The Non-Strategic Planning Committee of West Northamptonshire Council met on Thursday 20 August 2026, approving five planning applications and refusing two. Key decisions included the approval of a change of use for a children's home in Welton, the refusal of a six-person House in Multiple Occupation (HMO) on Broadway, Northampton, and the approval of a variation of conditions for a conversion of a former factory on Roe Road, Northampton.

29 Broadway, Northampton

The committee refused an application for a change of use from a dwelling to a six-person House in Multiple Occupation (HMO), with a two-storey side extension and single-storey rear extension, at 29 Broadway, Northampton. This decision was contrary to the Case Officer's recommendation. Councillors expressed concerns that the proposed extension represented an overdevelopment of the plot, which is described as the smallest on the street. They also cited issues with parking and the potential impact on residential amenity, arguing that the extension would be overbearing. The refusal was based on the proposal's design, siting, and scale, which were deemed to have an adverse impact on neighbouring properties, contrary to Policies Q1 and Q2 of the Northampton Local Plan Part 2, and principles 1 and 4 of the Houses in Multiple Occupation Supplementary Planning Document.

53 Derby Road, Northampton

An application to increase the occupancy of a House in Multiple Occupation (HMO) from six to seven people at 53 Derby Road, Northampton was approved, in line with the Case Officer's recommendation. While local ward councillors, Councillor Zoe Smith and Councillor Bob Purser, raised concerns about the cumulative impact of HMO intensification and parking pressures, the committee ultimately agreed with officers that the proposal was acceptable. They noted that the property was already an established HMO and that the addition of one occupant was unlikely to significantly tip the balance in terms of adverse effects on neighbouring amenities.

9 Woodland Avenue, Northampton

The committee refused an application for external alterations, including the removal of a porch canopy, the addition of a decorative balcony, and external insulation finished with white render and stone, at 9 Woodland Avenue, Northampton. This decision followed the Case Officer's recommendation. Local residents and ward councillors had objected, citing concerns that the balcony, despite being described as decorative, remained a load-bearing structure and could lead to overlooking and loss of privacy. They also argued that the modern materials and design were out of keeping with the Edwardian character of the street and harmful to the setting of the nearby Abington Park Conservation Area. The refusal was based on the proposal's visually overbearing design, use of incongruous materials, erosion of the host building's character, harm to the street scene, and adverse impact on the conservation area's setting.

The Factory, 64-72 Roe Road, Northampton

An application to vary a condition of a previous planning permission to substitute approved drawings with as-built drawings was approved, subject to conditions. The variation related to the retention of part of the northern elevation, minor alterations to window openings, and associated internal and external amendments for the conversion of a former factory to 19 supported living flats. The decision was made in accordance with the Case Officer's recommendation. While local ward councillors, Councillor Zoe Smith and Councillor Bob Purser, had raised objections regarding parking, overlooking, and residential amenity, the committee was satisfied with the proposed mitigation measures, including obscure glazing to the north-facing windows. A condition was added to ensure obscure glazing was installed at a height of no less than 2.0 metres above the finished floor level.

The Barn, Welton Lane, Welton

Permission was granted for a change of use from a dwelling to a children's home (Use Class C2) at The Barn, Welton Lane, Welton. This decision was approved in accordance with the Case Officer's recommendation. Despite objections from Welton Parish Council and local ward councillors regarding highway safety and the sustainability of the location, the committee was persuaded by the applicant's arguments about the need for such facilities and the suitability of the site for its intended purpose.

Tony Brooks Moto Co, Court Road, Northampton

The committee authorised the making of an Order under Section 14(2) of the Planning (Hazardous Substance) Act 1990 to revoke Hazardous Substance Consents relating to former gas holder sites. This decision was made to facilitate the redevelopment of the Tony Brooks Moto Co site.

N/2021/0124 - Tony Brooks Moto Co, Court Road, Northampton

The committee authorised the making of an Order under Section 14(2) of the Planning (Hazardous Substance) Act 1990 to revoke Hazardous Substance Consents relating to former gas holder sites. This decision was made to facilitate the redevelopment of the Tony Brooks Moto Co site.

2026/1750/FULL - The Barn, Welton Lane, Welton

Permission was granted for a change of use from a dwelling to a children's home (Use Class C2) at The Barn, Welton Lane, Welton. This decision was approved in accordance with the Case Officer's recommendation. Despite objections from Welton Parish Council and local ward councillors regarding highway safety and the sustainability of the location, the committee was persuaded by the applicant's arguments about the need for such facilities and the suitability of the site for its intended purpose.

2026/1109/FULL - 29 Broadway, Northampton

The committee refused an application for a change of use from a dwelling to a six-person House in Multiple Occupation (HMO), with a two-storey side extension and single-storey rear extension, at 29 Broadway, Northampton. This decision was contrary to the Case Officer's recommendation. Councillors expressed concerns that the proposed extension represented an overdevelopment of the plot, which is described as the smallest on the street. They also cited issues with parking and the potential impact on residential amenity, arguing that the extension would be overbearing. The refusal was based on the proposal's design, siting, and scale, which were deemed to have an adverse impact on neighbouring properties, contrary to Policies Q1 and Q2 of the Northampton Local Plan Part 2, and principles 1 and 4 of the Houses in Multiple Occupation Supplementary Planning Document.

2025/5325/FULL - 53 Derby Road, Northampton

An application to increase the occupancy of a House in Multiple Occupation (HMO) from six to seven people at 53 Derby Road, Northampton was approved, in line with the Case Officer's recommendation. While local ward councillors, Councillor Zoe Smith and Councillor Bob Purser, raised concerns about the cumulative impact of HMO intensification and parking pressures, the committee ultimately agreed with officers that the proposal was acceptable. They noted that the property was already an established HMO and that the addition of one occupant was unlikely to significantly tip the balance in terms of adverse effects on neighbouring amenities.

2025/5326/FULL - 9 Woodland Avenue, Northampton

The committee refused an application for external alterations, including the removal of a porch canopy, the addition of a decorative balcony, and external insulation finished with white render and stone, at 9 Woodland Avenue, Northampton. This decision followed the Case Officer's recommendation. Local residents and ward councillors had objected, citing concerns that the balcony, despite being described as decorative, remained a load-bearing structure and could lead to overlooking and loss of privacy. They also argued that the modern materials and design were out of keeping with the Edwardian character of the street and harmful to the setting of the nearby Abington Park Conservation Area. The refusal was based on the proposal's visually overbearing design, use of incongruous materials, erosion of the host building's character, harm to the street scene, and adverse impact on the conservation area's setting.

2026/0556/S73 - The Factory, 64-72 Roe Road, Northampton

An application to vary a condition of a previous planning permission to substitute approved drawings with as-built drawings was approved, subject to conditions. The variation related to the retention of part of the northern elevation, minor alterations to window openings, and associated internal and external amendments for the conversion of a former factory to 19 supported living flats. The decision was made in accordance with the Case Officer's recommendation. While local ward councillors, Councillor Zoe Smith and Councillor Bob Purser, had raised objections regarding parking, overlooking, and residential amenity, the committee was satisfied with the proposed mitigation measures, including obscure glazing to the north-facing windows. A condition was added to ensure obscure glazing was installed at a height of no less than 2.0 metres above the finished floor level.