Planning appeal hearings and inquiries

Planning appeal hearings and inquiries
Shirley Road Planning Appeal - Public Inquiry
Main Road Planning Appeal - Public Inquiry
Birchfield Springs Enforcement Appeal – Public Inquiry
Land at Kettering North, Weekley Wood Lane Planning Appeal – Public Inquiry
Land at Ashley Road, Middleton, Leicestershire - Appeal hearing

Birchfield Springs Enforcement Appeal – Public Inquiry

Document list including appeal documentation and enforcement documents, decision taking framework, statement of cases for both NNC and Appellant, proofs of evidence for both NNC and Appellant, third party appeal representations.

1. Appeal documentation and enforcement documents (ENFO/2016/00136A)

CD-1.1 - Appeal form
CD-1.2 - Enforcement Notice
CD-1.3 - Enforcement Notice Location Plan
CD-1.4 - Enforcement Notice Screening Opinion
CD-1.5 - Enforcement Notice Press Release
CD-1.6 - Lyndon Thomas Limited v North Northamptonshire Council (formerly Kettering Borough Council) [2021] EWHC 1428
CD-1.7a - Record of Service of Enforcement Notice and other Documents on 01.05.2020 (part 1 of 2)
CD-1.7b - Record of Service of Enforcement Notice and other Documents on 01.05.2020 (part 2 of 2)
CD-1.8 - Withdrawal of Ground (d) – Appellant Letter 23.02.2023
CD-1.9 - Appellant’s Request for Screening Direction dated 22.03.2022
CD-1.10 - Location Plan to Accompany Appellant’s Screening Request 22.03.2022
CD-1.11 - PINS letter Removal of Ground (a) 31.03.2022
CD-1.12 PINS letter Confirmation of Ground (a) lapse 23.11.2022
CD-1.13 PINS letter Confirmation of end of abeyance 23.11.2022

2. Decision taking framework

Development Plan Policies (at time of Enforcement Notice)

North Northamptonshire Joint Core Strategy 2011-2031

CD-2.1 - JCS Policy 3 Landscape Character and JCS Front Page
CD-2.2 - JCS Policy 4: Biodiversity and Geodiversity
CD-2.3 - JCS Policy 6: Development on Brownfield Land and Land affected by Contamination
CD-2.4 - JCS Policy 8: North Northamptonshire Place Shaping Principles
CD-2.5 - JCS Policy 19: The Delivery of Green Infrastructure

Local Plan for Kettering Borough 1995 (‘Saved’ policies at time of enforcement notice)

CD-2.6 - Policy RA4 - The Local Plan 1995 – Rural Area: Restraint and Scattered Villages
CD-2.7 - Policy RA5 - The Local Plan 1995 - Rural Area: Housing in the Open Countryside
CD-2.8 - Policy 7 - The Local Plan 1995 - Protection of the Open Countryside

Northamptonshire Minerals and Waste Local Plan

CD-2.9 - Policy 10 - Northamptonshire Waste Management Capacity and Front Page of MWLP.
CD-2.10 - Policy 14 - Strategy for Waste Disposal and Policy 15 - Development Criteria for Waste Disposal (non-inert and hazardous)
CD-2.11 - Policy 16 - Development Criteria for Inert Waste Disposal and Recovery
CD-2.12 - Policy 18 - Addressing the Impact of Proposed Minerals and Waste Development
CD-2.13 - Northamptonshire Minerals and Waste Development Framework, Development and Implementation Principles (Supplementary Planning Document)

Development Plan policies (adopted post issue of Enforcement Notice)

CD-2.14 - Kettering Site Specific Part 2 Local Plan

National Planning Documents

CD-2.15 - National Planning Policy Framework (February 2019 version)
CD-2.16 - National Planning Policy Framework (July 2021 version)
CD-2.17 - National Planning Policy for Waste (2014)

3. Statement of case – North Northamptonshire Council

CD-3.1 - Statement of case – Kettering Borough Council (the LPA prior to April 2021) dated 08.03.2021
CD-3.2 - Statement of Case – North Northamptonshire Council dated 03.08.2021
CD-3.3 - Council’s Expediency Report dated 29.04.2020 (cited in the Council’s Statement of Case and submitted to PINS with appeal questionnaire)
CD-3.4 - Council’s Appeal Questionnaire submitted to PINS 23.12.2020
CD-3.5 - Planning Contravention Notice True Copy 05.06.2019 (submitted by the Council to PINS with appeal questionnaire)
CD-3.6 - Planning Contravention Notice Response 15.07.2019 (submitted by the Council to PINS with appeal questionnaire)
CD-3.7 - Comments of North Northamptonshire 06.09.2021 as requested by PINS (PINS letter dated 05.08.2021)

4. Proofs of evidence – North Northamptonshire Council

Lucinda Lee (Enforcement)

CD-4.1 - Proof of Evidence – Lucinda Lee (Enforcement witness), for North Northamptonshire Council
CD-4.2 - Planning Application KET/2005/0319
CD-4.3 - Temporary Stop Notice 2007
CD-4.4 - Enforcement Notice ENFO/2007/00197(1)
CD-4.5 - APP/L2820/C/08/2091907 for Notices 1, 2 & 3
CD-4.6 - Enforcement Notice ENFO/2007/00197(2)
CD-4.7 - Enforcement Notice ENFO/2007/00197 (3)
CD-4.8 - Decision Notice KET/2008/0483
CD-4.9 - Councils Officer Compliance Note Notice 1. 21.04.2010 No.42
CD-4.10 - KET/2010/0242 Planning and Design and Access Statement
CD-4.11 - Councils Officers Compliance Note Notice 2 (43) 31.03.2011
CD-4.12 - Councils Officers Compliance Note Notice 3 (44) dated 31.03. 2011
CD-4.13 - ENFO/2011/00164 Officers closure letter
CD-4.14 - ENFO/2012/00003 Officers closure
CD-4.15 - Ombudsman Decision dated 13th March 2013
CD-4.16 - Fjola Stevens, Development Officer ENFO/2013/00076 file note
CD-4.17 - Lyndon Thomas Ltd Website Screenshots
CD-4.18 - Data of the website’s creation
CD-4.19 - Dormant Accounts
CD-4.20 - Lyndon Thomas Shareholder Account 2015
CD-4.21 - Site Visit Note of AS dated 22.05.2015
CD-4.22 - AS Photographs Pages 1-20 dated 7th August 2015
CD-4.23 - Andrew Smith file notes ENFO/2016/00035
CD-4.24 - Photograph of Silo
CD-4.25 - ENFO/2016/00136 - Enforcement Complaint
CD-4.26 - Letter to Appellant 31.01.2017 and Photograph of Easimix
CD-4.27 - Thomas Haulage Ltd Email 2.02.2017
CD-4.28 - Email to Lyndon Thomas Ltd 3.02.2017
CD-4.29 - Planning Contravention Notice 2017 - Tobias France Carnie
CD-4.30 - PCN Lyndon Thomas Questionnaire Response (15.03.2017)
CD-4.31 - PCN to Tobais Frances Carnie FEB 2017
CD-4.32 - AS site visit notes and Photographs of site 31.03.2017
CD-4.33 - Complainant’s photos of plant and low loader activity
CD-4.34 - Aerial view of Dunkirk Ave & Appeal Site Location
CD-4.35 - Hoban Low Loader with Lyndon Thomas Plant
CD-4.36 - Community Protection Notice served by KBC
CD-4.37 - Andrew Smith CPN Witness Statement
CD-4.38 - NCC PCN Birchfields June 18
CD-4.39 - NCC PCN Questionnaire Response (18.07.2018)
CD-4.40 - Theresa Nicholl notes and photographs dated 31.10.2018 page 1 and page 2
CD-4.41 - Theresa Nicholl site photos Dated 15.01.2019
CD-4.42 - Complainants’ photos dated 11.03.2019
CD-4.43 - LLs site visit photos time order 27.03.2019
CD-4.43 Image 3439 - Waste Mound
CD-4.43 Image 3454 - Tipper Lorry arrive with load
CD-4.43 Images 3456, 3457, 3460, 3464, 3467, 3469 - Tipper Lorry travelling on Dunkirk Avenue.
CD-4.43 Image 3468 - Lyndon Thomas Low Loader - Dunkirk Avenue.
CD-4.44 - Dan Szymanski NCC Officer Waste and Mineral expert opinion
CD-4.45 - Letter of Delegation of Enforcement Powers to KBC Apr 19
CD-4.46 - LL site visit notes & photos dated 21.06.2019
CD-4.47 - Lyndon Thomas PCN SIGNED Response 15.07.2019
CD-4.48 - 6.08.2019 LL Site Photographs
CD-4.49 - Council’s advice letter 9.09.2019
CD-4.50 - Police photographs 28.09.2019
CD-4.51 - Council's proposed site visit letter 07.01.2020
CD-4.52 - Officer LL site photographs and site office photographs
CD-4.53 - Hoban Haulage LinkedIn update
CD-4.54 - Lyndon Thomas Enforcement letter 11.02.2020
CD-4.55 - SKYFLY TOPOGRAPHICAL UAV SURVEY COMPARISON
CD-4.56 - Skyfly Lake measurements
CD-4.57 - Skyfly Report Specific Calculations – Embankment
CD-4.58 - Skyfly Processing Ground Truth Report
CD-4.59 - Skyfly Report Imagery measurements
CD-4.60 - Site Photographs dated 03.03.2020
CD-4.61 - Theresa Nichols waste comments
CD-4.62 - ENFO.2016.00136.EN_Reg37Notice_Screening Opinion 12.03.2020
CD-4.63 - Unsigned copy of Withdrawal letter of Enforcement Notice 9.04.2020
CD-4.64 - Lyndon Thomas Share Holder Accounts 2020
CD-4.65 - Companies House AD01 Nov 2020
CD-4.66 - EA summary - amended from R Staff August 2019
CD-4.67 - Exhibits:

EA - Exhibit 15 Waste return data Q4 2017 to Q3 2018
EA - Exhibit 17 A Customer paperwork
EA - Exhibit 17 B Customer paperwork
EA - Exhibit 18 Lyndon Thomas Transfer Notes and Invoices June 2018
EA - Exhibit 19 D Site Visit 31.05.2018
EA - Exhibit 19 E Site Visit 31.05.2018
EA - Exhibit 19 F Site Visit 31.05.2018
EA Officers Exhibit 20 - Photographs ABCDE

CD-4.68 - Google Aerial Photograph dated 31.05.2021
CD-4.69 - Land Registry Title Plan of Land adjacent to Appeal Site
CD-4.70 - All Plant Tyres Face Book Advert
CD-4.71 - All Plant Tyre Certification of Incorporation
CD-4.72 - Business address change to Appeal Site AD01 form
CD-4.73 - All Plant Tyres Year End Accounts June 2020
CD-4.74 - Final Gazette Notice
CD-4.75 - EA Case Summary
CD-4.76 - Land Registry for Birchfields Site (original date obtained on file)
CD-4.77 - LL EA WS and Exhibits (on file under EA)

5. Proofs of evidence – North Northamptonshire Council

Andrew Gray (Planning Witness)

CD-5.1 - Proof of Evidence - Andrew Gray (Planning witness), for North Northamptonshire Council
CD-5.2 - KET/2005/0319, Decision notice
CD-5.3 - KET/2008/0483, Decision notice
CD-5.4 - Enforcement Appeal Decisions 2008
CD-5.5 - KET/2010/0242, Bundle
CD-5.6 - KET/2010/0242, Conditions Discharge Letter
CD-5.7 - KET/2010/0242, Part 1 Condition 7 letter
CD-5.8 - KET/2010/0242, Condition 8 discharge
CD-5.9 - KET/2013/0521, Decision Notice
CD-5.10 - KET/2015/0523, Non Material Amendment bundle
CD-5.11 - KET/2016/0600, Non Material Amendment bundle
CD-5.12 - Hart Aggregates Ltd V Hartlepool Borough Council [2005] EWHC 840 (Admin)
CD-5.13 - Greyfort Properties Ltd v SSCLG [2011] EWCA Civ 908
CD-5.14 - Meisels and Anor v Secretary of State for Housing, Communities and Local Government [2019] EWHC 1987 (Admin)
CD-5.15 - Site photos showing residential paraphernalia
CD-5.16 - Skyfly Survey, Facilities Building Measurements
CD-5.17 - AG Site Photo, Facilities Building, 17 March 22
CD-5.18 - LPA Photo, Facilities Building 27 March 19
CD-5.19 - Police Officer Site photographs Sept 19
CD-5.20 - Companies Homes CH03 form
CD-5.21 - Companies House AD01 form
CD-5.22 - Witness Statement from AS
CD-5.23 - Job advert for plant fitter
CD-5.24 - Email from DS
CD-5.25 - AG Site photos March 22
CD-5.26 - Westminster CC v SSCLG & Oriol Badia and Property Investment (Development) Ltd [2015] EWCA Civ 482
CD-5.27 - Friends of Basildon Golf Course v. Basildon District Council [2010] EWCA Civ 1432
CD-5.28 - Council File Note from TN
CD-5.29 - Photographs sent to LPA from Residents
CD-5.30 - Advert for Plant Equipment
CD-5.31 - AG Site photos March 22
CD-5.32 - AG Site photos March 22
CD-5.33 - Whitley & Sons v Secretary of State for Wales (1992) 64 P&CR 296
CD-5.34 - Thomas David (Porthcawl) Ltd v Penybont Rural District Council [1972] Court of Appeal
CD-5.35 - Pioneer Aggregates (UK Limited v SSE [1985] AC 132

6. Third party appeal representations received

CD-6.1 - Third Party Comment received 19/01/21
CD-6.2 - Third Party Comment received 14/01/21
CD-6.3 - Third Party Comment Dunkirk Avenue (numbers 29, 37, 33, 31, 25) Desborough dated 13/01/21
CD-6.4 - Third Party Comment 216 Dunkirk Avenue Desborough dated 10/01/21
CD-6.5 - Third Party Comment 128 Dunkirk Avenue Desborough dated 12/01/21
CD-6.6 - Third Party Comment 7 Watermill Close Desborough received 20/01/21
CD-6.7 - Third Party Comment 40 Headlands Desborough received 19/01/21
CD-6.8 - Third Party Comment 42 Dunkirk Avenue Desborough dated 12/01/21
CD-6.9 - Third Party Comment 104 Dunkirk Avenue Desborough dated 15/01/21
CD-6.10 - Third Party Comment 126 Dunkirk Avenue Desborough dated 14/01/21
CD-6.11 - Third Party Comment 151 Dunkirk Avenue Desborough dated 18/01/21
CD-6.12 - Third Party Comment Dunkirk Avenue Desborough dated 11/01/21
CD-6.13 - Third Party Comment Dunkirk Avenue Desborough received 19/01/21
CD-6.14 - Third Party Comment 181 Dunkirk Avenue Desborough received 18/01/21
CD-6.15 - Third Party Comment 111 Dunkirk Avenue Desborough dated 17/01/21
CD-6.16 - Third Party Comment dated 11/01/21
CD-6.17 - Third Party Comment 45 Dunkirk Avenue Desborough dated 10/01/21
CD-6.18 - Rushton Parish Council comment received 19/01/21
CD-6.19 - Third Party Comment dated 11/01/21
CD-6.20 - Third Party Comment 110 Dunkirk Avenue Desborough dated 08/01/21
CD-6.21 - Third Party Further Comments 110 Dunkirk Avenue Desborough dated 26/07/21
CD-6.22 - Third Party Comment 135 Dunkirk Avenue Desborough dated 13/01/21
CD-6.23 - Third Party Comment Sycamore Drive Desborough dated 12/01/21
CD-6.24 - Third Party Comment 185 Dunkirk Avenue Desborough dated 16/01/21
CD-6.25 - Third Party Comment 102 Dunkirk Avenue Desborough dated 13/01/21
CD-6.26 - Third Party Comment 163 Dunkirk Avenue Desborough
CD-6.27 - Desborough Town Council Comments
CD-6.28 - Third Party Comment 114 Dunkirk Avenue Desborough dated 15.01.21
CD-6.29 - Councillor J Hakewill Comments
CD-6.30 - Third Party Comment Rushton Road Desborough dated 20/01/21
CD-6.30A - Photo 1 Appended to Rushton Road Desborough Comment
CD-6.30B - Photo 2 Appended to Rushton Road Desborough Comment
CD-6.31 - Third Party Comment 1 Leys Avenue Desborough dated 13/01/21
CD-6.32 - MP - Hollobone. P - Comments
CD-6.33 - Third Party Comment Anon.
CD-6.34 - Third Party Comment Anon. dated 19/01/21
CD-6.35 - Third Party Comment Anon.
CD-6.36 - Third Party Comment 112 Dunkirk Avenue Desborough dated 14/01/21
CD-6.37 - Third Party Comment Dunkirk Avenue Desborough dated 11/01/21
CD-6.38 - Third Party Comment Anon.
CD-6.39 - Third Party Comment Pipewell dated 23/07/21
CD-6.40 - Third Party Comment Dunkirk Avenue Desborough dated 11.01.21
CD-6.41 - Third Party Comment Dunkirk Avenue Desborough
CD-6.42 - Third Party Comment 36 Leys Avenue Desborough

7. Statement of case - Appellant

CD-7.1 - Summary Grounds of Appeal – Thrings on behalf of the Appellants 02.06.2020
CD-7.2 - Statement of Case – Thrings on behalf of the Appellants 03.08.2021

8. Proofs of evidence – Appellant

CD-8.1 - Summary Proof
CD-8.2 - Proof of Evidence DLP
CD-8.3 - Appendix 1 Decision Notice KET.2010.0242
CD-8.4 - Appendix 2 Discharge of Condition Correspondence
CD-8.5 - Appendix 3 NCC letter to KBC
CD-8.6 - Appendix 4 EA Report Wardell Armstrong
CD-8.7 - Appendix 5 Overlay Plan
CD-8.8 - Appendix 6 Environment Agency Volume Change Calculations
CD-8.9 - Appendix 7 Kettering Borough Council Enforcement Policy
CD-8.10 - Appendix 8 North Northamptonshire Enforcement Policy
CD-8.11 - Exhibits
CD-8.12 - Witness Statement of Lyndon Barry Thomas and exhibits

9. 2010 Permission documents – Appellant

CD-9.1 - Business plan
CD-9.2 - Ground investigation report part 1
CD-9.3 - Ground investigation report part 2
CD-9.4 - Essential needs appraisal
CD-9.5 - Planning statement with design and access statement
CD-9.6 - Soft landscape strategy proposal
CD-9.7 - Soft landscape strategy
CD-9.8 - Soft landscape masterplan
CD-9.9 - Transport statement

10. Rebuttal Statement from Lucinda Lee

CD-10.1 - Lucinda Lee Rebuttal Statement responding to DLP Proof of Evidence
CD-10.2 - Appendix A – Twitter Advert June 2015
CD-10.3 - Appendix B – Photographs 12.11.2020

11. Rebuttal Statement from Andrew Gray

CD-11.1 - Andrew Gray Rebuttal Statement responding to DLP Proof of Evidence
CD-11.2 - Appendix 1 – Sale receipts for blue clay
CD-11.3 - Appendix 2 – Email from Environment Agency

References

Planning Enforcement Number: ENFO/2016/00136
PINS appeal number: APP/L2820/C/20/3253535

Alleged Breach of Planning Control

Without planning permission the material change of use of the land to a mixed
sui generis use comprising of:

A) the use of the land for the winning, working, storage and sale of minerals
B) the use of the land for the unauthorised importation, storing, processing,
sorting, transfering and depositing of waste materials
C) the use of the land for the storage of plant, machinery and vehicles
associated with uses A and B above (processors or crushers)
D) the use of the land for the storage of plant hire machinery and storage of
parts for the purpose of hire
E) the residential use of the land, through the stationing of a timber lodge
marked A on the Plan with decking, a shed and a caravan
F) the use of the land for a fishing lake business
G) the erection of a building, patio and boundary walls hatched in yellow on the
Plan, which is part and parcel to the mixed use
H) the use of the land for mechanical repairs, vehicle maintenance, plant
maintenance and the storage of mechanical tools
I) the erection of a building hatched in blue on the Plan, which part and parcel
to use (H)
J) the unauthorised formation of a pond and two lakes, laying down of
hardstanding and access roads, pillars and toppings, perimeter walls and
gates above 1m adjacent to the high road part and parcel with use (F)
above
K) the creation of a haul road that is shown on the Plan hatched in orange, that
is part and parcel of the mixed use
and
L) the siting and stationing of a portacabin on the land marked B on the Plan for
the purpose of an office that is part and parcel of the mixed use.

Location

Land situated at Lyndon Thomas, Birchfield Springs, Rushton Road, Desborough, Northamptonshire

Inquiry

An in-person public inquiry is due to take place at:

The Council Chamber, Kettering Office
North Northamptonshire Council
Bowling Green Road
Kettering
Northamptonshire
NN15 7QX.

It will start at 10am on Tuesday 25 April 2023 and last 3 working days.

If you wish to attend, please email [email protected] and include your:

name
email address

This means we can contact you in the event that the meeting is streamed on Microsoft Teams and give us an indication of the numbers attending.

Core documents

Last updated 18 April 2023

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