Q. Why does Ensign want to build here?
Ensign has maintained an interest in the land for some considerable time. Ensign believes that development at the Buckton Fields site is necessary to support the sustainable growth of Northampton and the regeneration needed in the town. Buckton Fields is an ideal area for development as an urban extension of Northampton and this is already recognised in its allocation in the Daventry Local Plan.
Q. What is the area of land being proposed for the development?
This development would cover approximately 50 hectares. Bordered to the west by the A5199 and to the east by the A508, Buckton Fields is located 4.5km from Northampton town centre, immediately to the north of the existing residential district of White Hills, which lies within the boundary of Northampton Borough Council. The Buckton Field site itself lies within the boundary of Daventry District, therefore the outline planning application has been submitted to Daventry District Council.
Q. Why should this site be considered?
The site is allocated for housing in the Daventry Local Plan and is in a sustainable location as an urban extension to Northampton needed to support the economic growth of the town.
In addition, the Secretary of State wrote to Daventry District Council on 24 September 2007 confirming that the Buckton Fields site must remain in Daventry’s Local Plan to support the delivery of housing within the Milton Keynes and South Midlands Growth Area.
HOUSING
Q. How many homes are to be built on the proposed development?
The planning application for the site outlines the delivery of a scheme of up to 1,250 homes – a reduction of 250 from our original proposals.
Q. What type(s) of homes will be built?
The new development would meet the needs and aspirations of the local community in providing a wide range of accommodation types which would include two, three and four bedroom quality homes and apartments built to the highest industry standards, including the provision of much needed affordable housing. This will cater for a diverse mix of residents which, in turn, will help to create a vibrant and active community.
Q. How high will the buildings be?
The majority of buildings at Buckton Fields will be two storeys, rising to about two and a half to three storeys along key frontages such as boundaries of central open spaces and feature squares. A slight variation in building heights throughout the development will help to create a more interesting street scene.
Q. What provision will there be for affordable housing?
Ensign will make provisions for affordable housing as part of the development. The exact figure and mix of tenures will be determined in discussions with Daventry District Council and Northampton Borough Council.
POLITICAL
Q. What does Daventry District Council think of your proposal?
The site is included in the Daventry Local Plan and the District Council is being fully consulted in the planning process. Discussions are taking place with planning officers and other stakeholders to help determine the best outcome for a sustainable development. Now Ensign has submitted a planning application the Council will be able to comment further.
Q. What does Northampton Borough Council think of your proposal?
Ensign is consulting with Northampton Borough Council to ensure that the local community, planning officers and elected members are fully aware of its plans for Buckton Fields. Northampton Borough Council recognises that large-scale developments, such as Buckton Fields, play an important part of achieving Northampton’s goals for sustainable growth. Now Ensign has submitted a planning application the Council will be able to comment further.
Q. Will the West Northamptonshire Development Corporation (WNDC) be determining your application?
No, the proposed site for the development of Buckton Fields falls outside the remit of the WNDC.
Q. What steps are being taken to ensure the local community is kept informed of development plans for Buckton Fields?
A wide-ranging consultation process was undertaken which included meetings, a public exhibition, media outreach and a website. Ensign has also ensured the elected representatives for the area were kept fully informed of the consultation process and its outcomes. Ensign considers the consultation process as playing an integral role in creating the right development at Buckton Fields, and helping to meet the needs of a fast growing Northampton.
Q. By building Buckton Fields on the proposed site, aren't you passing the problems of Northampton onto rural Daventry?
It is vital for the whole area that Northampton is an economically successful, socially vibrant town. Buckton Fields will be an urban extension to Northampton with the related infrastructure required to create a sustainable community. This strategy has already been fully endorsed, hence the reason for the site being allocated in the Daventry District Local Plan.
Q. What are the key benefits of Ensign's proposal for Buckton Fields?
Buckton Fields would help meet the identified housing targets for Northampton, whilst supporting the regeneration and sustainable development of the area.
The proposed site is close to the existing local infrastructure and would also mean that more environmentally sensitive sites would be protected.
THE PLANNING PROCESS
Q. When was the final planning application submitted to Daventry District Council?
Ensign submitted a planning application for Buckton Fields to Daventry District Council in November 2007.
The application has now been registered DA/2007/1400 and is available for members of the public
to view at
the Council's website.
Q. What is the next stage of the planning process?
The registered application is now the subject of a formal, 21-day consultation process during which members of the
public are invited to feed back their comments on the plans to the Council. The Council’s Planning Committee
will take all relevant feedback into account when making its decision.
Q. When will Daventry District Council make a decision on the application?
As a major planning application, Daventry District Council is normally required to determine the application within 16 weeks.
However, Ensign recognises that as a major proposal there may be issues which result in the determination period being extended
by mutual agreement.
Q. How can I provide the Daventry District Council with my feedback on the application?
The registered application is subject to a formal, 21-day consultation process during which Daventry District Council will
formally consult with interested parties and accept feedback on the application from members of the public.
Any comments on the planning application should be sent to the Council’s planning department at: Planning Department,
Daventry District Council, Lodge Road, Daventry, NN11 4FP. All correspondence must include the application’s registration number DA/2007/1400 .
ENVIRONMENTAL
Q. Will development at Buckton Fields increase the chance of flooding?
The Environment Agency has identified that the Buckton Fields site sits outside the River Nene floodplain. In addition, having modelled the effects of extreme rainfall conditions, including the effects of climate change, on the River Nene the Environment Agency has identified that the site is outside the predicted
1-in-1000 year flood level.
A drainage strategy has been developed for the site to take into account the effect of 1 in 200-year storms and the effects of climate change. This includes the creation of three retention ponds to hold surface water run-off and ensure the discharge to the River Nene is no greater than the natural rate of run-off from the existing site. The parameters adopted are as recommended by the Environment Agency.
A Flood Risk Assessment has been undertaken by Ensign, taking account of discussions with the Environment Agency, which conforms to government guidance (PPS25).
This shows that development at Buckton Fields will not increase the risk of flooding in the Northampton area.
Q. Will the Buckton Fields development have an impact on air quality in the area? As part of our planning application for the Buckton Fields site, we were required to carry out an Impact Assessment to demonstrate how a development at the site could affect local air quality. After discussing the proposed methodology with Daventry District Council, a standard assessment was carried out using the comparative data available at the time.
The Impact Assessment showed that Buckton Fields would have a slight adverse impact on local air quality, but would not result in levels rising above the standards and objectives set out in the Air Quality Regulations 2000 and 2002 which is the appropriate legislation against which the allocation of Air Quality Management Areas needs to be assessed.
Q. Are there any Tree Preservation Orders (TPO) on the site?
There is currently a TPO order from 1971 on the south eastern boundary of the site; however on visual inspection no trees in the described area relate to this order. There is a possibility this order is incorrect or alternatively these trees have been removed. In any event we will ensure this southern boundary is safeguarded from the construction and operation of the development.
Q. What is being done to sustain and preserve the site's ecology?
The enhancement of existing ecology is inherent to the proposals and has been given full consideration in the development of the masterplan. Existing hedgerows will be retained within the development and will be complemented by additional new scrub and managed grassland habitats in the proposed public open space areas. This will play a vital role in species enhancement and provide opportunities for existing and new species to be incorporated into the development, for example, opportunities for reptiles, foraging bats and birds. Additional measures to encourage bats will also be provided, for example, bat boxes.
Regular management regimes will help to enhance these areas further. The provision of an Ecological Construction Method Statement (ECMS) during the construction phase and a long term Ecological Management Plan (EMP) will both be developed to ensure conservation and maintenance of habitats and species within the site.
Q. Does the site have any archaeological/cultural heritage? If yes, what impact will Buckton Fields have and how will it be preserved?
There are no Scheduled Ancient Monuments (SAMs) under the Ancient Monuments and Archaeological Areas Act 1979 on or adjacent to the site. The Sites and Monuments Record (SMR) note four entries within the site area, however it is very likely that these archaeological deposits have been significantly damaged by a long history of agricultural activity and none are considered to be of national significance. Most surviving deposits investigated on the eastern area of the site are very ephemeral and have low archaeological value. All significant archaeological remains will be fully recorded in advance or during construction and as such there will be no predicted significant adverse residual effects on the buried archaeological resource.
IMPLICATIONS FOR SURROUNDING VILLAGES
Q. Why does this area need more housing?
Northampton is a regional growth centre and is to accommodate substantial new housing and employment as part of a strategy for sustainable growth. It is recognised that not all of that growth can be met from within the Borough Council’s own boundary. As part of this growth it is important to maintain the vitality of the local economy, which new developments can bring, as well as delivering the much needed homes for local residents, including provision for affordable housing.
Q. Why do you need to build on a greenfield site?
The annual monitoring report published by Northampton Borough Council in December 2006 illustrates that the level of housing planned for the Northampton area cannot all be accommodated for on brownfield sites in the town.
When it comes to the development of Buckton Fields, there are no special environmental considerations that need to be taken into account. In addition, being located directly adjacent to Northampton, Buckton Fields presents an ideal opportunity for the development of a sustainable urban extension offering a high standard of accommodation.
Q. There are other big developments in the area, why do we need another one?
The site is allocated in the Daventry District Local Plan. The sub-regional policy framework refers to the development arising in the wider Northampton area. The level of growth for Northampton is significant and a number of urban extensions will be required in addition to brownfield sites in the town.
Q. Will Ensign be using local companies for the development?
Ensign is keen to work with the local community and will use local companies on the development where possible.
Q. Who is Ensign working with on this development?
Ensign is working closely with Daventry District Council, Northampton Borough Council and Northamptonshire County Council as well as the local community to ensure a fully integrated consultation process to achieve the best outcome for a sustainable development that meets the needs of Northampton and its residents.
TRANSPORT
Q. Will this development create an increase in traffic during the construction of Buckton Fields? What plans are in place to limit congestion during construction (site traffic)?
While development work is in progress, every effort will be made to ensure that disruption to local residents is kept to the very minimum possible. At Buckton Fields, we would work with Daventry District Council to ensure reasonable hours of work to minimise any impacts of construction traffic, especially at peak times. Modern methods of construction and effective planning will help to reduce the levels of construction traffic.
Q. Once Buckton Fields is complete what steps will be taken to limit congestion on the local roads?
To support the planning application, Ensign carried out a comprehensive Transport Assessment (TA), which looked at the accessibility and sustainability of the site, the traffic flows generated and the impact on the surrounding roads and junctions.
The results of the TA have fed into a comprehensive transport strategy, which will be put in place to minimise the level of traffic generated by the development. Some minor road improvements are also likely to be needed.
Q. Will anything be done to improve public transport? How will any increases in traffic be handled?
Ensign is committed to ensuring its development is fully sustainable. As part of the development, a new Park & Ride facility will be built to offer enhanced public transport services to and from the town centre. In addition to this, it is envisaged that new bus services will also be provided, connecting the site with key employment, retail, education and leisure locations.
Q. Are there plans for new bus lanes and cycle paths?
The provision of footpaths and cycleways would be developed as part of the transport infrastructure. The development will also contribute to improved bus infrastructure, which could include bus lanes. Full details will be agreed with the County Council. These will help secure a sustainable development that is not over-reliant on the car.
THE DEVELOPMENT PLANS AND INFRASTRUCTURE
Q. How are the needs of existing residents being considered?
We recognise the implications of delivering the right infrastructure for the local community and the need for a high quality, sustainable development. Ensign has undertaken an extensive consultation process to ensure it fully understands the housing and socio-economic needs of the local communities in Northampton and Daventry. The feedback received has been taken into consideration and used to help shape the outline planning application for the site and respond to the identified long terms needs of the community.
Q. Apart from housing, are there any other intended uses for the site, e.g. retail/commercial?
Buckton Fields would be a mixed-use development including provision for jobs for the retail and commercial sector which is vital to creating a fully functioning, vibrant community.
Q. Will Smiths Farm Shop be retained within the new development?
The planning application for the full Buckton Fields site seeks to retain Smiths Farm Shop in its current location. Therefore, in the event that outline planning permission is granted, Ensign will work with the owners to identify a solution that can be incorporated in a future detailed planning application for the site.
Q. What other social infrastructure will be built to support the new community?
As part of the development, there are plans for a primary school, public open space and community facilities.
Engagements undertaken with the Primary Care Trust/NHS in the context of this planning application, indicate that either a new doctors' surgery will be provided within the local centre or financial contributions will be made towards the provision of a new "one-stop-shop" for medical treatment, a concept currently being considered by the PCT/NHS, on a site to be determined in due course. The final decision on this matter will rest with Daventry DC, the PCT/NHS or the parties jointly.
Q. How is a decision made on the additional infrastructure required to support development at Buckton Fields?
If planning consent is granted and implemented for Buckton Fields, the development will be subject to conditions
and legal agreements identifying the contributions Ensign will have to make to address the impact of the development
on the local community and associated infrastructure.
The nature and precise level of those contributions will be set out in the legal contract known as the Section 106 agreement. The details of the agreement will be decided by the Local Planning Authority in consultation with a number of public and private sector bodies including education, transport and health authorities.
The Section 106 agreement is likely to address such issues as providing funds for traffic calming measures, new play facilities, tree planting, cycle paths, meeting places, affordable housing, education and health care facilities.
Q. How long will the construction process take and when will it start?
If planning permission is granted, subject to receiving the appropriate approval on reserved matters, construction should commence within 12 months of receipt of outline planning permission with first occupants moving in nine months later.
Q. How will the development be implemented?
The construction of new homes and associated infrastructure will be delivered in three phases. The phased approach will ensure development is supported by the necessary infrastructure.
The key principles, which underpin the phasing strategy, are:
Minimising the impact of the development on the surrounding area and integrating the new and existing communities effectively
Ensuring the necessary landscaping is in place at an early stage
Establishing links to the existing pedestrian and cycleways and providing access points and routes to anticipate the traffic generated by the development
Ensuring an effective mix of house types and tenures to create a successful community that grows at a sustainable rate.
