Residential Development for sale

Cambridge Street, Wellingborough, Northamptonshire, NN8

Offers in Excess of 2,200 sq. ft. | £100,000

Property Description

Commercial information

  • 2,200 sq ft (204 sq m)

Key features

  • Town Centre Site
  • Great Opportunity
  • 5 x 1 Bed Apartments (planning lapsed)
  • 3 two bed flats and 2 one bed flats possible STP
  • New plans available
  • New pre app advice

Full description

Tenure: Freehold

Taylor & Co present an excellent development opportunity for the construction of Five Flats situated just off of Cambridge Street in Wellingborough.

Full planning permission was previously granted in 2011 but has since lapsed.
In April 2017 a preapplication was made to Wellingborough Council the result of this can be found below.
The plans provided can be seen on this page and downloaded.

From: Paul Bateman [mailto:PBateman@wellingborough.gov.uk]
Sent: 23 May 2017 11:41
To: 'williamtiley@sky.com'
Subject: PRE/17/00052/PREF Land Rear Of 41 and 41A Cambridge Street Wellingborough

Dear Taylor and Co

Firstly I would say that the advice given below is the informal opinion of an officer only and it will not fetter or bind other officers or councillors if they are called upon to make a recommendation or take a decision on any formal planning application. In addition, the council cannot accept responsibility for any action you or your client may take as a result of receiving this advice. Furthermore, this advice has been formulated without the benefit of receiving comment from other statutory and non-statutory consultees or responses from members of the public which could result in a different recommendation to the advice given below.

NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE
National Planning Policy Framework (NPPF)
Planning Practice Guidance (PPG)

North Northamptonshire Joint Core Strategy (JCS)
1 (presumption in favour of sustainable development)
2 (historic environment)
4 (biodiversity & geodiversity)
5 (water environment, resources and flood risk management)
6 (development on brownfield land and land affected by contamination)
8 (North Northamptonshire place shaping principles)
9 (sustainable buildings and allowable solutions)
11 (network of urban & rural areas)
12 (town centres and town centre uses)
15 (well connected towns, villages and neighbourhoods)
16 (connecting the network of settlements)
19 (The delivery of green Infrastructure special policy areas)
20 (Nene and Ise valleys)
28 (housing requirements and strategic opportunities)
29 (distribution of new homes)
30 (housing mix and tenure)

Wellingborough Town Centre Area Action Plan
WTC 7 (Provision of cultural and leisure facilities)
WTC 8 (Commercial fringe areas)
WTC 12 (Heritage)

Plan for the Borough of Wellingborough - Emerging Plan (PBW)
TC1 (Town centre boundary)
TC2 (Primary shopping area)

Supplementary Planning Documents/Guidance
Northamptonshire Minerals and Waste Development Framework: development and implementation principles
Sustainable Design
Biodiversity
Upper Nene Valley Special Protection Area
Planning Out Crime in Northamptonshire
Parking

ASSESSMENT
The proposal raises the following main issues:

- conformity with the development plan and material considerations
- character and appearance of the conservation area
- archaeology
- Upper Nene Valley Special Protection Area
- living conditions of the neighbouring occupiers
- living condition of the future occupiers
- noise
- proposed access arrangement and off-road car parking provision
- contamination
- crime and disorder

Conformity with the Development Plan and Material Considerations
Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that {\i "If regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts, the determination must be made in accordance with the development plan unless material considerations indicate otherwise."}

With regards to existing town centre policy, the site appears to be covered by two policies, namely WTC 7 and WTC 8. As you can see from the above, decisions must be in accord with the plan unless the material consideration indicate otherwise. It is my informal view that the weight which could be given to the provision of residential units within this highly sustainable town centre location could be sufficient to overcome any conflict with any policy issue that could arise by their strict adherence.

Emerging policy TC 2 contained in the Plan for the Borough of Wellingborough can be accorded a limited amount of weight at the moment, and this weight will increase as the plan journeys through to adoption. The policy is supportive of proposals which will promote the vitality of the town centre and involve residential development.

Notwithstanding the above, the scheme falls to be considered in the light of all of the other development plan policies and the advice contained in the Planning Practice Guidance which is discussed below.

Effect on the Conservation Area
Section 72 (1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on a decision maker to pay special attention to the need to preserve and enhance the character or appearance of a conservation area.

Policy 2 of the JCS sets out the policy background for the protection, preservation and enhancement of the historic environment

The salient part of policy WTC12 says that buildings, and their setting, which form part of the architectural and historic fabric of the town centre will be protected.

The council's conservation officer has concerns with the intended scale of the proposed building and thinks that a two/three storey development would be suitable with regards to its effects on the appearance of the conservation area. I concur with this view.

Clearly, any scheme that comes forward would need to be able to demonstrate a high standard of design suitable for the conservation area.

Archaeology
JCS policy 2d) requires that where proposals would result in the unavoidable and justifiable loss of archaeological remains, provision should be made for recording and the production of a suitable archive and report.

There could be the need for some archaeological works to take place on the site and I would advise early contact with the county council archaeologist in the person of Liz Mordue lmordue@northamptonshire.gov.uk

Air Quality
The JCS at policy 13l), amongst other things, requires development not to result in an unacceptable impact on neighbours by reason of pollution.

To ensure quality of life and safer and healthier communities the emerging joint core strategy at policy 8e)i) requires development not to have an unacceptable impact on amenities by reason of pollution, whilst 8e)ii) goes further by stating that both new and existing development should be prevented from contributing to or being adversely affected by unacceptable levels of air pollution.

Chapter 11 of the NPPF offers broad advice on how local planning authorities should prevent both existing and new development from being adversely affected by unacceptable levels of air pollution.

The planning practice guidance at paragraph 001 of the air quality section dated 6 March 2014 states that 'It is important that the potential impact of new development on air quality is taken into account in planning where the national assessment indicates that relevant limits have been exceeded or are near the limit.' The guidance goes on to explain the implications for local authorities if national objectives are not met which this will include measures in pursuit of the objectives which could have implications for planning. The planning practice guidance at paragraph 009 demonstrates how considerations about air quality fit into the development management process.

It would perhaps be prudent to liaise with the council's environmental protection service to make further enquires on this and other issues such as noise and contamination. I would suggest David Chandler or Catherine Somerville who can be contacted on dchandler@wellingborough.gov.uk or csomerville@wellingborough.gov.uk

Upper Nene Valley Special Protection Area
The Upper Nene Valley Gravel Pits Special Protection Area/Ramsar site was formally classified by the UK government in 2011. It covers 1358 hectares in four local authorities: South Northamptonshire, Northampton, Wellingborough
and East Northamptonshire. It is a composite site comprising 20 separate blocks of land and water fragmented by roads and other features, and located adjacent or close to urban areas.

SPAs are the most important sites for wildlife in Europe. It is a European designation, classified under the 'Birds Directive' (council directive 79/409/EEC) to provide increased protection and management for areas which are important for breeding, feeding, wintering or migration of rare and vulnerable species of birds.

A 'Ramsar' site is a wetland of international importance designated under the
convention of wetlands of international importance especially as waterfowl
habitat. The SPA and Ramsar site boundaries for the Upper Nene Valley Gravel Pits are identical, although the qualifying features are slightly different. References to the SPA should therefore be interpreted as including the Ramsar site.

The Upper Nene Valley Gravel Pits Special Protection Area (SPA)/Ramsar
site is legally protected by the Conservation of Habitats and Species
Regulations 2010 (the 'Habitats Regulations').

A supplementary planning document has been produced to help local planning authorities, developers and others ensure that development has no significant effect on the SPA, in accordance with the legal requirements of the habitats regulations. The SPD has been developed with Natural England and the RSPB. It is written for applicants but is also an excellent resource for development management and policy officers.

An addendum to the SPA SPD provides further guidance for development within the 3km zone of the SPA and details the specific contributions that each new dwelling will be required to pay.

A Habitat Regulations Assessment to identify the likely effects of the proposed development on the SPA will be undertaken. It is likely that a planning decision on the merits of the proposed development can be taken once a mitigation payment of 269.44 (multiples per dwelling) has been made under section 111 of the Local Government Act 1972 (for developments under 10).

Natural England has commented on the application and has referred to the need to provide a mitigating payment to fund measures in the SPA.

Living Conditions of the Neighbouring Occupiers
The JCS at policy 8 e) i. sets out the need to ensure quality of life and safer communities.

Any application will need to demonstrate that it has adequately taken into account the effects the scheme will have on the amenities of any nearby residential occupiers.

Living Conditions of the Future Occupiers
Policy 30b) of the JCS requires new residential development to meet the National Space Standards and it would be beneficial if in any application you would provide a suitable schedule of the floor space of the proposed flats in comparison with the national standard.

Noise
To ensure quality of life and safer and healthier communities the JCS at policy 8e)ii) states that new development should be prevented from contributing to or being adversely affected by unacceptable levels of noise.

The planning practice guidance offers detailed advice on noise.

It is the case that the site is located in a noisy area of the town centre and I would suggest that any application that comes forward should be accompanied by an appropriate noise assessment which details the measures which will be included into the development to mitigate against the raised background noise levels.

Access Arrangement and Off-Road Car Parking Provision
JCS policy 8 (place shaping principles) gives a number of requirements that new development should achieve with regards to highway, pedestrian and other sustainable transport matters.

The advice from Northamptonshire Highways has been attached for your information. It is the case that due to the town centre location of the site there is a degree of flexibility with regards to off-street car parking, but clearly there will be a need to justify your scheme if the proposed car parking provision falls below the company's adopted standard.

There appears to be no provision for the necessary secure cycle storage facility.

Contamination
The JCS at policy 6 says that local planning authorities will seek to maximise the delivery of development through the re-use of suitable previously developed land within the urban areas. Where development is intended on a site known or suspected of being contaminated a remediation strategy will be required to manage the contamination. The policy goes on to inform that planning permission will be granted where it can be established that the site can safely and viably be developed with no significant impact on either future users of the development or on ground surface and waters.

There may be a risk from contamination on the site due to its former uses and advice can be obtained from the council's environmental protection service.

Crime and Disorder
Section 17 of the Crime and Disorder Act 1998 details the need for the council to do all that it reasonably can to prevent crime and disorder in its area.

The JCS at policy 8e) iv) sets out the policy requirement for new development to seek to design out crime and disorder and reduce the fear of crime
The adopted designing out crime supplementary planning guidance gives detailed advice this issue.

The adopted designing out crime supplementary planning guidance gives detailed advice on this issue.

Please see the bespoke advice from the police. Bearing in mind their comment, it would perhaps be sensible to ensure that adequate crime prevention measures are included into the design of the development at the outset. I would suggest you contact Kelly direct for further guidance.

Refuse Collection
There is no provision within your scheme for refuse storage or a collection point. If you require advice on this issue, please contact Wellingborough Norse, the council's refuse collection company, where Mark Reneerkens will be able to assist. mark.reneerkens@ncsgrp.co.uk

CONCLUSION
It seems to me that the site could be developed for residential use. However, the scheme will need to be revised significantly by way of: a reduction in height, improved design and provision of secure cycle facilities etc if it is to be recommended for approval. In addition, there would be the need for any application to include a raft of supportive detail to satisfactory demonstrate that the scheme adequately address all of the issues that will be taken into consideration within the determination.

I hope these notes are helpful.

Yours sincerely
Paul Bateman




Nearest station

  • Wellingborough (0.6 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Taylor & Co Land & Property Consultants, Bedfordshire

Manor Farm Astwood Buckinghamshire MK16 9JS

01234 969072 Local call rate

How much will it cost me to call the number displayed on the site?

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Floorplans


To view this property or request more details, contact:

Taylor & Co Land & Property Consultants, Bedfordshire

Manor Farm Astwood Buckinghamshire MK16 9JS

01234 969072 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest station

  • Wellingborough (0.6 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Taylor & Co Land & Property Consultants, Bedfordshire

Manor Farm Astwood Buckinghamshire MK16 9JS

01234 969072 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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