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Manor Cottage 48 High Street Brackley NN13 7DS

2026/3439/S73Removal/Variation of Condition(s) Following Grant of Planning PermissionRefused
Discharge / amendments

Refused on 21 October 2026

Council decision: Refusal1 reason for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Variation of condition 2 (approved plans) to replace previously refused existing roof lantern with frameless glass flat roof lantern to planning permission S/2019/2342/FUL (Extension and internal alterations to kitchen and re-roofing work)

Received
6 August 2026
Ward
Brackley Ward
  1. Received6 Aug
  2. Validated1 Sep
  3. Consult.
  4. Target27 Oct
  5. Decided21 Oct

Decided in 50 days (council typically 70)

About this application

This is a planning application for an extension at Manor Cottage 48 High Street Brackley NN13 7DS. West Northamptonshire has handled 23 applications of this type. This one was decided in 50 days, 3 weeks quicker than West Northamptonshire's typical decision time. The site is in the Brackley Town Centre conservation area, with 11 listed buildings nearby. There have been 3 other applications at this address. In the past year there have been 59 applications across Brackley Ward. We hold 472 applications in total for the NN13 postcode area.

92% of all applications at West Northamptonshire Council were approved. Across all application types, the council typically decides in about 10 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposed rooflight, by reason of its design, scale and projection above the height of the existing flat-roofed extension, would result in harm to the significance of the Grade II listed building. The proposal retains an element of the design that was previously identified as harmful by the Planning Inspector in Appeal Decisions 6003854 and 6003860, namely the projection of the rooflight above the roofline, which was found to introduce visual clutter and represent an inharmonious addition that erodes the architectural and historic interest of the listed building with no clear or convincing justification or public benefit being demonstrated that would outweigh this harm. The proposal therefore fails to preserve the special architectural and historic interest of the listed building and is contrary to Sections 16(2) and 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, Policy BN5 of the West Northamptonshire Joint Core Strategy, Policies SS2 and HE5 of the South Northamptonshire Part 2 Local Plan 2011-2029, and Policies HE4, HE5 and HE6 of the National Planning Policy Framework (NPPF). Town and Country Planning (Development Management Procedure) (England) Order 2015 and Policy DM3 of the National Planning Policy Framework In accordance with the above, WEST NORTHAMPTONSHIRE COUNCIL has worked with the applicant in a

From the council's decision notice.

Application details

Postcode
NN13 7DS
Application type
Removal/Variation of Condition(s) Following Grant of Planning Permission
Parish
Brackley

Planning application dates

Date validated
1 September 2026
Target decision date
27 October 2026

Applicant and agent

Applicant
Private applicant

Planning decision

Case officer
Anjana Jayan

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Conservation area: Brackley Town Centre
  • Listed building: Grade II: Manor House LodgeOn or next to this site · +2 more
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (20)

flood storage areas, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Associated applications

  1. 2026
    1 Sep

    Variation of condition 2 (approved plans) to replace previously refused existing roof lantern with frameless…

    This applicationRefusedVariation of conditions (s73)2026/3439/S73
  2. 2026
    1 Sep

    Variation of condition 2 (approved plans) to replace previously refused existing roof lantern with frameless…

    RefusedListed building consentFiled alongside2026/3440/LBC

Source: West Northamptonshire

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