The Best Guide for the NN12 Area

Probably The Most Important 5 Weeks In Towcester's History

On Friday 22nd February the Public Consultation lasting until 28th March begins for the Persimmon-Bloor Planning Application.

The Towcester Partnership are helping to facilitate the community's response to the application.

There are 3 planning applications that have been submitted known as application A. B and C. Application A is for the majority of the site and Application B is for half a junction and these two applications have been submitted to West Northamptonshire Development Corporation.

Application C has been submitted to South Northamptonshire Council because it falls outside WNDC’s boundary. Application C is for half a junction.

The application is summarised as follows :

• 3000 new homes of mixed type and tenure

• 20.6 ha of employment

B1a/B1b/B1c = 32,240 sqm (offices)
B2 = 17,735 sqm (general industry)
B8 = 13,335 sqm (storage or distribution)
(Refer to the Use Classes Order 2005)

• the provision of a new southern bypass to Towcester connecting the A5T via a new roundabout, via a new 7.3m, minimum, carriageway and additional reserves, with the A43T via a new grade separated junction.

• Bypass 40 mph single carriageway with two roundabouts and bridleway crossing. Stated in application planning statement as description above.

• A Local Centre of up to 2 ha

A supermarket (Class A1 between 1,500 sqm to 2500 sqm)
And complimentary uses within A1/A2/A3/A4/A5 between 130 sqm and 2350 sqm
gross 1950 sqm B1/C2/D1/D2
A Health Centre (D1) between 800 sqm to 5000 sqm

• A Neighbourhood Centre of up to 0.2 ha to accommodate local convenience retail of 500 sqm gross
• A mixed use area of 0.9 ha to accommodate a Class C1 Hotel with conference and leisure facilities 150 bed in 4400 sqm gross
• A new primary school on a 3 ha site
• A new secondary school on a 11.4 ha site – provision of a site and a contribution towards a school
• The provision of extensive areas of public open space and areas of strategic landscaping
• Surface water / flood management works including the creation of swales (balancing ponds) Necessary related engineering works for drainage and services
  

The consultation period is your last chance to have your say on the future of the place in which you live or / and work. There will shortly be a notice in the press detailing the consultation and location of the planning application documents for you to view. Also Persimmon Homes will be undertaking a leaflet drop to the various people that attended their various stages of consultation. They may also leaflet drop the whole of Towcester.

All the planning application documents are available via WNDC’s website

In January 2008 WNDC asked the developers to undertake a Design Review by the Commission for Architecture and the Built Environment. This was so the design of the proposal could be independently assessment by a panel of top design professionals. Before the Design Review CABE undertook a site visit and were provided with views from WNDC and South Northamptonshire Council.

The Design Review was held on Wednesday 16th January at CABE’s offices in London. Persimmon Homes and their consultants provided various display boards and undertook a presentation to CABE’s Design Review Panel followed by a Question and Answer Panel.

Following the Design Review CABE published a report on the Towcester Vale Proposals which is available on their website www.cabe.org.uk

An extract of their report is below:

“We support the principle of extending Towcester with a combination of new neighbourhoods with strong links to Towcester town centre. We think the proposed masterplan, however, is confused about whether it seeks to make connections with the existing development and therefore supporting its growth, or whether it is proposing two distinct and self-sustaining communities. We regret to say that we cannot support the planning application in its current form. We suggest that before the planning application is considered any further, a clear vision is agreed, giving careful attention to the following:"

CABE are the Government's advisor on architecture, urban design and public space. As you will see the report is critical of the proposed development, Download CABE Report.

The Question is will WNDC take account of the CABE comments and ensure that Towcester Vale is of a high quality design that will create one cohesive sustainable community.

Read the report yourself. Download CABE Report.

Towcester Parntership Chairman Jim Lynch said "We welcome this period of consultation on the Persimmon-Bloor Towcester Vale Proposals. It is vital that all parts of our community have their say as these proposals will nearly double the size of the town. We encourage the whole community to have a look at the proposals and have their say within the 5 week timetable."

"We regret to say that we also cannot support the planning application in its current form" says Jim Lynch, Chairman of Towcester Partnership, echoing the words of CABE, the influential Government advisor on architecture, urban design and public space. "We believe that the CABE report is grounds for rejecting the present application and should lead to a complete revision of it."

“We believe there have been very little changes since the publication of the first masterplan 7a together with the consultation carried out by Persimmon Homes of which the community were given very short notice.”

Many problems are identified within the masterplan:

• Pedestrian and vehicular circulation poor
• By-pass - under designed
• Lack of connectivity between new and old - two towns not one
• Unclear design character of development
• Proposed new local centre risks rivaling not complementing the town centre
• Doubts over proposed sustainability and eco quality of the housing
• Lack of substance to "jobs-led growth" proposals.

We believe that the Persimmon-Bloor plans falls far short of the standards promised to the town by WNDC as set out in their Planning Principals Document.

There are two key events that the public, residents of Towcester and interested parties should attend.

• The Annual Meeting of the Town Council on 3rd March will contain a briefing on the application and is an opportunity for the town to comment on this and any other issue

• Public Meeting in the Town Hall on Monday 17th March at 7.30 pm.

Further reading and the back ground to the application and a map of the housing density can be downloaded.

The Market Town Healthcheck - this identified many of the future requirements of Towcester

The Future Vision of Towcester

The CABE Report

South Northants Council Views on the Persimmon and Bloor Applications

Housing Density map

WNDC Public Leaflet

Feel free to comment on this story, please read all the background information, please attend the meetings, after all it is your town and future.

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Comments

Jim L

At 18:20 on 21st February 2008, Jim L commented:

This development will have a major impact on Towcester and there is very little time to comment upon it. I encourage you to bring this article to the attention your friends and neighbours in Towcester. If you want to know more or you have questions, come along to one of the two public meeting in the Town Hall on the 3rd and 17th March (both at 7.30 pm).

Councillor Jim Lynch, Chairman of the Towcester Partnership

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Tracy D

At 17:56 on 22nd February 2008, Tracy D commented:

I think this is a brilliant article and gives us more information about what's happening in our town. I will definitely be attending one or both of the meetings in March and would encourage everyone else to go too. It's our town - let's find out what's happening and have a say!

Tracy Dibben - Local Resident

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