57 Brackley Road Towcester NN12 6DH

1. 1.The proposed development would result in the loss of an existing employment site without sufficient evidence to demonstrate that the criteria set out in Policy EMP2 of the South Northamptonshire Part 2 Local Plan have been satisfied. In particular, the application fails to demonstrate that the site is no longer viable or suitable for continued employment use, or that reasonable efforts have been made to market the site for such purposes. In the absence of such justification, the loss of the employment use is considered to be unjustified and harmful to the local economy. Having applied the titled balance for the provision of a new dwelling where the Local Authority cannot demonstrate a sufficient housing land supply, the modest benefit of a single new dwelling is demonstrably outweighed by the harm caused through the loss of an employment site and the NPPF when read as a whole considering the harm to residential amenity and setting of the Conservation Area. The proposal is therefore contrary to Policy EMP2 of the South Northamptonshire Part 2 Local Plan and Paragraph 11 of the NPPF.
2. 2.The siting of the proposed dwelling, by way of its two storey height and close proximity to the front of existing dwellings, within the Old Registry building, (Nos. 53-55 Brackley Road). These properties sit directly to the rear of the proposed two storey dwelling that would result in an overdevelopment of the site with an unacceptable loss of residential amenity, for the existing and future occupiers of the registry building, particularly for the occupiers of the closest dwelling (No. 55b Brackley Road), by way of loss of light, overlooking, loss of privacy and overbearing impact. The proposal is therefore contrary to Policy SS2 f) of the South Northamptonshire Part 2 Local Plan, and Paragraph 135 f) of the NPPF which seeks for development to protect residential amenity.
3. 3.The proposed development, by virtue of its design, siting, and forward position relative to the established building line, would appear incongruous within the street scene and fail to respect the prevailing character and pattern of development along the southern side of Brackley Road. This part of the street is characterised by more traditional buildings transitioning into larger detached dwellings set back from the highway, a pattern which begins at Nos. 53–57 Brackley Road. The proposal would disrupt this established form and interrupt established views along Brackley Road. Furthermore, the development would necessitate the partial loss and alteration of an existing historic stone wall which contributes positively to the character and appearance of the area. As a result, the proposal would cause harm to the setting of the Conservation Area. This harm is considered to be less than substantial; however, the minor public benefits identified do not outweigh the identified harm. The proposal is therefore contrary to Policy SS2 of the South Northamptonshire Part 2 Local Plan and paragraphs 135(c), 135(d), and 208–209 of the National Planning Policy Framework.

From the council's decision notice.

Postcode

NN12 6DH

Application type

Full Planning Permission

Scale / size

Small

Parish

Towcester

Date validated

20 January 2026

Last date for comments

30 April 2026

Target decision date

17 March 2026

Agent address

Tuckley Chester Design 8 Brabham Close Towcester Northants NN12 8UL

Statutory period

56 days

Documents

26