The North Northamptonshire Council Planning Committee met to discuss three planning applications, including a controversial proposal to modify an agreement for retail provision at the Stanton Cross development. The committee refused the modification to the Stanton Cross agreement, but approved the applications for a house extension in Raunds and a classroom replacement at Millbrook Junior School in Kettering, subject to conditions and further review.

Stanton Cross Retail Provision

The committee considered a request to modify a Section 106 agreement¹ related to land at Stanton Cross, Wellingborough. The modification sought to revise the trigger for providing a retail unit from 1,200 to 2,000 occupied dwellings. This request was made by Stanton Cross Developments.

Wayne Campbell, case officer, presented the report, noting that the developer had not met the original trigger point, with 1,349 homes occupied and no retail unit provided. The developer argued that retailers were unlikely to invest in a unit until the area had 2,000 households.

Wellingborough Town Council, ward councillors, and 325 residents objected to the modification. Concerns included:

• The length of time residents have been waiting for amenities.
• The impact on elderly and disabled residents.
• A lack of transparency regarding the developer's efforts to secure retail partners.

Objectors suggested alternative solutions, such as temporary pop-up shops.

The committee ultimately refused the proposed modification to the Section 106 agreement.

21 Richardson Way, Raunds

The committee approved an application for a single-storey rear extension, a two-storey side and front extension, and associated external alterations at 21 Richardson Way, Raunds.

James Paterson, case officer, presented the report. The proposal included demolishing the existing conservatory and relocating the garage, with a new access onto Berrister Place.

Raunds Town Council strongly objected to the application, raising concerns about highway safety, design character, residential amenity, and the local environment. Objections included:

• The proposed access via Berrister Place being substandard and potentially unsafe.
• The scale and form of the extensions being out of character with the area.
• Potential loss of mature hedgerow and associated wildlife habitats.

Nine letters of objection were received from neighbours, echoing the concerns raised by Raunds Town Council.

The Local Highways Authority initially objected but withdrew their objection following the provision of additional information.

Despite the objections, the committee approved the application, subject to conditions.

Millbrook Junior School, Kettering

The committee approved a proposal for the replacement of a classroom building at Millbrook Junior School, Kettering, delegating authority to the Executive Director of Place and Economy to approve the application subject to conditions and confirmation from the Secretary of State that the application will not be called in for their own determination.

Alan Chapman, case officer, presented the report. The plan involves replacing an existing portacabin-style classroom with a new modular building on the western portion of the school's playing field. The existing classroom will be removed, and the site restored to a grassed area/courtyard garden.

Kettering Town Council did not object but suggested a green roof or solar panels for the new building.

Sport England objected to the application, citing the loss of playing field space, and stating that the proposal did not meet any of the exceptions in their playing fields policy or paragraph 104 of the National Planning Policy Framework (NPPF).

The Department for Education (DfE) supported the proposal, stating it met the requirements of the School Playing Fields General Disposal and Change of Use Class Consent (No 7) 2023.

The committee approved the application, subject to conditions, including the agreement of a Biodiversity Net Gain (BNG) baseline metric² and the submission of a Construction Management Plan.