednesday, and between 9:30 am and 5:00 pm on Thursdays and 8:30 am to 4:30 pm on Fridays

The Council prefers to receive your responses electronically within 21 days of the date of this letter. If you do not respond within that time your views may not be taken into account in determining the application. The Decision Notice will be displayed on our website and may be viewed via the above link.

Mr M Kilpin
Principal Planning and Building Control Manager


19th November 2014
Wellingborough Borough Council - Planning Committee Meeting:

At the Planning Committee Meeting of 19th November two applications in respect of Wellingborough North were covered.


RGCA Secretary spoke first regarding reserved matters Application WP/14/00480/REM relating to open space, landscaping, junctions on Phase 1A endorsing the comments made by the County Council Archaeology Unit. She reminded that the Sites and Monuments Record showed aerial views and uninvestigated mapped evidence of earlier Romano British habitation, which she had given to the Public Inquiry. A watching brief was the lowest grade of archaeology. The medieval village south of Gt Harrowden, as a previously investigated site was being avoided and the proposed open space and sports fields could equally be planned on other sensitive areas, which the Core Spatial Strategy purports to protect in new developments.
The following are the minutes of the meeting, as covered them; the Council's minutes can be found on the Borough Council of Wellingborough website by typing in 'Planning Committee minutes' in the search bar and clicking on those for Wednesday, 19th November 2014.

Speaking for the developers, in support of the application, it was mentioned that contact had been made with the County Archaeologist and that a series of test pits were scheduled early in 2015.

Will residents please look out for any archaeological investigation taking place January/February on land next to the A509 Kettering Road in the area behind and beyond the bus stop. The wooded area running alongside Niort Way is not scheduled for this.

The Planning Committee voted that the application proceed

The second Application WP/14/00586/VAR was to alter the original planning permission by a Phase 1A with removal of conditions to allow for extended development of Phase 1.

RGCA questioned the viability of such altered timescales and how Reserved Matters could be property effected within a five year period, as well as the suggested significance this development would add to the Council's Housing Targets over the next five years. RGCA also saw Council's acceptance of the extensions and alterations as a possible open charter for developers to pick and choose development areas between phases, 1 - 3.

The developers then set out their time frame for development including Phase 3, stated as being eight years to commence within ten years. Cllr. Waters challenged, this comment reminding this application applied to Phase 1A. His understanding was that Phase 3 was no longer scheduled but would now seem to be 'creeping back in.'

A debate took place about the proposal of fragmentation of the site. Cllr Scarborough announced that he objected quite strongly, the comment was made that developers 'had had years to get their house in order' that agreement could lead to a failure of supporting community facilities, as had been the case with Redhill Grange. Planning Committee Chairman argued that there were already sufficient existing facilities to sustain 250 houses in Phase 1A, that it was not unusual for any development to commence in this way or to have different builders and that Phase 3 was a long way off. It was generally considered that the conditions relating to flood provision had been duplicated earlier in the application and that the final conditions could be removed.

The Council's Solicitor was questioned as to a legal reason for refusal and replied this was a planning matter not a legality

When put to the vote the motion was carried 6 votes in favour to 3 against.

18th November 2014
Annual General Meeting Report:

At the annual meeting of Redhill Grange Residents Association representatives of Wellingborough Norse introduced themselves as one of many commercial services companies across England and Wales. In cost effective partnership with the Borough Council they undertake grounds maintenance, street cleaning and refuse collection. They explained that the fortnightly brown bin collection could not be altered within the agreed budget. Starting slightly later in March to accommodate one collection in November for Autumn pruning was suggested by a resident as was concern for the lack of recycling at Redwell Leisure Centre for the numerous plastic water cups. It was reminded that as a commercial enterprise the centre would pay for collection, although the suggestion of dual recycling bins as those outside schools would be given consideration.

Refuse operatives are asked to gather litter which escapes in course of collection, but it was evident that it was the most public spirited residents who keep the estate in the order commended by Cllr. Waters. Our thanks to one unknown lady in particular, frequently seen gathering litter from around the bus stop on the estate.

Recycling is sorted at Sidegate Lane and the Leicester facility and contamination of loads accounted for 12-14% which was mentioned in the light of food remnants discovered in some green bins. Waste collection programmes for 2014/15 with details of recyclables were handed out, copies of which are also available in Swanspool Council office and will shortly be on the estate notice board/website. Cllr Waters said that percentage of recycling had fallen and reminded that most plastics were accepted including yoghurt pots and flower pots, but not cellophane and polystyrene.

The County Council budget for cutting grass verges is three times a year, but subsidised by the Borough Council they aim to do seven cuts a year.

The Minutes were signed and there being no other nominations, the Chairman re-elected the current Committee Officers en bloc. The Treasurer reported donations in the last year amounted to £56, and a small loss of £15, despite funding the printing costs, the year ended with a balance of £88.

The Chairman mentioned the Planning Meeting for the following evening when one of the Committee would be speaking on the developer's application to extend the time limit imposed for Wellingborough North by developing part of Phase 1 as 1A. and removal of conditions to allow this and conditons regarding flood prevention, which were duplicated. He also failed to see how so few homes would have much impact on the housing targets.

Although the permission was specific on timing, variation of approved plans is permitted under the Town & Country Planning Act. The two year extension for completion of Reserved Matters, of which there will be many, expires 2017. These relate to landscaping and infrastructure such as roads, the latter probably being of most concern, particularly with junctions at the lower end of Gleneagles, where it was thought there would now be traffic lights instead of roundabouts.

Cllr. Waters in thanking for his invite to the meeting, reminded that dialogue on Wellingborough North could prohibit his power to vote at the planning meeting and paid testament to the fact that in years not one brick had been laid and that it was for us to ensure that the right bricks are laid. Phase 3 he answered was uncertain and despite assurance would depend on the elected Council.

He explained that the boundary changes which resulted in the estate being in the newly named Rixon Ward meant that this was his last year as Councillor for Redhill Grange. Being on the County Council board and having introduced glass bottles into green bins, Councillor Waters said that the percentage for recycling was going down. To a remark on the amount of assorted litter around the Kettering bus stop, he advised that £170,000 is spent on cleaning up the A45 alone and that in March 2015 a scheme entitled "Don't be a Tosser" was being launched countrywide.

20th October 2014
Notice of Annual General Meeting:


TUESDAY

18th
NOVEMBER







AT REDWELL LEISURE CENTRE

BARNWELL ROAD
commencing 7.30 p.m
is
YOUR RGCA ANNUAL MEETING
YOUR OPPORTUNITY T0
HEAR & SPEAK TO
YOUR WARD COUNCILLORS

ALSO A REPRESENTATIVE FROM WELLINGBOROUGH NORSE
will be attending for questions and answers
ON ALL TOPICS OF REFUSE AND RECYCLING

September 2014
Developers Seek to Change Planning Permission

In terms of Planning Application WP/14/00586/VAR which has been submitted to the Wellingborough Borough Council, the Developers of Upper Redhill, Northants LLP, are seeking to vary the terms of the outline planning permission which was granted in 2010 and extended in 2013.

The application seeks to create a small area (Phase 1a) area within Phase 1 of the development claiming that:

“ Economic conditions have not allowed commencement of development
until now, however deals have been lined up with potential developers, and the changes which are sought in this application will facilitate the submission of reserved matters applications by end of the year.

The reason we are applying for the removal and amendment of these conditions is we find that the conditions, as they stand, are potentially prohibitive to the delivery of this site......

We, after discussion with the council, would like to change the condition to create a new
smaller area, labelled Phase 1A on Drawing Number BBD008/017.01/K, which is submitted with this application. This reduces the area of the first phase to be developed in carving phase 1a from the remainder of phase 1. Unless the condition is amended to a smaller area, which is more deliverable, it is a risk that the permission may remain undeveloped in its period of validity...."


The effect of this application, if approved, would be to grant the Developers permission to develop this smaller area of Phase 1 and extend the permitted time to develop the remainder of the Development for up to 12 years.

To view a plan of the the proposed Phase 1A - see Image Gallery

May 2014 - Update:
13th May 2014 Council Agree to Sell Land to Developers
Article From Northamptonshire Evening Telegraph

Land sold to kick-start Wellingborough North development

A deal has been struck over land needed to kick-start a £400m development to the north of Wellingborough.

Outline planning permission for the Wellingborough North development was granted by the Secretary of State in February 2010.

But work couldn’t start until a piece of land owned by Wellingborough Council was sold.

The council’s resources committee decided last September that it was the right time for negotiations over the sale to begin, and a deal was agreed by councillors on Tuesday night.

A spokesman for Wellingborough Council said: “Following several months of negotiations, it was agreed to sell to developer Northants LLP, subject to satisfactory Section 106 agreements. Section 106 agreements set out ways that a developer will mitigate the impact of a development, including provision of affordable housing and infrastructure.

“The outline planning permission for the whole development gave consent for up to 3,000 homes, shops, schools, a nursery, offices, a health centre and parks, as well as space reserved for new road improvements between Isham and Wellingborough.

“The sale of this land allows only the first phase of the project to go ahead, which would result in around 1,500 new homes.”

The spokesman said the views of residents had been taken into consideration.

The council spokesman added: “There had been some opposition to the development due to its proximity to nearby residential area Redhill Grange.

“Taking this into account, and having listened to local residents, the council has negotiated that the part of the scheme concerning the area immediately adjacent to Redhill Grange won’t be developed without further consent from the council.”

Once work gets under way on the development off Niort Way, it will help with the five-year supply of housing land the local authority is required to demonstrate. Wellingborough North should also help protect the borough’s villages from speculative planning applications and provide a financial boost.

Speaking last year when it was agreed for negotiations to start, council leader Paul Bell said: “The money we’ll get from selling the land will obviously be welcome, and the development will also bring benefits for the borough as a whole in terms of construction work, additional employment, education and leisure.”

Wellingborough Borough Council - Extraordinary Meeting
13th May 2014

After many months of inactivity over the proposed sale of the Council owned land required by the developers to commence Phases 1 and 2 of the Wellingborough North development, an Extraordinary Council meeting is due to be held on Tuesday,13th May.

Two Redhill Grange Community Association Committee members have elected to speak. It is anticipated that a show of support from residents as well, will demonstrate that they still have a vested interest in the way this land deal is being progressed.

The Borough of Wellingborough Council's website ('meetings and minutes') gives no details about this meeting from which the public is likely to be excluded when discussion takes place.

This, the RGCA Committee feels is very undemocratic as surely, Council Tax payers, have a right to know that the Borough Council is obtaining maximum value from the sale of any Council Land.


February 2014 - Update:

The Resources Committee of the Borough Council of Wellingborough has not as yet, arrived at any conclusion on the developers request to enter into negotiations to acquire council owned land to allow the delivery of the first two of the three phases of this development.

The situation would therefore appear to remain as reported in the Committee's minutes for February and September 2013.


January 2014 - Extract from Wellingborough Council 'Link' News Letter

Wellingborough North
Councellors have now agreed to begin negotiations for the sale of about 66 acres of land, needed to kick-start the £400 million Wellingborough North project.

Outline planning permission for the development was granted by the Secretary of State in 2010, giving consent for up to 3,000 homes, shops, schools, a nursery, offices, a health centre, a community centre and parks, as well as space reserved for new road improvements between Isham and Wellingborough.

The council owns part of the land needed for the scheme to begin, but the authority didn’t want to sell until it could get the best possible price. The Council agreed at the end of last year that it was now time to enter talks, while also expressing a desire to protect the borough’s villages from an increasing number of unwanted planning applications — explaining that this would be more likely if a supply of housing land could be demonstrated in the town.

Agreement was also reached that the third phase of the proposed development — around Redhill — would be excluded, offering reassurance and protection to residents there.

December 2013 - Notice to residents:

Residents' News

December 2013


At the recent residents' meeting, Chairman of Redhill Grange Community Association outlined the latest position on Phase 1 of the adjacent development. Permission for which was granted for 1500 homes by the previous Secretary of State prior to the Isham / Wellingborough road improvements. Phase 1 of which represents approximately a third with 500 homes and a primary school. It should be noted that the likelihood of this by-pass is at least five years awa and that there is no finance available for the Isham By-Pass.

As the local Council had refused outline planning permission the S106 Agreement remains unsigned since 2009 and the access land required by the developers to commence is in Council ownership. This has had implications for the time period on the outline planning approval being extended.

At the Resources Meeting in February, Councillors voted to defer a decision on negotiating a sale of the land for access until the September meeting. By this time, with pressure to consider a price for this, not least from Parish Councils now threatened by development around villages, the motion received a majority vote.

The developers have stated they would be prepared not to develop Phase 3, which is the land to the east of Redhill Grange, the majority of which is still in Council ownership. The lower part, which joins Northen Way and links to Nest Farm Crescent, is scheduled, in the original plans, for a Primary School.

It is important to note however that the one concession granted to the Redhill Grange Community Association in the Inspector's Report from the Public Inquiry was that residents be consulted before any road around or through the estate is planned. RGCA Secretary had received information that Northants LLP were intending to submit the Reserved Matters application, which has to be received by 13th January 2015.

This is the final application to proceed Phase 1 and it is important that any validated comments residents may have concerning environmental impact, flood risk, sustainability of the development, new species habitats/hedgerows within the past year be notified to the Secretary of the RGCA,
susansuttle@btinternet.com as soon as possible.

Our Councillor Malcolm Waters encouraged residents at the meeting to get involved with interest and comments as it helps Redhill Grange and it helps Council.

18th September 2013 - Resources Committee Meeting:

At its meeting the Wellingborough Council's Resources Committee reconsidered the developers, Northants LLP, request to enter into negotiations to acquire the council owned land off Niort Way, to enable them to proceed with their development.

After discussion the Committee resolved to:
(i)
authorise officers to enter negotiations with Northants LLP, as a special
purchaser, for best consideration for the council’s land needed for
phases one and two of the Wellingborough North development;
(ii)
agree that there will be a report back to a future Resources Committee
with recommended terms of sale;
(iii)
agree that conditions be attached to the sale of the land to ensure that
specific interests are protected;
(iv)
note that a progress report will be made to the Resources Committee on
30 October 2013.


6th February 2013 - Resources Committee Meeting:

At its meeting the Wellingborough Council's Resources Committee considered
the developers, Northants LLP, request to enter into negotiations to acquire council owned
land to allow the delivery of the first two of the three phases of this development.
The issues specifically related to the council’s land holdings within the development site.

The Chairman allowed Mrs S Suttle, Honorary Secretary of the Redhill Grange
Community Association, Mr R Lovett, Chairman of Redhill Grange Community
Association, Councillor R Hawkes and Councillor G Lawman to address the
meeting. The speakers made reference to the five year housing supply and
the need to make decisions for the benefit of the whole borough. Particular
concern was raised regarding the potential sale of land assets in a depressed
market.

It was considered that the Stanton Cross development and the potential Prologis
development at Appleby Lodge should take priority.

It was also considered that infrastructure was needed before any expansion. The
speakers believed that any negotiations should purely be negotiations and should
not give rise to expectations that the council would choose to sell until the economy
improved and realistic prices were obtained. There was also the thought that as the council
did not need capital at the moment that it would be better to keep any land for the future
benefit of the borough.

After a lengthly debate the Rescouces Committee RESOLVED that a report on this
matter be deferred for further information to be collated, and that a new report be
submitted to the Resources Committee on 18 September 2013.

1st February 2013
Wellingborough North Development - Update

On the 8th October 2012, the Developers Northants LLP (a subsidiary of Bee Bee developments) submitted details of Design Codes for Phase 1 of their development – the area to the west of the A 509 and north of Niort Way. Phase 1 of the Development entails the construction of up to 1500 homes and is the only phase of this development which can take place due in the foreseeable future due to lack of funding for the Isham Bypass and the Isham to Wellingborough Improvement project ( IWIMP)

The submission of the Design Code, and approval by the local planning authority, within three years was a condition of the outline planning approval granted by the Secretary of State on the 23 February 2010.

The Design Code and the report by the Council's Head of Planning and Local Development can be seen on the Councils Planning website under the applications reference number
WP2012/0458/DOC

Later on the 19th November 2012 the Developers sought approval for a new outline planning permission to replace the existing permission and to extend the time limit for submitting the Design Code for Phase 1 by a further two years (ie up to 23rd February 2015)

Details of this second application and the report by the Council's Head of Planning and Local Development can be seen on the Councils Planning website under the applications reference number
WP2012/0524

Both these planning applications were considered by the Council's Planning Committee at its meeting on the 19th December 2012 and both applications (the Design Code for Phase 1 and the two year time extension) were approved subject to several conditions.


These conditions included:

The requirement for the Developers to plant woodlands on the northern and eastern edges of Redhill Grange during Phase 1

The requirement for the Developers to undertake public consultation with the residents of Redhill Grange concerning any alterations to the existing access arrangements or creation of a new access or accesses to the estate at Redhill Grange.

Full details of these conditions can be found in the minutes to the Planning Committee's meeting of the 19th December 2012 via the Council's website.

Access for the Developers for Phase 1 has to be off Niort Way via land owned by the Council and the Developers are seeking to purchase this land in order to proceed with the project.

In submitting their proposals the Developers have made a commitment not to proceed with Phase 3 of the project – ie land to the east of the A 509 and Redhill Grange.

This application will be discussed by the Council's Resources Committee's meeting on the 6th February 2013 as Agenda Item 4 which can be viewed on the Council's website -

29th November 2012
Redhill Grange Community Association AGM

There were 60 residents present at the Annual General Meeting of Thursday, 29th November 2012, and six apologies for absence received prior to the meeting.

The meeting began with the Chairman’s Report. Residents were given an account of events resulting from Council meetings through the year from 12th January Development Committee when Mr Buller of Bee Bee Developments apologised for his part in delaying the Wellingborough East development (Stanton Cross). A fact previously denied at the Public Inquiry and which lost the Council £10 million in Government grants. Since the recent Compulsory Purchase Order, this development now looked set to proceed.

He concluded by reporting on the two Stakeholder meetings with developers attended by Parish Councillors and two RGCA Committee members in September and November regarding the Phase 1 Design Code. Also the October Council meeting at which he and the Secretary had spoken with reference to the developers’ misconduct as mentioned above.

The first letter residents received at the end of October from O. Duyile, Principal Planning Officer, invited comment on the draft Design Code for Phase 1 of the development known as “Upper Redhill,” a name, apparently originating from County Council Highways. It is referred to in documents as a SUE (Sustainable Urban Development). Although the statutory deadline for comment was 9th November, we were informed by M. Kilpin, Principal Planning and Building Control Manager any received before the applicable Council meeting would be considered.

The Chairman reminded that comments on the Design Code were for Phase 1 only, restricted to the internal roads, design and position of buildings. He referred to the highest density of housing being immediately adjacent to Redhill Grange, with only a few feet of frontage to each house and narrow roads, creating a future ‘slum.’ It is also the area for a neighbourhood centre, health centre and retail, including parking and sited alongside the A509 Kettering Road. A primary school with access to Niort Way is also part of the first phase.

Residents discussed the subject of competition for existing retail outlets and the siting of the proposed community buildings, lack of infrastructure, impact on town development or the effect of too much development at one time were told were comments for Reserved Matters. Under the terms of the permission granted by the last Government, time allowed for acceptance of both such Phase 1 documents expires on 23rd February 2013.

The most recent letter from Planning to residents however referred to the developers’ request for an extension of this date for up to two years. Although comments are invited on this from residents the elected Council already holds the access land required for Phase 1 which, since the Public Inquiry they have declined to sell. This also includes access land to the east of Redhill Grange for Phase 3. You may have noticed that the applicant is Mark Best, but listed from Midtown Capital Ltd. They are a London based property development and investment company interested in the South East, credited with previous developments in the city “from an expert team led by Craig Best a founding partner of Bee Bee development more than 20 years ago.”

Under the terms of permission granted by the last Government only 1500 houses, the first phase of the development may proceed before the Isham/Wellingborough road improvement (IWimp). The Community Infrastructure Levy currently under public consultation on the Council website estimates the present cost of this to be £63 million.

The one concession from the Public Inquiry given to residents was consultation on the roads in and around Redhill Grange, which involves future access roads into Redhill Grange with subsequent phases of this development including access to Nest Farm Road via Northen Way. The mention of a new roundabout in Northen Way at Nest Farm Road is actually already mentioned in the Technical Notes for the Phase 1 Design Code.

Residents were informed that the Community Council voting for Redhill Grange had been delayed until 2014 by a boundary change in County Council, although this was not helped in the first place by a lack of information from Election Services. To date, the Secretary reported she had still not received official notice of this fact, having heard only through approaching the Ward Councillor.
Residents were also informed of differences between a Parish Council and the form to which Redhill Grange would be entitled, particularly with reference to funding.

The Treasurer gave his report, copies of which were produced for those attending. After website and printing costs through the year, together with room hire for the meeting the balance of funds remaining were £78. The accounts were unanimously accepted by those present. Mike Chislett challenged the Committee for their lack of attention to gaining extra funding since the Grant he had originally obtained.

As there were no other nominees for Committee, despite the Chairman’s pleas for a greater variety of expertise and equally time/commitment, the current Committee were elected en bloc. Proposed by Mr K Brown and seconded by Mr P. Wallington.

At the end of the meeting residents suggested to Committee that a collection should be taken towards funds, at which £119.60 was raised to cover costs for the year.

October 2012 - Development News:
Northants LLP (a subsidary of Bee Bee Developments) are seeking to proceeed with Phase 1 of Upper Redhill ( 1500 homes to the west of the A 509) and have submitted their application to the Council, as stated in the following letter:


17th September 2012 - Notice
North Northamptonshire Joint Planning Unit Notice of Consultation

Consultation on Emerging Policies for the Joint Core Strategy

As part of the review and update of the North Northamptonshire Core Strategy that was adopted in 2008, we are now inviting comments on emerging plan policies over a 10 week period, starting on the 6th August and ending on the 15th October.
This is a non-statutory consultation aimed at identifying any major issues prior to finalising a Pre-Submission plan at the end of the year. These policies and plans will shape how Corby, East Northamptonshire, Kettering and Wellingborough develop through to 2031.
The North Northamptonshire Joint Committee, made up of the District, Boroughs and County Council, has agreed these draft policies and a provisional list of sites for strategic housing and employment. A number of these sites already have planning permission but have been identified to reinforce their importance over the next 20-30 years in delivering housing and jobs in the area.
This is an important opportunity to help shape the new plan. Comments made during this 10 week period will feed into the Pre-submission Joint Core Strategy. Amendments can then be made before a Pre-submission Joint Core Strategy is published in early 2013 when final representations can be considered ahead of an independent examination of the plan.
Please find attached to this email a summary document giving more information about the plan and consultation
Further details and links to full consultation documents are available to on our website at http://www.nnjpu.org.uk/consultations/detail.asp?id=11. Additional material is also available on the website relating to proposed strategic sites.
Comments can be made by 5:00pm on the 15th October in the ways listed below:
1. Email: consultation@nnjpu.org.uk
2. Post: North Northamptonshire, Joint Planning Unit, c/o East Northamptonshire Council, Cedar Drive, Thrapston, Kettering, Northants, NN14 4LZ
Thank you


Notice to Residents: June2012

COMMUNITY GOVERNANCE REVIEW 2012


THIS COULD AFFECT YOU

RESIDENTS ARE BEING CANVASSED

for their view on Redhill Grange Community Association becoming a Community Council with officers elected by the residents to benefit the needs of this estate.

This step which is a one in ten year opportunity is designed to establish a status similar to that of Parish Councils.

This would at least ensure our consultation/input in future detailed plans and developments for this area and, at its furthest extent, the opportunity for a style of elected parish governance if residents so desired.

Your response to/approval of this proposal would be appreciated by either writing to:-

Head of Resources, Borough Council of Wellingborough at Swanspool House, Doddington Road, Wellingborough, NN8 1BP

or by sending an email to:-

elections@wellingborough.gov.uk


By Midday on 27th June 2012


Wellingborough Borough Council - Letter


Wellingborough Borough Council
Development Committee Meeting 10th January 2012
At the above meeting several matters relating to Redhill Grange were discussed, in particular the level and rate of housing development in the borough. In addition a presentation was given to the Committee by Mr A Buller of Bee-Bee Developments.

To read the minutes of this meeting, please click on the following link:

http://www.wellingborough.gov.uk/egov_downloads/10_January_Final.pdf

e

Annual General Meeting: 29th November 2011 - Summary:

The Committee were pleased to welcome an increased number of residents to the AGM on 29th November.

Two Police Officers gave a report on the area advising that Redhill Grange had a very low crime rate and that the new non-emergency number to report an incident from anywhere in the country was 101.

Debbie Thorne, Northampton County Council Traffic Manager spoke of the increase in permanent road repair, rather than temporary filling of potholes, which had begun to show results.

Mike Gilpin from Borough Council of Wellingborough Planning Department said that the Government's Localism Bill had received Royal Assent. This could enable Redhill Grange Community Association to become a Neighbourhood Forum with a more effective voice in the locality.

The Isham/Wellingborough road improvement was not coming forward.

The present Committee was re-elected en bloc, but it was stressed new members would be welcomed.

Councillor Graham Lawman informed that the piece of land adjacent to the Ock N' Dough Pub had been sold to Redwell Church to include a centre.

Brighter white light street lighting would replace existing lights over five years old and that those switched off were being reviewed in batches. A detailed newsletter will be circulated to all residents in the new year.



Notice : Annual General Meeting: 29th November 2011

Residents of Redhill Grange are advised that the Annual General Meeting of their association will be held at the Redwell Leisure Centre at 7.30pm on Tuesday 29th November. The detailed agenda and further information will be published here shortly and a leaflet on the event will be delivered to every home on Redhill Grange.

4th February 2011

THE ISHAM by pass will not go ahead.

The government announced today the scheme will not be put forward for consideration until at least 2015.

The only road scheme which was given the green light in the county for investment was the Corby Link Road.

Earlier this year, Northamptonshire County Council submitted Expressions of Interest to the Department of Transport for both the A43 Corby Link Road and the A509 Isham Bypass.

Transport Secretary Philip Hammond announced today the Corby Link Road has been carried forward to the next stage, which will see the government work closely with the county council over the next few months with a view to achieving a full approval announcement for the scheme towards the end of 2011.

Subject to full approval, it is likely that the Corby Link Road scheme will commence in 2012/13 albeit final details will need to be agreed.

The government’s announcement also means the Isham Bypass will not be considered for funding until 2015 at the earliest.

Previously the government advised that funding would not be made available for the extension of the Isham Bypass ( the Isham to Wellingborough Improvement - IWIMP)

These decisions will prevent any development of Phase 2 and Phase 3 of the Development plans for Upper Redhill for the foreseeable future.


December 2010


Annual General Meeting
November 25th 2010


The Association held its AGM at the Redwell Leisure Centre on the 25th November commencing at 7.30pm. The following speakers addressed the Meeting on the matters indicated.

The evening commenced with a brief talk by
Shaun Johnson from the Northamptonshire Fire Brigade assigned to the arson task force, finding out forensic evidence from deliberate fires, such as fingerprints from metal. A third of £1 million saved in the county through covert cameras preventing haystack fires.

Mr Johnson was followed by
Susan Anderson from Freegle urging us to think before taking anything to the rubbish tip, promoting the website www.ilovefreegle.org . A type of 'one-line' exchange and mart, where no money exchanges hands, but customers can get rid of items or find something useful for them – 'one mans's rubbish is an others useful item'. Such as a broken shed which 8 people tried for.

Joe Hubbard , recently appointed Chief Executive of Wellingborough Borough Council, spoke of his role in ensuring and assisting Councillors to fulfil their function and achieve their role within the Borough.

The business part of the Meeting included a two minutes silence in memory of Richard Fraiel, a member of the Committee, who was one of the organisers in the 'tidying hedgerow day' in May, photographs of which were displayed at the Meeting.

The Treasurer of the Association reported a sum of £250 remaining after the past couple of years, a decreasing sum after deducting costs for meeting room hire, cost of new letters etc.

Richard Lovett ( Association Chairman) reported the present situation with 'Upper Redhill Development'. Originally the secretary of state has requested a Deed be signed between the Landowners, one of whom being the Local Council. A deadline was set but the Deed remains unsigned. The Secretary of State for the previous Government decided to grant outline planning permission without it. The situation is that the Developer does not control all the land he needs to commence Phase One, which the Secretary of State ruled should precede Phase Two and Three, and that the Wellingborough to Isham road improvement would be commencing.

The Association Secretary Susan Suttle gave a brief account of the Development Committee Meeting she had attended that month and urged residents to write or e-mail their comments on the Draft Site Specific Document Plan, compiled by the Council's Planning Department which was open for amendment. This followed Richard Lovett's report of the Council Meeting in October, attended by Redhill Grange Association Committee Members who challenged the description of the Estate as being isolated with few facilities, when adequate retail and bus services were within walking distance. (The official closing date for comments is the 31st December, although there is a certain flexibility with the Xmas break) The A4 booklet on this can be obtained to read in the library as well as on-line.


Councillor Graham Lawman confirmed the prime focus of development was still for WEAST, but that the housing targets in the Borough were not expected to be met until well after 2026. To the question as to whether Developers could start building to fulfil the outline permission granted, Councillor Lawman replied that there were access problems and that further application would need to come before the Borough.

He mentioned that the Community Policing Team was being merged into four areas, but would not effect the current service. He also warned that future complaints of speeding in Redhill Way, could result in monitoring taking place shortly.

He urged residents to report incidents of stray horses to the Police, so that Bailiff could be involved and ownership verified. The field is leased to a farmer who finds in not viable to gate it.

He hoped to have the porta-cabin again for voting at the Ock 'n' Dough, although that is the Returning Officers decision.

The disruption in Market Street was finished but the road would be closed again after the 4th January 2011, so that work can resume on town centre improvement.

There has been an assessment of the Redhill Grange hedgerow and a report made for Pocket Park status, although a lack of diversity in trees for this was noted.

The missing gate giving access to land around the estate along Northern Way was also reported.

Councillor Waters was questioned whether the un-sightly bottle bank on the approach to the Estate would now be cleared, as green bins now being used the recycle glass. He replied that he hoped to be able to do so and that he had promised an increase in recycling through this.

The Mayor, Councillor Lora Lawman commended the Association for not being shy about defining their environment. She commented that it was a tough year ahead and that Council Officers will do their best to stretch money for services, although some may suffer. She had lived in the Borough for 24 years and was proud of Wellingborough. ' It is a small minority that disrupts' but she urged all of us to report such incidents every time to Police or Councillors.

The Meeting closed at 9.20pm





November 2010 - Notice of Annual General Meeting:


IMPORTANT NOTICE
TO ALL RESIDENTS


THE ANNUAL GENERAL MEETING
OF YOUR COMMUNITY ASSOCIATION

WILL BE HELD

at

REDWELL LEISURE CENTRE
ROAD

ON


25th NOVEMBER 2010 7.30 p.m.

GUESTS TO INCLUDE PETER BONE M.P*
MAYOR OF WELLINGBOROUGH
YOUR LOCAL COUNCILLORS



OPPORTUNITY TO LEARN OF LATEST DEVELOPMENTS
ANY COMMUNITY MATTERS YOU WOULD LIKE TO RAISE.



*Subject to to Parlimentary sitting.


September 2010 - Update:
Letter from Corporate Director,Borough Council of Wellingborough to Secretary of Redhill Grange Community Association:

Dear Ms Suttle,

There is not very much to update you on since the decision by the
Secretary of State to approve this outline planning consent. The
developers, Bee Bee, are in contact with us, however there is no
specific plan, at this point, from them to bring forward a reserved
matters application which would enable development to proceed. It is
more than likely that this will emerge in coming months however once
again the Council took a decision at its Resources Committee in June of
this year not to use its land holdings in this area to help to unlock
the two urban extensions following a request from the Board of NNDC.
This means that presently the development would not include the
Council's land.

The Council's Site Specific Proposals Development Plan Document will be
going to the October Development Ctte and, as in other versions, the
Council will be showing the outline development area for North West
Wellingborough which has consent.

The only other thing I'm aware of is a meeting that has taken place
regarding a potential designation of a pocket park on the land between
the A509 and the access road to Redhill Grange. I've been away on
holiday for the last week and i'm not aware of the outcome of this
discussion/meeting which I believe included our landscape officer, the
County Council and the resident's association?

Kind regards

James Wilson
Corporate Director
Borough Council of Wellingborough


June 2010
New Government to change Planning Policy:

Letter from Secretary of State for Communities and Local Government
to Council Leaders:

26th March 2010
March 2010 Newsletter published
See Newsletters or
Click here to read

23rd February 2010
Developers Appeal Allowed - Outline Planning Permission Granted:

Copy of Letter to Developers:

From :Michael Taylor, Decision Officer Planning Central Casework Division Department for Communities and Local Government Zone 1/J1, Eland House Bressenden Place London SW1E 5DU Tel 0303 44 41631 Email:

Mr Duncan Chadwick ,David Lock Associates Ltd, 50 North Thirteenth Street ,Milton Keynes
APP/H2835/A/08/2093066
BBD008
23 February 2010

Dear Mr Chadwick

TOWN AND COUNTRY PLANNING ACT 1990 – SECTION 78

APPEAL BY NORTHANTS LLP

APPLICATION REFERENCE: WP/2008/0150/OEIA

LAND OFF THE A509 NIORT WAY AND THE A510 NORTHEN WAY AND SOUTH
OF GREAT HARROWDEN, WELLINGBOROUGH, NN8 4UF

1. I am directed by the Secretary of State to refer to his letter of 22 October 2009 and
to the report enclosed with that letter of the Inspector, Michael Ellison MA(Oxon) who
held a public local inquiry which opened on 2 June 2009, into your client’s appeal under
Section 78 of the Town and Country Planning Act 1990 against a failure of the Borough
Council of Wellingborough to give notice within the prescribed period of a decision on
an application for outline planning permission for up to 3,000 dwellings, retail and
commercial facilities, non-residential institutions (including primary schools and
nurseries), a neighbourhood centre (comprising transport interchange, non-institutional
and commercial facilities), open spaces and parkland, associated facilities and
infrastructure (comprising utilities including gas, electricity, water, sewerage and
telecommunications, and diversion to existing utilities where necessary) and a reserve
corridor for the Isham-Wellingborough road improvement (IWIMP), on land off the A509
Niort Way and the A510 Northen Way and south of Great Harrowden, Wellingborough,
NN8 4UF, in accordance with application number WP/2008/0150/OEIA dated 4 March
2008. A copy of the Secretary of State’s letter of 22 October 2009 is enclosed and
forms part of the decision in this case.



2. The Inspector recommended that the appeal be allowed and planning permission
granted. For the reasons set out in his letter of 22 October 2009, the Secretary of State
indicated that he was, in principle, minded to agree with the Inspector and allow the
appeal, subject to the submission of a signed planning obligation (Deed) which was
binding on the Borough Council of Wellingborough (the Council) – a matter which he
noted the Council had already resolved to enter into. He accordingly deferred his
decision to enable this matter to be addressed.



3. The Secretary of State provided parties with 8 weeks to respond to his letter and he
received representations from Greg York, dated 23 October and 28 October 2009; Mike
Chislett dated 24, 26 and 29 October and 2 November 2009; Pat Kilshaw, dated 28
October 2009; S J Berwin, dated 17 December 2009; and the Borough Council of
Wellingborough, also dated 17 December 2009. The Secretary of State wrote to
interested parties on 23 December 2009, circulating these responses and inviting
comments on them. He also indicated that these would be carefully considered after
which he would proceed to make his decision on the appeal. Further responses were
received from Greg York, dated 23 December 2009; the Borough Council of
Wellingborough, dated 8 January 2010; Bryn Higgott dated 26 January 2010; S J
Berwin dated 27 January 2010; and the Borough Council of Wellingborough, also dated
27 January 2010. Copies of this correspondence are not attached to this letter but can
be made available upon written request to the above address.

Consideration

4. In their response of 17 December, the Council requested that the Inquiry be re-
opened in order to address certain matters relating to the appeal. SJ Berwin’s
response of 17 December submitted a draft Unilateral Undertaking (UU), which it
considered addressed the Secretary of State’s concerns regarding the absence of a
signed Deed by providing that development should not commence on the privately
owned land unless the Council’s Deed is entered into. (The Secretary of State has now
received an executed copy of the UU dated 27 January.)


5. Having carefully considered both of these responses the Secretary of State stated in
his letter of 23 December that he would not re-open the inquiry as he was satisfied that
the issues raised at the inquiry adequately dealt with the matters relevant to the appeal.
He also, once again, invited the Council to submit a signed Deed. With regard to the
draft UU he stated that its provisions were acceptable (subject to minor amendment,
which he now accepts is not necessary, as subsequently explained in SJ Berwin’s letter
of 27 January) and invited comments on the matters raised.


6. The Council, in their letter of 27 January explained that they were continuing to
decline to sign the Council’s Deed and indicated that they hoped that the Secretary of
State would now refuse planning permission.


7. The Secretary of State has given careful consideration to all the representations and
the effect the new UU has alongside the main s106 obligation. While he is
disappointed that the Council have not seen fit to bind their own land at this stage, he
has weighed all the factors in the balance and decided that he will grant planning
permission as the Deeds he does have offer adequate protection for this site in the
circumstances. This includes that the appellants have addressed the Secretary of
State’s specific concern, where they state in their letter of 17th December (para 13) that
“development shall not commence on the privately owned land unless the Council’s
Deed is entered into.” The need to deliver this Sustainable Urban Extension in a key
growth area is also an important factor in the Secretary of State’s overall decision.


8. One other matter raised in the representations received relates to a suggestion that
compensation should be paid to owners of existing houses in the area in the event that
property values decline as a result of new development. However, as set out in
paragraph 29 of “The Planning System: General Principles” (the supplement to
“Planning Policy Statement 1: Delivering Sustainable Development”), “the planning
system does not exist to protect the private interests of one person against the
activities of another, although private interests may coincide with the public interest in
some cases…The basic question is not whether owners and occupiers of neighbouring
properties would experience financial or other loss from a particular development, but
whether the proposal would unacceptably affect amenities.” In this case, the Secretary
of State is satisfied that the impact on amenity from the proposed development, when
weighed in the balance with all other considerations, would not be such as to justify
refusing planning permission.

Procedural matters


9. A written application for a full or a partial award of costs was made by your clients
against the Council. An application for a partial award of costs was also made by the
Council against your clients. The Secretary of State's decisions on those applications
are the subject of separate letters.

Formal decision

10. Accordingly, for the reasons set out above, and in his letter of 22 October 2009,
the Secretary of State agrees with the Inspector’s recommendation. He hereby allows
your client's appeal and grants outline planning permission for up to 3,000 dwellings,
retail and commercial facilities, non-residential institutions (including primary schools
and nurseries), a neighbourhood centre (comprising transport interchange, non-
institutional and commercial facilities), open spaces and parkland, associated facilities
and infrastructure (comprising utilities including gas, electricity, water, sewerage and
telecommunications, and diversion to existing utilities where necessary) and a reserve
corridor for the Isham-Wellingborough road improvement (IWIMP), on land off the A509
Niort Way and the A510 Northen Way and south of Great Harrowden, Wellingborough,
NN8 4UF, in accordance with application number WP/2008/0150/OEIA dated 4 March
2008, subject to the conditions set out in Annex A to this letter.


11. An applicant for any consent, agreement or approval required by a condition of
these permissions for agreement of reserved matters has a statutory right of appeal to
the Secretary of State if consent, agreement or approval is refused or granted
conditionally or if the Local Planning Authority fail to give notice of their decision within
the prescribed period.


12. This letter does not convey any approval or consent which may be required under
any enactment, bye-law, order or regulation other than section 57 of the Town and
Country Planning Act 1990.


13. This letter serves as the Secretary of State's statement under regulation 21(2) of
the Town and Country (Environmental Impact Assessment) (England and Wales)
Regulations 1999.

Right to challenge the decision

14. A separate note is attached setting out the circumstances in which the validity of
the Secretary of State's decision may be challenged by making an application to the
High Court within six weeks of the date of this letter.

15. A copy of this letter has been sent to the Borough Council of Wellingborough and
all parties who appeared at the inquiry.


Yours sincerely


Michael Taylor

Authorised by the Secretary of State to sign in that behalf


Annex A – Conditions



Implementation Conditions



1. The applications for approval of all of the reserved matters in respect of Phase 1 (as
defined by Parameter Plan H - Drawing Number BBD008/017.01/J) shall be made no later
than the expiration of 3 years from the date of this permission, and the development to
which this permission relates in respect of Phase 1 shall commence before the later of:
(a) The expiration of a period of 5 years from the date of this permission; or

(b) The expiration of 2 years from the date of the final approval of the details of the
last reserved matter given by the Local Planning Authority or, in the case of
approval on different dates, the final approval of the last such matter to be
approved.


2. The applications for approval of the reserved matters in respect of Phases 2 & 3 (as
defined by Parameter Plans I & J - Drawing Numbers BBD008/017.02/J and
BBD008/017.03/J) shall be made no later than the expiration of 10 years from the date of
this permission, and the development to which this permission relates in respect of
Phases 2 & 3 shall commence before the later of:
(a) The expiration of a period of 12 years from the date of this permission; or

(b) The expiration of 5 years from the date of the final approval of the details of the
last reserved matter (for phases 2 & 3) given by the Local Planning Authority or,
in the case of approval on different dates, the final approval of the last such
matter to be approved.


2A Notwithstanding conditions 2 and 5A of this permission, no development shall commence
within Phases 2 & 3 (as defined by Parameter Plans I & J - Drawing Numbers
BBD008/017.02/J and BBD008/017.03/J) until development has commenced in Phase 1
pursuant to condition 1 of this permission.

3. Notwithstanding condition 2 above, no dwellings within Phases 2 & 3 (as defined by
Parameter Plans I & J - Drawing Numbers BBD008/017.02/J and BBD008/017.03/J) shall
be occupied until the IWIMP road has been completed and brought into use.
4. Applications for detailed approval of the following matters (hereby referred to as the
reserved matters) in relation to any phase of development shall be submitted to and
approved in writing by the Local Planning Authority before the commencement of
development in that phase (save such preliminary work as the Local Planning Authority
may approve in writing):
(a) the layout, scale and appearance of buildings;
(b) vehicle, cycle and foot access routes and parking;
(c) hard and soft landscaping including boundary treatments and details of street
furniture and lighting;
(d) layout and design of public open space;


The development shall thereafter be implemented in accordance with the approved
details.


4A Application for detailed approval of the following matters in relation to any phase of
development shall be submitted to and approved in writing by the Local Planning
Authority before the commencement of development in relation to that phase:

(a) layout, design and specification of drainage infrastructure;



(b) detailed survey of existing ground levels, details of any proposed alterations to the
existing ground levels, the final ground level of the development and the finished
floor levels of the buildings; and
(c) waste management facilities strategy and waste audit, including arrangements for
the provision of waste collection receptacles.


The development shall thereafter be implemented in accordance with the approved
details.

5. No reserved matters application shall be submitted for development in relation to any
phase of development unless a design code (including schedules of external facing
materials for all the buildings) covering that application has been submitted to and
approved in writing by the Local Planning Authority. Such design code to be submitted to
the Local Planning Authority for approval shall consist of guidance and coding relating to
the following matters for that application:
character area overview;
public realm strategy;
movement network including route hierarchy,
street, building and block typologies;
open spaces and landscape;
environmental standards; and
implementation.


The development shall thereafter be implemented in accordance with the approved
design code details.


Phasing Plan

5A No development shall commence on any phase or sub-phase until a phasing plan in
respect of the phased implementation of the development in phases and/or sub-phases,
which shall generally be in accordance with the principles set out in Parameter Plans H, I
and J submitted with the application (Drawing. Nos. BBD008/017.01/J, BBD008/017.02/J
and BBD008/017.03/J), have been submitted to and approved in writing by the Local
Planning Authority. In particular, the phasing plan for Phase 1 of the development shall:

(a) identify the nature, scale and extent of the infrastructure to be provided to serve the
development within Phase 1;

(b) identify play and sports facilities, including formal and informal open space, to serve
1,500 dwellings within Phase 1, including the formal sports facilities adjacent to
Wellingborough Grange Farm and the timing for its delivery;

(c) incorporate the central phase of Brook Park and the Harrowden Ridge Park central
phase and the timing for its delivery;

(d) identify the extent of the neighbourhood centre to be associated with Phase 1 and
timing for its delivery;

(e) identify the extent of the woodland planting to be associated with Phase 1 and the
timing for its delivery including advance planting on the northern and eastern
edges of Redhill Grange.

The development shall be implemented in accordance with the phasing plan and
programme so approved.


Masterplan and Parameter Plans

6. Each reserved matters application shall substantially accord with the Planning Application
Masterplan (drawing numbered BBD008/010BC) and the approved Design Codes and
shall be accompanied by a written statement which demonstrates compliance.
7. The development hereby permitted shall be carried out substantially in compliance with
the Parameter Plans contained in the Planning Application, namely Drawing Nos.
BBD008/043, 010/BC, 012/AB, 014/U, 015/T, 016/P, 029/F, 017.01/J, 017.02/J and
017.03/J, and save as is necessary to secure compliance with the conditions on this
permission, no variation shall be made without the prior written approval of the Local
Planning Authority which approval will not be given if in the reasonable opinion of the
Local Planning Authority the proposed variation creates new environmental impacts which
exceed the range or scale of those assessed and measured in the Environmental
Statement (including the further information submitted in October 2008) and which the
Local Planning Authority considers may require further or additional mitigation measures.
8. The total number of C3 dwelling units within the development shall be limited to 3,000. Of
that total, 1,500 units shall be limited to Phase 1, 700 units for Phase 2 and 800 units for
Phase 3. Notwithstanding the foregoing, sub-phases of the development may be carried
out subject to the limits specified for each phase both individually and cumulatively not
being exceeded.
9. Prior to the commencement of the development of any phase, sub-phase or infrastructure
element in connection with any phase (save for such preliminary works as the Local
Planning Authority may approve in writing), all existing public rights of way affected by the
development of that phase, sub-phase or infrastructure element shall be protected and/or
diverted in accordance with statutory procedures and a scheme which shall previously
have been submitted to and approved in writing by the Local Planning Authority. Such
measures shall remain in place for the duration of the construction in that phase, sub-
phase or infrastructure element and thereafter, any such route shall be returned to its
original state or such state as shall be approved in writing in advance by the Local
Planning Authority, and made available for public use once the works which immediately
affect them have been completed.


Landscaping

10. Prior to the commencement of any development (save for such preliminary works as the
Local Planning Authority may approve in writing), a structural landscape scheme shall be
provided in accordance with an updated version of the Landscape Strategy (September
2008) and submitted to and approved in writing by the Local Planning Authority. A
detailed scheme for each element shall be submitted to and approved in writing by the
Local Planning Authority. The scheme(s) shall be implemented in the first planting season
immediately following the completion of the relevant phase or sub-phase or within any
longer period as may be agreed in writing with the Local Planning Authority. If, within a
period of 5 years from the date of the planting, any tree or plant is removed, uprooted,
destroyed or dies, another of the same species and size shall be planted at the same
place in the next available planting season, unless the Local Planning Authority gives its
written consent to any variation. For the purposes of this condition a planting season shall
be the period from the end of October to the end of February.
11. Prior to the commencement of any development within any phase (save for such
preliminary works as the Local Planning Authority may approve in writing), a detailed plan
shall be submitted to and approved in writing by the Local Planning Authority indicating
the position of existing landscape features including trees, large shrubs and hedges both
within that phase and overhanging the phase boundary. Trees are to be assessed for
their wildlife value and potential for providing bat roosts. The extent of the canopy shall
be plotted accurately and the plan shall specify protective measures to existing trees and
hedges to be retained on that part of the phase in accordance with British Standard 5837.
The plan shall also indicate the proposed route of all underground services and measures
to be taken to ensure that root damage is avoided. The approved measures shall be
implemented prior to development of the phase area or infrastructure element to which it
relates (save for such preliminary works as the Local Planning Authority may approve in
writing) and retained until the completion of the development. Any land so enclosed shall
be kept clear of all materials, machinery and temporary buildings at all times.


12. A Landscape Management Plan, including phasing and implementation strategy,
management responsibilities and maintenance arrangements for all landscape areas,
other than privately owned domestic gardens, shall be submitted to and approved in
writing by the Local Planning Authority as part of the reserved matters submission in
accordance with Conditions 4 and 10. The Landscape Management Plan shall be
implemented as approved.

Archaeology

13. The development of each phase, sub-phase or infrastructure element hereby permitted
shall not commence until a programme of archaeological work in accordance with a
written scheme of investigation (including site-based archaeological survey, trial
fieldworks to evaluate the archaeological potential of the sub-area and any work
necessary to preserve remains in situ and/or by record), or watching brief, as appropriate,
has been submitted to and approved in writing by the Local Planning Authority for that
phase, sub-phase or infrastructure element. The relevant works shall only take place in
accordance with the detailed scheme or brief pursuant to this condition.


Noise Mitigation

14. The development of each phase or sub-phase shall not commence (save for such
preliminary works as the Local Planning Authority may approve in writing) until a scheme
for noise mitigation measures in relation to that phase or sub-phase, in accordance with
the Environmental Statement, to protect future occupiers from the industrial operations
within Finedon Road Industrial Estate has been submitted to and approved in writing by
the Local Planning Authority. The approved mitigation measures shall be implemented in
full prior to the first occupation of any building in that phase or sub-phase.


Construction Management

15. No development of any phase or sub-phase shall take place until a Construction
Management Plan has been submitted to and approved in writing by the Local Planning
Authority. The Construction Management Plan shall include and specify the provision to
be made for the following:

(i) Dust mitigation measures during the construction period;

(ii) Control of noise emanating from the site during the construction period;

(iii) Hours of construction work for the development;
(iv) Contractors’ compounds and other storage arrangements;
(v) Enclosure of phase or sub-phase development sites;
(vi) Provision for all site operatives, visitors and construction vehicles loading, off
loading, parking and turning within the site during the construction period;
(vii) Arrangements during the construction period to minimise the deposit of mud and
other similar debris on the adjacent public highways;
(viii) Routing agreement for construction traffic.


The construction of the development shall be carried out in accordance with the approved
Construction Management Plan.


Lighting

16. Prior to the commencement of development on any phase or infrastructure element (save
for such preliminary works as the Local Planning Authority may approve in writing), a
lighting strategy shall be submitted to and approved in writing by the Local Planning
Authority. The details shall thereafter be implemented in accordance with the approved
strategy.

Drainage/contamination

17. The development hereby permitted shall not be commenced (save for such preliminary
works as the Local Planning Authority may approve in writing) until such time as a
scheme to provide detailed suitable modelling of the watercourse through the site
(Harrowden Brook) to the limits of the site boundaries (to allow the fluvial flood risk
contours from the modelled 1 in 100 year and 1 in 1,000 year flood events to be mapped),
has been submitted to and approved in writing by the Local Planning Authority. The
scheme shall be fully implemented and subsequently maintained in accordance with the
timing / phasing arrangements embodied within the scheme or within any other period as
may subsequently be approved in writing by the Local Planning Authority.


18. Prior to the commencement of any development (save for such preliminary works as the
Local Planning Authority may approve in writing), a Stage 2 Flood Risk Assessment shall
be submitted to, and approved in writing by, the Local Planning Authority. The scheme
shall be fully implemented and subsequently maintained in accordance with the timing /
phasing arrangements embodied within the scheme or within any other period as may
subsequently be approved in writing by the Local Planning Authority.

19. Notwithstanding the provisions of sections 94, 98 and 106 of the Water Industry Act 1991,
no development shall commence (save for such preliminary works as the Local Planning
Authority may approve in writing) until details of a scheme, including phasing, for the
provision of mains foul water drainage on and off site has been submitted to and
approved in writing by the Local Planning Authority. No dwellings shall be occupied until
the works have been carried out in accordance with the approved scheme.


20. Prior to the commencement of the development of any phase or sub-phase, a scheme for
the disposal of surface water from that phase or sub-phase shall be submitted to and
approved in writing by the Local Planning Authority. Such a scheme shall adopt
sustainable drainage principles in accordance with the principles of sustainable drainage
systems set out in Appendix F of PPS25 and shall not result in an increase in the rate
and/or volume of surface water discharge to the local land drainage system. The
development shall be carried out in accordance with the approved scheme(s).

21. If, during development, contamination not previously identified is found to be present at
the site then no further development shall be carried out until the developer has
submitted, and obtained written approval from the Local Planning Authority for, an
amendment to the remediation strategy detailing how this unsuspected contamination
shall be dealt with. The development shall be carried out in accordance with the approved
amendment to the remediation strategy.


Sustainable Homes, Buildings and Energy

22. In accordance with the submitted development phasing plan, residential units delivered
between 2008-2012 shall achieve as a minimum Code for Sustainable Homes (“CSH”)
Level 3; residential units delivered 2013-2015 shall achieve as a minimum CSH Level 4;
and those delivered from 2016 onwards shall be achieve CSH Level 6, (or the equivalent
national standard which replaces the Code for Sustainable Homes which is to be the
assessment in force when the residential units concerned are registered for assessment
purposes).
23. Non-residential buildings shall achieve a minimum of Building Research Establishment
Environment Assessment Method (BREEAM) level "very good" (or the equivalent
standard which replaces the Building Research Establishment Environmental Assessment
Method which is to be the assessment in force when the Commercial Unit or Units
concerned are registered for assessment purposes).
24. All reserved matters applications shall be accompanied by a Sustainability Statement /
Assessment that demonstrates how environmental sustainability issues have been
addressed during the design process and sets out the way in which the credits under
relevant BREEAM Rating and relevant CSH Level will be achieved based on the actual
design of the commercial units or residential units (as appropriate) in the particular
development parcel. The development shall be implemented in accordance with the
approved details unless otherwise approved in writing by the Local Planning Authority.
25. Prior to the commencement of development (save for such preliminary works as the Local
Planning Authority may approve in writing) a Low/Zero Carbon (LZC) Feasibility Study
shall be carried out by an independent energy specialist to establish the most appropriate
LZC energy source for the development in order achieve a target of at least 30% of the
demand for energy. The feasibility study should cover as a minimum; energy generated
by LZC source per year, payback, land use, noise, whole life cost impact of potential
specification in terms of carbon emissions, any available grants, all technologies
appropriate to the site, energy demand of the development, reasons for excluding other
technologies and should include technical and economic viability assessment supporting
actual target if less than 30%. The Study shall be submitted to and approved in writing by
the Local Planning Authority and the development shall be implemented in accordance
with the approved Study.


Use Restrictions

26. In relation to the Class A1 use of the Town and Country Planning (Use Classes) Order
2005 (as amended or any equivalent class within an Order revoking and or re-enacting
that Order with or without modification) proposed on site pursuant to this permission, the
cumulative / total gross floor area shall not exceed 2,600 square metres without the prior
written consent of the Local Planning Authority.
27. Notwithstanding the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any other Order revoking and or re-enacting this Order with
or without modification), any class A2, A3, A4 & A5 building / uses shall not be used for
retail purposes falling within Class A1 of the Town and Country Planning (Use Classes)
Order 2005 (as amended or any equivalent class within an Order revoking and or re-
enacting that Order with or without modification) without the prior written consent of the
Local Planning Authority.


Highways

28. Before any part of the development hereby permitted is commenced, a detailed
Development Phasing Plan for all highway and access works shall be submitted to and
approved in writing by the Local Planning Authority. The Development Phasing Plan shall
be in accordance with the Phasing Plan submitted to and approved in writing by the Local
Planning Authority pursuant to Condition 5A of this permission. All highway and access
works shall be implemented in accordance with the approved Development Phasing Plan.

29. Notwithstanding the plans and details submitted, prior to the commencement of any
phase or sub-phase of the development hereby permitted, details of the highway and
access works necessary as part of that phase or sub-phase shall be submitted to and
approved in writing by the Local Planning Authority. All highway and access works in that
phase or sub-phase shall thereafter be implemented in accordance with the approved
details and phased in accordance with the Development Phasing Plan.

30. Before any part of the development hereby permitted is commenced, the applicant shall
undertake public consultation with residents of Redhill Grange concerning any alterations
to the existing access arrangements or creation of a new access or accesses to the
estate at Redhill Grange. The results of the consultation shall be considered by the
applicant and where appropriate taken account of in the subsequent detailed reserved
matters application submissions pursuant to this permission.

31. Notwithstanding the plans submitted, all roads, footpaths, cycleways and verges within
the development and linking to it shall be designed and constructed in accordance with
details to be submitted to and approved in writing by the Local Planning Authority. Details
shall accord with the standards contained within the Northamptonshire County Council
document ‘Place and Movement Guide’ and be supported by a Quality Audit.

32. Before any part of the development hereby permitted is commenced, a Walking and
Cycling Audit shall be submitted to and approved in writing by Local Planning Authority.
No development shall be commenced until details of the Walking and Cycling Measures
arising from the Audit, which for the avoidance of doubt shall include measures such as
dropped kerbs, tactile paving and controlled pedestrian/cycle crossing(s) and signage to
be carried out within the public highway that reasonably relate to the proposed
development along with a programme of delivery, have been submitted to and approved
in writing by the Local Planning Authority. Such Walking and Cycling Measures shall be
carried out in accordance with the approved programme of delivery.

Update on Wellingborough North planning application and appeal:

In his letter of the 22 October 2009, the Secretary of State advised that he had deferred his decision on the planning application to enable the Council to sign a Deed, relating to land owned by the Council and included in the development, under the provisions of Section 106 of the Town and Country Planning Act 1990.

On the 15th December 2009, the Council responded by requesting the Secretary of State to re-open the planning enquiry due to new material which the Council wished the Secretary of State to have regard to.

On the 23rd December the Secretary of State advised that he had declined to reopen the enquiry and requested that the requested document be signed by the Council by the 22 January 2010.

The Council delayed its response until the matter had been considered by the full Council Meeting on the 26 January 2010.

At this meeting the Sue Suttle the Secretary of the Redhill Grange Community Association gave the following address:

“ To quote from the report following the Public Inquiry: 'Planning obligations such as 106 Agreements are used to secure infrastructure from developers and/or to mitigate the impact of new developments upon existing communities. They can also be used to restrict the development or use of land in a specified way or to require specific operations or activities to be carried out on the land. A 106 Agreement does not prejudice the Council's ability to do what it wishes with its own land unless it seeks to carry out its own development.'
My first point is that SJ Berwin, on behalf of both parties, suggested that it was not necessary for a signed and dated copy of the Council's Deed to be provided in advance of any planning permission being granted.
The second point is that Agenda Item 5 rejected Option 2 to sign the Council's deed of covenant which operates as a S106 said agreement, in favour of Option 3. Thirdly, the Agenda item 10 report says that the Deed should be signed to give the Borough Council of Wellingborough more control. This begs the question, if 3 is true why was it not relevant to 1 and 2 as well?
With Stanton Cross stalled and the town centre re-development dependent on Government and/or private funding, it seems to me that bringing forward 'Upper Redhill' may well be seen as the key to this funding, despite the supply of land being already ahead of the Core Spatial Strategy's five year supply.
If Councillors are forced to sign this Deed to include their land in a development for which they refused planning permission, a decision they were subsequently bound to justify at a Public Inquiry and which has resulted in a 106 Agreement then what use is this document that is supposed to protect the rights of a Council and mitigate the impact of a new development upon existing communities. In this particular case it makes an ass of the law and a mockery of the whole democratic process."

After some discussion, Connect Law'sAction, i.e.
"That the Council minute dated 21 July
2009 to sign be affirmed and the s106 Agreement be signed and the Secretary of State be notified of the decision forthwith
." was put aside in favour of the following amendment put forward by Hemmingwell Ward Councillor Graham Lawman.

“The proposed action as set out in the Agenda Item as printed be not approved and that a letter in the following terms be sent to the Secretary of State.

“The Full Council at its meeting on 26 January 2010 considered the invitation made by the Secretary of State in his letter of the 22 October 2009 to execute and deliver a S106 agreement in respect of the land it owns and which is contained within the appeal site. Having given most careful consideration to the Councils duty of prudent management of its land, the potential financial obligations imposed on it by the S106 agreement, the viability of the proposals as set out in the Planning Inspectors report (paragraphs 6 & 11) and the present economic climate the Council is minded not to execute any deed or document the effect of which would be to encumber its land and expose the Council to any risk of adverse financial consequences.

The Council understands from the Secretary of States letter dated 22 October 2009 that in the absence of an executed S106 agreement provided by the Council the Secretary of State is not prepared to grant planning permission (paragraph 7 of that letter.

The Council has received advice that the Secretary of State may have some residual powers to compel the Council to execute the document, but despite requests that these be identified to unequivocal answer has been obtained. If the Secretary of State does have such powers, and is considering their application in this easer the Council would respectfully request that they be notified accordingly.''

The response of the Secretary of State is now awaited.

December 2009 Newsletter published
See Newsletters or Click here to read

October 23rd 2009 - Public Inquiry Result.

The Planning Inspector Michael Ellison has completed his report on the appeal by the Developers and has recommended that the appeal be allowed, and that, subject to various conditions, planning approval is granted.

This report has been submitted to the Secretary of State for Communities and Local Government, who has advised that he is minded to agree with the Inspectors Recommendation and conditions. However to permit the completion of certain legal matters between the parties involved, the Secretary of State advises that he has delayed his decision until on or before the
26th February 2010.

To read the Inspectors Report, and the Secretary of State's letter click on the following link to Wellingborough Council's Planning section
http://www.wellingborough.gov.uk/site/scripts/news_article.php?newsID=488

October 2009 Newsletter published click here to view

July 2009 Newsletter published
click here to view

Public Inquiry Update - June 2009

Although the Public Inquiry was scheduled to sit for 16 days and run from 2nd June to the 26th June 2009, it only sat for 9 days, concluding for all practicable purposes on the 18th June 2009.

As discussions are still ongoing between the parties on the content of the Planning Conditions and Section 106 Agreement, the Inspector, Michael Ellison, has allowed a further 4 weeks for this to take place and he hopes to formally close the Inquiry in writing on 16th July 2009 without a further sitting.

A brief summary of each days sitting

Day 1: 2nd June 2009 - Most of the morning was taken up with procedural matters but both QCs, Martin Kingston for Northants LLP and Anthony Crean for the Borough Council, delivered their Opening Submissions before the Inspector adjourned the sitting at lunchtime to give him time to read documents that were only presented to him that morning.

Day 2: 3rd June 2009 - Apart for some procedural matters, the day was largely taken up by James Williams of Drivas Jonas for the BCoW, delivering and being cross examined by Martin Kingston QC for the appellants, on his Summary Proof of Evidence. Mr Kingston's cross examination concentrated mainly on proving that the Upper Redhill development is justified on the basis that it was essential to satisfy the Government's housing supply requirements for Wellingborough.

Day 3: 4th June 2009 - Mr Kingston continued his cross examination of Mr Williams in the early part of day, with the latter part being taken up by third party submissions by the Reverend Pareira of Gleneagles, Richard Bowden of Bowden Land and RGCA Chairman Richard Lovett. Reverend Pariera asked for a Christian place of worship/social centre to be included in the development; Mr Bowden argued that the development should not be approved until Wellingborough East had been successfully established and Richard spoke of the Association's objections in both principle and in detail to the application.

Day 4: 5th June 2009 – The short half day session consisted of a submission by Nigel Durman of Drivas Jonas, on behalf of the BCoW, on land values. Mr Durman made the point that if both Upper Redhill and development to the East of Wellingborough took place together it would produce a surplus of land/houses and depress values. The main part of his submission, however, was fairly complex and related to a land value model undertaken by EDAW. In cross examination, Mr Kingston opened by questioning Mr Durman's terms of reference and went on to question him about the viability of WEAST and on the reasons for the difference between the figure he produced compared with those produced by EDAW.

Day 5: 9th June 2009 - The session was given over to third party submissions, the morning presentations being given by Furnace Lane residents Yvonne Blood, Martin Lawrence-Harris and Shelley Lawrence-Harris; Great Harrowden resident John Evans and Redhill Grange residents Ian Brown, Graham Mower, Sue Suttle, Trevor Tippet, Hayley Mitchell and John Burton. The afternoon submissions were presented by Borough Councillors Graham Lawman, Lora Lawman, Jim Bass and Geoff Timms. All argued that the application should be rejected.

Day 6: 10th June 2009 – The session saw Professor David Lock delivering his Summary Proof of Evidence on behalf of the appellants. In cross examination, Mr Crean dealt with the Upper Redhill proposal in relation to the Regional Spatial Strategy and the North Northants Core Spatial Strategy, the funding and delivery of the IWImp and the need to bring forward WEAST before Upper Redhill.


Day 7: 11th June 2009 – The session saw Mr Crean concluding his cross examination of Professor David Lock, dealing with the relevance of applying a Grampian Condition to the approval of the application in relation to the completion of the IWImp and the housing trajectory figures in the Borough Council's Annual Monitoring Report. In order to give the parties concerned more time to prepare for the Friday session, the Inspector adjourned the session at lunch time.

Day 8: 12th June 2009 - The session saw the conclusion of the main part of the Inquiry with a round table discussion of the Conditions and Obligations by the parties concerned.

Day 9: 18th June 2009 – The final session consisted of the closing submissions by Mr Crean and Mr Kingston and the application for costs by both parties.

Accompanied Site Visit: 19th June 2009 – Mr Ellison invited those people who had presented submissions to the Inquiry to join him on the visit and five residents of Redhill Grange accepted the invitation. The visit took in twenty five locations that had been referred to during the inquiry, including the woodland to the West of Redhill Grange between Kettering Road and the A509 and Redhill Grange itself, with particular reference to the stub ends of Redhill Way and The Banks and the proximity of the Finedon Road industrial estate.

Mr Ellison is now to write a report for consideration by the Secretary of State for Communities and Local Government, who will make the final decision.

Further Reference

The documents presented at the Inquiry are available to view on the Borough Council of Wellingborough's web site. To view paste http://planning.wellingborough.gov.uk/portal/ into your web browser, click on Planning Applications on the screen displayed and then on Application Search on the drop down options list. On the Application Search screen, enter WP/2008/0150 in the reference number box and click on Search. On the Search Result screen, click on WP/2008/0150 to display the Planning Application screen. The documents are listed towards the end of the Images section, just click on the document reference to display the document itself.

RGCA Comments

Throughout the Inquiry, the appellants argument for the approval of the Upper Redhill planning application has been solely that it is required by the BCoW to deliver houses in line with the Government's rolling five year housing trajectory. This is summed up in the final paragraph of Mr Kingston's submission:-

"In the circumstances we respectfully invite some urgency in the decision making process and the grant of planning permission as soon as possible in order to ensure that the delivery of housing in this area is at least given some chance to be restored to an appropriate level. Accordingly we invite a recommendation that planning permission should be granted subject to appropriate conditions and the S106 Agreement."

The Inspector Michael Ellison has to form his opinion based on the evidence presented and, it has to be noted, that when faced with a similar shortfall argument, an Inspector at a Public Inquiry in Kettering a while back allowed the appeal on the basis that:-

"There is a shortfall in the five year supply of housing land in Kettering Borough, and the proposal would meet the criteria set out in paragraph 69 of PPS3, and so should be considered favourably. Overall, subject to the recommended conditions and the Section 106 Agreement, the proposal would accord with the advice in PPS3 and PPG13."

Conversely, an Inspector at a Public Inquiry in Wellingborough dismissed an appeal on the basis that:-

"Although the general principle of redevelopment of this site complies with local and national policies, particularly those which encourage the better use of existing developed land in sustainable locations,
I am concerned about the overall scale of development and the effect on the character and appearance of the area."

Time alone will tell which view Mr Ellison will take but the Association's chairman and other third party speakers put up strong arguments for the preservation of the character and appearance of Redhill Grange, so it is to be hoped that the Inspector takes the latter view.

The Inquest

The Inquiry has raised several issues that the Committee now needs to address. The Committee is to hold a meeting to consider these issues on Thursday 2nd July 2009 and the results of the deliberations, together with a report of the Inquiry, will then be the subject of a Newsletter which will be delivered to all residents.

Issued by Mike Chislett, Honorary Secretary 22nd June 2009



26/07/2017

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