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

Shirley Road Planning Appeal - Public Inquiry

Date change

This inquiry will now start on Thursday 11 May at 1pm.

References

Planning application number: Search for NE/21/00498/FUL on our planning system
PINS appeal number: APP/M2840/W/22/3313850

Proposal

Construction of 133 dwellings, internal roads, public open space, landscaping and other ancillary works, including creation of a new vehicular and pedestrian access from Prospect Avenue and pedestrian access from Shirley Road.

Location

Land Off Shirley Road Rushden Northamptonshire.

Inquiry

An in-person public inquiry is due to take place at the Thrapston Council Chamber, Cedar Drive, Thrapston, NN14 4LZ. The public inquiry will start at 1pm on Thursday 11 May 2023 and last six 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 has to be held on Microsoft Teams and give us an indication of the numbers attending.

Core documents

Document list including submitted application form, plans and documents, consultation responses and correspondence, officer report and decision notice, national and local policy and guidance, evidence base, correspondence, appeal decisions and high court judgements

CD.A Final application plans and documents

Submitted March 2021

CD.A.1 - Application Form
CD.A.2 - Site Location Plan PL01A
CD.A.3 - Existing Site Plan PL02A
CD.A.4 - Planning Statement Rev A
CD.A.5 - Topographical Survey 3330 1/1
CD.A.6 - Transport Assessment D-501
CD.A.7 - Travel Plan D-502
CD.A.8 - Air Quality Assessment Rev B
CD.A.9 - Energy Sustainability Statement CFREV01
CD.A.10 - Arboricultural Assessment Rev A
CD.A.11 - BIA Technical Note
CD.A.12 - Biodiversity Metric 2.0
CD.A.13 - Ecological Appraisal Rev A
CD.A.14 - Technical Note – Upper Nene Valley Gravel Pits SPA / RAMSAR / SSSI
CD.A.15 - Acoustic Design Statement V2
CD.A.16 - Archaeological Desk Based Assessment
CD.A.17 - Geophysical Survey
CD.A.18 - Written Scheme of Investigation
CD.A.19 - Consultation Statement
CD.A.20 - Utilities Statement
CD.A.21 - Preliminary Geo-Environmental Report

Submitted November 2021

CD.A.22 - Design and Access Statement V5
CD.A.23 - Cardinham Plans and Elevations PL20B
CD.A.24 - Holt 30 Plans and Elevations PL21B
CD.A.25 - Thetford Plans and Elevations PL23B
CD.A.26 - Maisonette Plans and Elevations PL26C
CD.A.27 - Holt 12.5 Plans and Elevations PL27B
CD.A.28 - Dallington Gable Fronted Plans and Elevations PL29B
CD.A.29 - Longitudinal Sections C-204-A
CD.A.30 - Highway Visibility Plan C-205-B
CD.A.31 - TA Addendum Note V2
CD.A.32 - Landscape Management Plan Rev A
CD.A.33 - Private Proposed Lighting Area Calculation R2
CD.A.34 - Private Proposed Lighting Contour Layout R2
CD.A.35 - Proposed Lighting Strategy R2
CD.A.36 - S38 Proposed Lighting Area Calculation R2
CD.A.37 - S38 Proposed Lighting Contour Layout R2
CD.A.38 - P20-1722 Response Statement Rev A

Submitted March 2022

CD.A.39 - Tree Schedule ref: 9637
CD.A.40 - Street Trees Survey Plan 9637-T-03
CD.A.41 - 3D Site Images Rev E

Submitted April 2022

CD.A.42 - Dallington 30 Plans and Elevations PL22C
CD.A.43 - Proposed Site Sections PL12F
CD.A.44 - Proposed Street Elevations PL15D
CD.A.45 - Construction Environmental Management Plan V5

Submitted June 2022

CD.A.46 - Proposed Site Plan PL03J
CD.A.47 - Proposed Boundaries Plan PL04G
CD.A.48 - Proposed Materials Plan PL05F
CD.A.49 - Proposed Heights Plan PL07F
CD.A.50 - Proposed Tenures Plan PL09E
CD.A.51 - Proposed Colour Site Plan PL17H
CD.A.52 - POS Areas Plan PL10B
CD.A.53 - POS Landscape Proposals L-102C
CD.A.54 - On Plot Landscape Proposals L-103C
CD.A.55 - Refuse Vehicle Access 2041-RLL-20-XX-DR-C-206 E
CD.A.56 - Refuse Vehicle Tracking 2041-RLL-20-XX-DR-C-207 D
CD.A.57 - Proposed Vehicle Site Access 20241-RLL-20-XX-DR-D-501 E
CD.A.58 - Proposed Site Access Refuse Vehicle Tracking 20241-RLL-20-XX-DR-D-502 D

Submitted post-LPA determination

CD.A.59 - Access Parking Review Note 20241-RLL-21-XX-RP-D-508
CD.A.60 - Proposed Junction Mitigation Higham Road/Prospect Avenue 20241-RLL-22-XX-DR- D-513 B
CD.A.61 - Higham Road/Prospect Avenue Junction Mitigation Vehicle Tracking 20241-RLL-22- XX-DR-D-514 A
CD.A.62 - Stage 1 Road Safety Audit
CD.A.63 - Designer’s Response Stage 1 RSA 20241-RLL-22-XX-TN-D-509 P01
CD.A.64 - General Arrangement 20241-RLL-20-XX-DR-C-202 D
CD.A.65 - Flood Routing Plan 20241-RLL-20-XX-DR-C-203 D
CD.A.66 - Updated Flood Risk Assessment and Drainage Strategy Rev P05
CD.A.67 - Above Ground Basin Options 20241-RLL-20-XX-DR-C-SK01

CD.B - Superseded application plans and documents

CD.B.1 - Design and Access Statement V4
CD.B.2 - Proposed Site Plan PL03A
CD.B.3 - Proposed Boundaries Plan PL04A
CD.B.4 - Proposed Materials Plan PL05A
CD.B.5 - Proposed Heights Plan PL07A
CD.B.6 - Roof Pitches Plan PL08A
CD.B.7 - Proposed Site Sections PL12A
CD.B.8 - Proposed Street Elevations PL15A
CD.B.9 - Proposed Colour Site Plan PL17A
CD.B.10 - Cardinham Plans and Elevations PL20A
CD.B.11 - Holt 30 Plans and Elevations PL21A
CD.B.12 - Dallington 30 Plans and Elevations PL22A
CD.B.13 - Thetford Plans and Elevations PL23A
CD.B.14 - Rockingham Plans and Elevations PL24A
CD.B.15 - Maisonette Plans and Elevations PL26A
CD.B.16 - Holt 12.5 Plans and Elevations PL27A
CD.B.17 - Dallington 12.5 Plans and Elevations PL28A
CD.B.18 - Dallington Gable Fronted Plans and Elevations PL29A
CD.B.19 - 3D Site Images PL30C
CD.B.20 - Flood Risk Assessment C-001 P02
CD.B.21 - General Arrangement C-202-A
CD.B.22 - Flood Routing Plan C-203-A
CD.B.23 - Longitudinal Sections C-204
CD.B.24 - Highway Visibility Plan C-205A
CD.B.25 - Vehicle Tracking Plan (Sheet 1 of 2) C-206-A
CD.B.26 - Vehicle Tracking Plan (Sheet 2 of 2) C-207
CD.B.27 - Landscape Management Plan
CD.B.28 - POS Landscape Proposals L-102
CD.B.29 - On Plot Landscape Proposals L103-106
CD.B.30 - Private Proposed Lighting Area Calculation R1
CD.B.31 - Private Proposed Lighting Contour Layout R1
CD.B.32 - Proposed Lighting Strategy R1
CD.B.33 - S38 Proposed Lighting Area Calculation R1S
CD.B.34 - S38 Proposed Lighting Contour Layout R1
CD.B.35 - Construction Environment Management Plan V2
CD.B.36 - Proposed Site Plan PL03C
CD.B.37 - Proposed Boundaries Plan PL04B
CD.B.38 - Proposed Materials Plan PL05B
CD.B.39 - Proposed Heights Plan PL07B
CD.B.40 - Roof Pitches Plan PL08B
CD.B.41 - Proposed Plot Tenures Plan PL09
CD.B.42 - Proposed Site Sections PL12B
CD.B.43 - Proposed Street Elevations PL15B
CD.B.44 - Proposed Colour Site Plan PL17C
CD.B.45 - 3D Site Images PL30D
CD.B.46 - Flood Risk Assessment C-001-P04
CD.B.47 - General Arrangement C-202-C
CD.B.48 - Flood Routing Plan C-203-C
CD.B.49 - Vehicle Tracking Plan (Sheet 1 of 2) C-206-C
CD.B.50 - Vehicle Tracking Plan (Sheet 2 of 2) C-207-B
CD.B.51 - Higham Road Proposed Avenue Junction Mitigation D-503-C
CD.B.52 - Junction Mitigation Vehicle Tracking D-504A
CD.B.53 - POS Landscape Proposals L-102A
CD.B.54 - On Plot Landscape Proposals L103-106A
CD.B.55 - Proposed Site Plan PL03F
CD.B.56 - Proposed Boundaries Plan PL04E
CD.B.57 - Proposed Materials Plan PL05D
CD.B.58 - Proposed Heights Plan PL07D
CD.B.59 - Roof Pitches Plan PL08D
CD.B.60 - Proposed Tenures Plan PL09B
CD.B.61 - Proposed Site Sections PL12D
CD.B.62 - Proposed Street Elevations PL15C
CD.B.63 - Proposed Colour Site Plan PL17E
CD.B.64 - POS Landscape Proposals L-102B
CD.B.65 - On Plot Landscape Proposals L-103B
CD.B.66 - Proposed Vehicle Site Access 20241-RLL-20-XX-DR-D-501 D
CD.B.67 - Proposed Site Access Refuse Vehicle Tracking 20241-RLL-20-XX-DR-D-502 C
CD.B.68 - Higham Road/Prospect Avenue Junction Mitigation 20241-RLL-20-XX-DR-D-503 D
CD.B.69 - Higham Road/Prospect Avenue Junction Mitigation Vehicle Tracking 20241-RLL-20- XX-DR-D-504 B
CD.B.70 - Construction Environment Management Plan V4
CD.B.71 - Proposed Site Plan PL03G
CD.B.72 - Proposed Boundaries Plan PL04F
CD.B.73 - Proposed Materials Plan PL05E
CD.B.74 - Proposed Heights Plan PL07E
CD.B.75 - Roof Pitches Plan PL08E
CD.B.76 - Proposed Tenure Plan PL09C
CD.B.77 - Proposed Colour Site Plan PL17F
CD.B.78 - Proposed Junction Mitigation Landscape Proposals 8806-L-107
CD.B.79 - Refuse Vehicle Access 20241-RLL-20-XX-DR-C-206 D
CD.B.80 - Refuse Vehicle Tracking 20241-RLL-20-XX-DR-C-207 C
CD.B.81 - Tree Planting and Mitigation Plans
CD.B.82 - Dallington 12.5 Plans and Elevations PL28B
CD.B.83 - TA Addendum Note (April 2021)

CD.C - Planning application consultation responses and correspondence

CD.C.1 - Rushden Town Council Objection 10.12.21
CD.C.2 - NNC Local Highways 30.06.21
CD.C.3 - NNC Key Services 30.11.21
CD.C.4 - NNC Key Services 29.11.21
CD.C.5 - Rushden Town Council Objection 08.06.21
CD.C.6 - Comments 26.05.22
CD.C.7 - Northamptonshire Highways 21.05.21
CD.C.8 - Lead Local Flood Authorities 06.07.22
CD.C.9 - Highways 01.07.22
CD.C.10 - Northamptonshire CCG 11.06.21
CD.C.11 - Flood Risk Drainage 14.09.22
CD.C.12 - Natural England 23.08.22
CD.C.13 - NCC Education 24.06.22
CD.C.14 - Housing Comments 06.22
CD.C.15 - Refuse Vehicle Size Specifications

CD.D - Officer report and decision notice

CD.D.1 - LPA Decision Notice
CD.D.2 - Officer Delegated Report

CD.E - National policy and guidance

CD.E.1 - National Planning Policy Framework July 2021
CD.E.2 - National Planning Policy Framework: draft text for consultation 2022
CD.E.3 - British Standard 5837 (2012) – Trees in Relation to Design, Demolition and Construction
CD.E.4 - British Standard 3998 (2010) - Tree Work – Recommendations
CD.E.5 - Modern Methods of Construction working group: developing a definition framework. Ministry of Housing, Communities and Local Government. March, 2019
CD.E.6 - House of Commons Select Committee: Government response to the Housing, Communities and Local Government Select Committee report on modern methods of construction. September, 2019
CD.E.7 - Housing White Paper - Fixing our broken housing market (February 2017)
CD.E.8 - House of Commons Debate (24 October 2013)
CD.E.9 - Children’s Commissioner report titled “Bleak Houses: Tackling the Crisis of Family Homelessness in England” (August 2019)
CD.E.10 - Shelter report “Denied the Right to a Safe Home – Exposing the Housing Emergency” (May 2021)
CD.E.11 - Shelter report “Unlocking Social Housing: How to fix the rules that are holds back building” (April 2022)
CD.E.12 - House of Commons ‘Rising Cost of Living in the UK’ briefing report (November 2022)
CD.E.13 - Shelter report “Briefing: Cost of Living Crisis and the Housing Emergency” (September 2022)
CD.E.14 - National Audit Office Homelessness Report Executive Summary (13 September 2017)
CD.E.15 - National Model Design Code, MHCLG
CD.E.16 - Manual for Streets, DfT
CD.E.17 - By Design: Urban Design in the Planning System Towards Better Practice, DETR
CD.E.18 - Nationally Described Space Standards (NDSS)
CD.E.19 - Building Regulations Part M4(2)
CD.E.20 - Secured by Design – Homes 2019
CD.E.21 - Building for a Healthy Life, Homes England
CD.E.22 - Economic Footprint of House Building in England and Wales’ HBF
CD.E.23 - CIEEM (2018) Guidelines for Ecological Impact Assessment in the UK and Ireland: Terrestrial, Freshwater, Coastal and Marine version 1.2. Chartered Institute of Ecology and Environmental Management, Winchester
CD.E.24 - The Biodiversity Metric 2.0 Auditing and Accounting for Biodiversity. User Guide. Beta Version. Natural England Joint Publication JP029 (First published 29 July 2019)
CD.E.25 - The Biodiversity Metric 4.0 User Guide Natural England Joint Publication JP039 (First published 2023)
CD.E.26 - British Standards Institution (2013) ‘Biodiversity – Code of practice for planning and development’, BS 42020:2019
CD.E.27 - BBC Briefing Housing (February 2020)

CD.F - Local planning policy and guidance

CD.F.1 - Rushden Neighbourhood Plan Policies Map
CD.F.2 - Rushden Neighbourhood Plan 2011-2031 (passed at referendum, 24.05.18 “Made” by East Northamptonshire Council 04.06.18)
CD.F.3 - North Northamptonshire Joint Core Strategy 2011-2031
CD.F.4 - Northamptonshire Transportation Plan
CD.F.5 - Northamptonshire Highway Development Management Strategy
CD.F.6 - Northamptonshire Smarter Travel Choices Strategy
CD.F.7 - Local Standards and Guidance for Surface Water Drainage in Northamptonshire
CD.F.8 - Sewerage Sector Guidance Appendix C: Design and Construction Guidance (v2.2)
CD.F.9 - Pre-Submission Draft (Reg 19) East Northamptonshire Local Plan Part 2 2011-2031 (February 2021)
CD.F.10 - North Northamptonshire Homelessness and Rough Sleeping Strategy 2019-2024
CD.F.11 - Northamptonshire Parking Standards
CD.F.12 - Trees and Landscapes Supplementary Planning Document (East Northamptonshire Council) (2013)
CF.F13 - Upper Nene Valley Gravel Pits Special Protection Area Supplementary Planning Document. Addendum to the SPA SPD: Mitigation Strategy

CD.G - Evidence base

CD.G.1 - North Northamptonshire report ‘Housing Land Supply in North Northamptonshire’, 08.21
CD.G.2 - North Northamptonshire Strategic Housing Market Assessment (2012)
CD.G.3 - North Northamptonshire Joint Planning Unit Strategic Housing Market Assessment Update (2015)

CD.H - Correspondence and other documents

CD.H.1 - Appeal Covering Letter 23 December 2022
CD.H.2 - Travel Plan Assessment - Form 2020-2021
CD.H.3 - LHA Response re Revised Right-Turn Arrangement (July 22)
CD.H.4 - LHA Response re Revised Right-Turn Arrangement (Feb 23)
CD.H.5 - Email correspondence with LLFA dated 19.12.2022
CD.H.6 - LLFA Response dated 23.02.2023
CD.H.7 - Ilke Homes Corporate Brochure
CD.H.8 - Cover Note June 2022

CD.I - Appeal decisions

CD.I.1 - Rectory Farm, Chescombe Road, Yatton, Bristol BS49 4EU Appeal Ref: APP/D0121/W/21/3286677
CD.I.2 - Pale Lane Farm, Pale Lane, Fleet, Hampshire RG27 8BA Appeal Ref: APP/N1730/W/18/3204011
CD.I.3 - Land at 43/45 and 39/41 Notting Hill Gate and 161-237 (odd), Kensington Church Street, London W11 3LQ Appeal Ref: APP/G6100/V/19/3225884
CD.I.4 - Spyway Orchard, Durnford Drove, Langton Matravers, Dorset BH19 3HG Appeal Ref: APP/B1225/W/16/3162354
CD.I.5 - Land West of Pickersleigh Grove, Malvern Appeal Ref: APP/J1860/W/20/3258806
CD.I.6 - Land at site of former North Worcestershire Golf Club Ltd, Hanging Lane, Birmingham B31 5LP (Appeal Ref: APP/P4605/W/18/3192918)
CD.I.7 - Oxford Brookes University, Wheatley Campus, College Close, Wheatley, Oxford OX33 1HX Appeal Ref: APP/Q3115/W/19/3230827
CD.I.8 - Land at Franklands Drive, Addlestone, Surrey Appeal Ref: APP/Q3630/A/05/1198326
CD.I.9 - Land at the Corner of Oving Road and A27, Chichester PO20 2AG Appeal Ref: APP/L3815/W/16/3165228
CD.I.10 - Land off Aviation Lane, Burton-upon-Trent Appeal Ref: APP/B3410/W/20/3245077
CD.I.11 - (Site B) Land to the west of Langton Road, Norton Appeal B Ref: APP/Y2736/W/15/3136237
CD.I.12 - Land at Firlands Farm, Hollybush Lane, Burghfield Common, Reading, Berkshire Appeal Ref: APP/W0340/A/14/2228089
CD.I.13 - Agricultural land to both the north and south of Mans Hill, Burghfield Common, Reading, Berkshire Appeal Ref: APP/W0340/A/14/2226342
CD.I.14 - Land to the East of Highgate Hill and South of Copthall Avenue, Hawkhurst, Kent, TR18 4LR Appeal Ref: APP/M2270/W/21/3282908
CD.I.15 - Land at Brook Meadows, Tiptree, Colchester. Appeal Ref: APP/A1530/W/22/3301862
CD.I.16 - Land at Filands Road/Jenner Lane, Malmesbury, SN16 9HZ (Appeal A Ref: APP/Y3940/W/21/3278256) Whychurch Farm, Malmesbury, Wiltshire, SN16 9HZ (Appeal B Ref: APP/Y3940/Q/21/3278923) Land at Filands Road/Jenner Lane, Malmesbury (Appeal C Ref: APP/Y3940/W/21/3282365)
CD.I.17 - Land north of Upper Chapel, Launceston PL15 7DW Appeal Ref: APP/D0840/A/13/2209757
CD.I.18 - Land off Spruce Close, Exeter, EX4 9DR Appeal Ref: APP/Y1110/W/22/3292721
CD.I.19 - Land to the rear of former Dylon International Premises, Station Approach, Lower Sydenham, London SE26 5BQ Appeal Ref: APP/G5180/W/18/3206569
CD.I.20 - Land adjacent to Cornerways, High Street, Twyning, Tewkesbury GL20 6DE Appeal Ref: APP/G1630/W/14/3001706
CD.I.21 - Land North of viaduct, adjacent to Orchard Business Park, Ledbury Appeal Ref: APP/W1850/W/20/3244410

CD.J - High Court judgements

CD.J.1 - [2000] EWHC 650 (Admin) Milne, R (on the application of) v Rochdale Metropolitan Borough Council
CD.J.2 - [2017] UKSC 37 Suffolk Coastal District Council v Hopkins Homes Ltd and another Richborough Estates Partnership LLP and another v Cheshire East Borough)
CD.J.3 - [2020] EWCA Civ 1175 Peel Investments (North) Limited v Secretary of State for Housing, Communities & Local Government (1) Salford City Council (2)

Last updated 04 May 2023

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