57 & 59 College Street, Wellingborough, Northamptonshire, NN8 3HF

the conversion of 2no existing terraced houses into 4no supported living apartments (C3A)

Authority: North Northamptonshire
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Berry A

Main issues, as the Inspector framed them

the effect of the proposed development on the living conditions of the occupiers of neighbouring properties, with particular reference to noise and disturbance and privacy
the effect of the proposed development on the integrity of the Upper Nene Valley Gravel Pits Special Protection Area (SPA)

What decided it

The failure to secure the SPA mitigation payment through a planning obligation or Section 111 template meant the proposal could not be assessed as adequately mitigating its significant effect on the integrity of the Special Protection Area, contrary to the development plan.

Framework references: 130

Plan policies cited: Policy 8(e)(i) and (ii) of the North Northamptonshire Joint Core Strategy 2011-2031, Policy 4 of the North Northamptonshire Joint Core Strategy 2011-2031

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.