Design and Access Statement - Borough of Kettering · Local Planning Policy Guidance 5.3 Following the revocation of Regional Strategies by the present Government, below is a review

Design and Access Statement

On Behalf of:

Tesco Stores Ltd. Greatline Developments Ltd.

At: The Lawrences Factory Site, Desborough

Date: November 2010

Reference: 1003908/R0002aw

Bedford: West One, 63-67 Bromham Road, Bedford, MK40 2FG

Tel: 01234 358863 Fax: 01234 271210 Email:[email protected]

___

___

___

___

___

___

___

___

___

Bedford

Belfast

Cardiff

Dublin

Edinburgh

Glasgow

Leeds

London

Manchester

Newcastle-upon-Tyne

www.dppllp.com

The Lawrences Factory Site, Desborough

Page 2 Reference: 1003908/R0002aw

www.dppllp.com

Contents

1.0 Introduction

2.0 Site Description

3.0 Planning History

4.0 Proposed Development

5.0 Planning Policy

6.0 Assessment

7.0 Landscaping

8.0 Access

9.0 Summary & Conclusions



www.dppllp.com

1.0 Introduction

1.1 This Statement has been prepared on behalf of Tesco Stores Limited and Greatline Developments Ltd, and is

submitted in support of the planning application to erect a new food store on the Lawrences factory site on

Harborough Road. The development proposes a store with a gross area of 2,387 m2 in addition to 154 customer

parking spaces (including 9 dedicated for staff use) and 26 further parking spaces for the residents of New

Street, a dedicated service area and associated landscaping. Access to the site will be taken from a revised

junction at Harborough Road/Gladstone Street.

1.2 The Design and Access Statement sets out an assessment of the development based on the guidance provided

by CABE, in respect of the following matters:

1.3 The submission of the application follows discussions with the local planning authority. This Design and Access

Statement should be read in conjunction with the other technical reports submitted in support of this application,

and a suite of plans including:

1.4 Prior to considering these matters, we establish the context of the proposals, and provide a brief description of

the characteristics of the site and the surrounding area, its accessibility and relevant planning history. We also

outline relevant planning policy guidance at a national and local level. It is concluded that the development

complies with relevant planning policy.

• 6576_P001_A Location Plan

• 6576_P201_A Proposed Site Plan

• 6576_P102 Proposed Elevations

• 6576_P103 Proposed Sections

• 6576_P104_A Proposed Roof Plan

• 6576_P106 Existing Dimensions Plan and Elevations

• 6576_SV01 Sketch View 01

• 6576_SV02 Sketch View 02

• Use

• Amount

• Layout

• Scale

• Landscaping

• Appearance

• Access

Figure 1: Location Plan (extract)



www.dppllp.com

2.0 Site Description

2.1 The application site is largely vacant and overgrown and currently incorporates the disused Lawrence factory

building. The site also includes four residential properties. Three of these are situated at the north west corner

of the site at the junction with Harborough Road and Gladstone Street. A further property is located to the south

east of the site with access off Station Road.

2.2 Lawrence's Factory is the earliest surviving footwear factory in Desborough, an industry that was a key influence

in shaping the character of the area. In March 2007, the Local Planning Authority (LPA) recognised the special

character of the area, and designated this part of the town as a Conservation Area.

2.3 The site, which measures 1.44 hectares, is situated within an established developed urban area at the north west

point of the defined town centre of Desborough. The site is located between New Street and Harborough Road,

with frontage also onto Gladstone Street.

2.4 The surrounding area is mainly comprised of two storey late Victorian terraced housing, built to house the factory

workers. The east flank of New Street (to the east of the application site) consists of a number of compact

residential properties. Harborough Road, to the west of the application site, is one of the main routes into the

town, and as such acts as a division between east and west Desborough.

2.5 The Oak Tree public house, a listed building, is located adjacent to the south west corner of the application site.

Although Desborough lacks a distinct 'heart', Station Road is considered the centre of Desborough, which is to

the south of the application site.

2.6 The site is currently well served by public transport as detailed within the Transport Assessment accompanying

the planning application. There are existing bus stops situated along Harborough Road. These are to be

retained as part of the proposal. The site is also well served with existing pedestrian routes, which will be

retained as part of this proposal. These will also be improved by the proposed access points to the site and the

new pedestrian walkway/link to Station Road.

3.0 Planning History

3.1 Details of the site’s planning history is contained within the Planning and Retail Assessment accompanying the

planning application.

Figure 2: Existing Lawrence Factory Building and car park off New Street

Figure 3: Existing Lawrence Factory Building

Figure 4: Existing residential property 21 Harborough Road

Figure 5: Existing residential properties No. 15-19 Harborough Road



www.dppllp.com

4.0 Proposed Development

4.1 The application seeks planning permission for demolition of the existing Lawrence factory building and Nos. 15-

19, 21 and 21a Harborough Road and No. 6 Station Road to facilitate the erection of a new Tesco Store, a

dedicated service yard, associated car parking and landscaping and pedestrian and vehicular access.

4.2 The new Tesco store, which will measure 2,387 m2 (25,694 ft2) gross, is to be located to the north east of the

application site with a service yard immediately south east of the store. The store and service yard will be

bounded on two sides by vegetation and acoustic screening.

4.3 The store will have a net floorspace of 1,660 m2 (17,869 ft2). The store is one of the Tesco’s smaller formats, its

size reflecting the scale of new retail floorspace considered appropriate to serve the town.

4.4 The new store will provide a modern, spacious facility with a wide range of convenience goods and ancillary

comparison goods, and sufficient well-laid out car parking, to enable main food shopping trips to take place. The

intention is therefore to provide a main food store within Desborough to serve local residents and limit the

unsustainable degree of outflow of main food spending and car journeys from the town and its catchment area.

4.5 154 parking spaces (including 9 dedicated for staff use) are proposed within the development. In addition, 26

parking spaces are proposed for the use of New Street residents.

4.6 Vehicular access into the site will be via a revised junction on Harborough Road. Access to the site on foot is

afforded via new pedestrian access points taken from both Harborough Road and Gladstone Street, and a new

pedestrian walkway from the south of the site to Station Road.

Figure 6: Proposed Site Layout

Figure 7: Proposed Store (3D Sketch View)



www.dppllp.com

5.0 Planning Policy

5.1 This section provides an overview of the relevant planning policy at national, strategic and local levels. The focus

of this Statement is on the design elements of the scheme. Detailed analysis of other planning policies relevant

to the proposed development can be found within the other documents which accompanying this application.

National Planning Policy

5.2 The most Relevant National Guidance is contained within the following documents:

• PPS1 ‘Delivering Sustainable Development’ 2005

• PPS1 'Companion Guide: Planning and Climate Change' 2007

• PPS4 'Planning for Sustainable Economic Development' 2009

• PPS5 'Planning for the Historic Environment' 2010

• PPG13 ‘Transport’ 2001

• PPS22 'Renewable Energy' 2004

• PPG24 'Planning and Noise' 1994

• PPS25 'Development and Flood Risk' 2010

Local Planning Policy Guidance

5.3 Following the revocation of Regional Strategies by the present Government, below is a review of relevant Local

Plan policies, relevant development briefs, and emerging LDF documents.

Kettering Local Plan (1995)

5.4 The Kettering Borough Local Plan was adopted in January 1995. It designates the application site as a 'new

shopping commercial site', to which Policy D7 applies. Due to this policy not being saved as part of the

transitional arrangements to the LDF, it can only be considered as a material consideration. However, Policy D7

states that planning permission for proposals comprising Use Class A1, A2, A3 and D2 for the land at the

application site will be granted where:

• there is no significant adverse impact on the vitality and viability of Desborough and other town

centres in the Plan area;

• the proposal would limit loss of trade to competing centres;

• it is accessible to people travelling by foot, cycle and public transport;

• it incorporates a range of uses and type of shopping proposed;

• in the case of convenience foodstores, the extent to which the proposal relies on a very limited

element of comparison goods floorspace;

• there would no be significant adverse impact on the amenity or residents and the character of

the locality;

• there would be no significant adverse impact on the highway network;

• it incorporates adequate provision of public car parking facilities; and

• it incorporates measures to ensure that none of the social, environmental or infrastructure

costs arising from the proposed development, result in a consequential planning loss to the

community.

5.5 The application site falls within a designated Conservation Area. Policy ENV22 (Development in

Conservation Areas) states that:

“Within Conservation Areas:

i) planning permission for new buildings will be permitted only where the siting, layout, design and

materials used preserve or enhance the character or appearance of the area;

ii) planning permission for proposals which involve the demolition of significant buildings, significant

frontages and buildings on the statutory list, or for the removal of existing boundary walls, other

forms of enclosure, trees or hedgerows important to the character of the area, will not be granted;

iii) planning permission for proposals which involve the demolition of other unlisted buildings will only

be granted where there are acceptable and detailed plans for the redevelopment of the site;

Ii) planning permission for alterations and extensions to existing buildings will be granted only where

the proposal is sympathetic in design and materials, both in relation to the existing building, other

buildings in the locality and does not have an adverse impact on the character and appearance of the

Conservation Area; and

v) planning permission for the installation of satellite dishes and other antennae will be granted only

where the proposal is sympathetically coloured and located in relation to buildings and open spaces

and does not have an adverse impact on the character and appearance of the Conservation Area.”



www.dppllp.com

Local Development Framework

5.6 The Kettering Local Development Framework currently consists of a number of documents. Those that are

relevant to this application are the Joint Core Spatial Strategy (adopted 20 June 2008) and the Site Specific

Allocations. The Issues & Options consultation of the Site Specific Allocations took place in March 2009 and the

Options consultation is expected in February/March 2011.

5.7 The Core Strategy document identifies the objectives for Kettering and surrounding areas over the Plan period.

The document indicates the need to ensure Town Centres remain the focus of services and facilities and that

centres are maximised and enhanced in terms of leisure, retail and cultural provision.

Material Considerations

The Desborough Town Centre Urban Design Framework (2004)

5.8 The application site was identified as a key proposal site, which should include a mix of uses including specialist

retail, offices, enterprise units, crèche, residential and restaurants. The Framework also identified Harborough

Road as a major traffic route through Desborough with a pedestrian/vehicle conflict at the intersection with High

Street. The proposals for the site have now been superseded by the Development Brief detailed below.

Lawrence's Factory Site Development Brief (2008)

5.9 At the time, any redevelopment of the site that proposed to retain the factory must have ensured that its

architectural features and its setting were enhanced. The LPA considered that the site should have incorporated

a number of uses, thus maximising sustainability and adding to the vitality of the area, whilst assisting in the

wider regeneration of the town. The Brief does also state that the LPA would welcome the submission of other

options for the site's redevelopment.

Kettering Borough Council Executive Committee

5.10 The Council appointed Atkins to undertake a Feasibility Study in 2009. In terms of the key recommendations

from the Feasibility Study, the most feasible option was the sale of the Lawrence’s Site for the development of a

supermarket. The Executive Committee resolved that:

(ii) “the redevelopment of the Lawrence’s Factory Site as a supermarket be approved as the

preferred option…”

5.11 In July 2010, a further report was put to the Executive Committee to advise members of the statutory

powers available to the Council to facilitate development of the former Lawrence’s Factory site, in line with

their resolution of September 2009 (as detailed above). The Executive Committee resolved that:

“as the appropriation of the land for planning purposes would facilitate the redevelopment of land

and would improve the social, economic and/or environmental well-being of the area, it be agreed

in principle to appropriate the land known as the former Lawrence's site, Desborough, for

planning purposes pursuant to Section 122 of the Local Government Act 1972, subject to:-

• the granting of planning permission for the development of a supermarket on the former

Lawrences's site; and,

• the satisfactory conclusion of contractual issues relating to the sale of the land; and,

• the Head of Democratic and Legal Services be authorised to take all reasonable steps to

secure removal of the covenant by agreement.”



www.dppllp.com

6.0 Assessment

Use

6.1 The application seeks to erect a retail foodstore on the current location of the Lawrence Factory building. The

development will be complemented by a dedicated servicing area, associated car parking and landscaping.

6.2 The site currently lies mostly vacant and overgrown. The vacant Lawrence factory building and four residential

properties currently occupy the site. These will be demolished to facilitate the proposed scheme.

6.3 The principle of the suitability of the proposed land use is considered in further detail within the accompanying

Planning and Retail Statement. In accordance with national and local planning policy, the proposed development

would create an efficient and effective use of a derelict brownfield site within the settlement boundary. It is

demonstrated in the supporting Planning and Retail Statement that a foodstore in this location will claw back

significant levels of outflow to neighbouring towns.

6.4 The application proposes to regenerate a vacant and overgrown site within the Town Centre boundary of

Desborough. The development of a foodstore at the site would claw back significant levels of expendi-

ture, whilst creating a range of job opportunities. It it considered that the proposed development is in

accordance with relevant planning policy. Furthermore, it will result in significant benefits to Desborough.

Amount

6.5 The application proposes a foodstore of 2,387 m2 (25,694 ft2) gross floorspace together with a dedicated

service area and 154 car parking spaces. 26 replacement residential spaces are also proposed. The

amount of floorspace proposed is consistent with the recognised demand in the local area.

6.6 The application will provide a main food shopping destination within Desborough, with an amount of floor-

space suitable to serve the identified catchment. The amount of floorspace will reduce the need to travel

to neighbouring settlements to carry out a main food shopping trip, in turn providing a number of sustain-

able benefits as well as retaining expenditure within Desborough.

6.7 It is considered that this amount of development is consistent with the previous use of the site. With

regard to the relationship with Desborough it is considered that the development is of an appropriate size

to meet the needs of the town’s residents in terms of a main food shopping facility as discussed in detail

within the supporting Planning and Retail Statement. The scheme aims to regenerate a redundant area of

the town centre and provide an increased footfall in Desborough.

Figure 8: Proposed Store Location

Figure 9: Proposed Store (3D Sketch View)



www.dppllp.com

Layout

6.8 An integral driver of the proposed layout of the site were the inerrant site specific constraints, which include the

site levels, highway constraints, and how the site could be accessed by both service vehicles and customers,

along with pedestrian links to the town centre. The safest and most practical access into the site from Harbor-

ough Road is approximately 2 metres above the site level. This had a big impact on the proposed site layout.

6.9 Throughout design development it was seen that the impact of a newly introduced, relatively large building, onto

this site could have been significant, despite the previous large scale Lawrence factory building which currently

occupies the site. Any proposed re-development of the site could have an impact on the setting of the directly

neighbouring properties on New Street, Gladstone Street, Harborough Road, and Station Road. The design

team has therefore worked on a principle of using the layout and topography of the site to mitigate the develop-

ment’s potential impact reducing the store height over the site.

6.10 The site has a distinctive fall from the north eastern highpoint at Gladstone Street, falling to the south

eastern region of the site at Station Road. It is proposed that by siting the store in the north east of the

site the scale of the store can be minimised by creating a flat development platform and it allows for the

car parking to be located at the furthest point from New Street, thus reducing the impact on the

neighbouring properties. Using the levels, the store height gradually impacts less over neighbouring prop-

erties particularly on the northern corner of the store.

6.11 The access road is to be located off Harborough Road/Gladstone Street with the introduction of a teardrop

roundabout junction. This utilises the existing transport network and again will locate the potential noise

generators at a distance from the majority of the residential elements.

6.12 The layout of the scheme creates a number of opportunities to provide elements to enhance the wider site

context. The scheme facilitates the provision of a link across the store’s frontage to join Station Road,

thus enhancing the permeability of the site and access to the town centre and surrounding area for pe-

destrians.

Figure 10: Proposed Site Layout Figure 11: Proposed Store (3D Sketch View)



www.dppllp.com

Scale

6.13 The application site was formally in factory usage, and as such has historically had large scale buildings upon it.

This proposal looks to replace a relatively large scale building mass upon the site, however as described in the

previous section, the intention is to minimise the impact of the foodstore. As the massing comparison image be-

low and alongside demonstrates, the store has a larger footprint but has a far less imposing mass over directly

adjacent properties.

6.14 By its very nature a foodstore can have a large mass. This proposal intends to reduce the perceived mass in a

number of ways breaking it into scale blocks. The internal areas are to be reflected in the external elevations

with differing types of roof defining the sales floor and the back of house areas. A similar approach is to be

taken with the elevations, with different materials being used to break the mass whilst reflecting the functions

behind the facade. Glazing is also integrated into the proposal which is incorporated to break the height of the

building, and help to define the sawtooth roof style over the sales floor, whilst also allowing high levels of natural

lighting.

Appearance

6.15 The design of the store has been progressed with consideration given to the industrial heritage of the site, and

how the building will sit within its context. The proposed store takes influence subtly from the Lawrence Factory

building with the with the use of materials, quoins and arched windows.

6.16 The design brief for the new build store, stipulated that a “standard” retail store was not suitable for this

location and as such a conceptual approach was taken, with the design influences coming from the factory

aesthetic drawn from the site’s previous use. The end users corporate sustainability policy and the natural

elements of the site in terms of topography and orientation, have been combined to create a bespoke de-

sign that sits well on the site.

6.17 The materials used externally also mostly represent the internal functions of the store. The main public

faces of the building are finished with a render, brick and a curtain wall glazing system to sales floor ar-

eas. The glazing creates an active street frontage to the sales areas with the materials being in keeping

with the local surroundings and current buildings on site.

6.18 Reflecting the internal function of the building, and the site’s industrial heritage, the sawtooth roof covers

the main sales floor, (which has a greater height requirement than the non sales areas), and also allows

natural light to be brought in at high level. The non sales areas allow for a discreetly screened ancillary

spaces keeping the store service areas out of the public eye.

6.19 With a soft respectful palette of materials being used, the store fulfils its role of anchoring this corner of

the site, with the expressive roofscape and the distinctive air-scoops creating a distinctive but subtle built

form. Careful planning and treatment of the scheme has enabled the impact of the store on the immedi-

ate surroundings to be minimised and regenerates a redundant area of the town centre.

Figure 12: Proposed Massing Comparison 01

Figure 13: Proposed Massing Comparison 02



www.dppllp.com

7.0 Landscaping

7.1 A Landscape Supporting Statement, produced by Aspect Landscape Planning, has been submitted with this

application. Comprehensive details of the proposed landscaping scheme are contained within the accompanying

Statement, and are summarised below.

Proposed Landscape Treatment

7.2 The proposed landscape treatment is designed to reinforce and enhance the site boundaries and to respond to

key approaches to the store to provide a balance of formal and informal predominantly native planting.

Landscape will define pedestrian routes, enhance the Harborough Road corridor and will respond to the more

sensitive boundaries with residential development to ensure that the proposals benefit from a degree of visual

and physical integration.

7.3 On the northern site boundary tree, shrub and hedge planting is proposed, to filter views into the site, providing

a degree of separation between the store and the existing residential development.

7.4 To the eastern boundary with New Street, a degree of offsite improvements will offer replacement parking set

amongst new paved areas and a degree of tree and shrub planting, allowing the residential street to remain

separate from the store.

7.5 On the southern site boundary, further tree, shrub and hedge planting is proposed to create a degree of

containment to the site, and to filter views of the proposals from the surrounding residential properties.

7.6 On the western site boundary the proposed landscape treatment will utilise formal tree planting at regular

intervals with understorey shrub and hedge planting, formalising views of the proposals from the Harborough

Road streetscene. The proposed landscape treatment will provide an element of vertical scale and three

dimensional depth, linking with existing tree planting already characterising the Harborough Road to enhance

the streetscene. Adjacent to the Oak Tree Public House the proposed landscape treatment will utilise informal

tree and shrub planting, to create a landscape buffer to the Public House, ensuring that the setting of the Listed

Building is not detrimentally affected.

7.7 It is considered that this proposed landscape structure will create a degree of visual integration to the proposals

ensuring that the store does not adversely impact upon the immediate setting of the site and the wider

townscape character.

Pedestrian Link Enhancements

7.8 The existing pedestrian links between the site and the town centre to the south are to be enhanced and

extended into the site. This will ensure that the proposals are seen as an integral part of the town centre,

encouraging linked trips via a series of routes across the site and through the provision of free parking.

The proposed pedestrian links will include upgrades to paving, new street furniture and signage,

referencing the existing material and furniture palette already present within the High Street and on

Station Road. These newly defined routes will promote pedestrian movement and encourage permeability

across the site and town centre.

7.9 It is considered that these proposals provide a robust and appropriate development within the context of

site and its immediate context. The proposed landscape treatment will ensure the proposals sit comfortably

within this setting without detriment to the localised townscape character or the visual environment. The

proposed linkage enhancements seek to improve connectivity across the site allowing the proposals to be

seen as an integral part of the existing urban centre of the town.

Figure 14: Proposed Landscape Materplan



www.dppllp.com

8.0 Access

8.1 A Transport Assessment, produced by Transport Planning Associates (TPA), has been submitted in support of this

application. Comprehensive transport details are contained within the accompanying Statement, and are

summarised below.

Means of Access

8.2 The proposed store would be accessed via a priority junction at the existing location of the Gladstone Street/

Harborough Road junction. From this point customers would access the store from a new teardrop roundabout

junction off Gladstone Street. The existing one way section of Gladstone Street would be re-located to the north

of the new store teardrop roundabout, thus store traffic would not be able to exit the site to the east along

Gladstone Street.

8.3 The provision of the 9 staff spaces off Gladstone Street would be designed utilising materials to improve the

public realm of the area. The single lane carriageway will be narrowed to a minimum width, with the pavement

area delimited by a low kerb line and different materials. The low pavement will allow vehicles to reverse into the

staff parking spaces behind the pavement.

Proposed Car Parking Provision

8.4 The proposed layout includes the provision of 154 car parking spaces, of which 6 are parent and toddler spaces,

10 for disabled shoppers and 9 dedicated staff spaces, with an overall ratio of spaces to Gross Floor Area of

1:16.1m², higher than permitted under current guidance contained in Planning Policy Guidance Note 13 (PPG13)

‘Transport’.

Proposed Cycle Parking Provision

8.5 The proposed store will provide a total of 24 secure cycle spaces, for both staff and customers. These cycle

spaces will take the form of ‘Sheffield’ stands and are provided in accordance with the adopted cycle parking

policy in the Local Plan. Cycle spaces will also be provided within 20 metres of the store entrance within a

location that is regularly observed by passers-by.

Proposed Pedestrian Access

8.6 Access to the proposed store for pedestrians will be gained from all four sides of the development:

8.7 From Harborough Road, access would be gained from the dedicated pedestrian footway located to the

north of the Gold Street junction. To link to this route from the west, a new traffic signal controlled

crossing off Harborough Road will be provided directly adjacent to this entrance. The existing footway on

the corner of the Harborough Road/Gold Street junction will be modified to allow access to this crossing.

8.8 From the north, pedestrian access would be gained from footways on Gladstone Street and the crossing

of the site access road close to the teardrop roundabout junction.

8.9 From New Street, pedestrian access will be available via a path to the south-west of the service yard.

This route will be segregated from the servicing area by a wall, which will ensure that pedestrian

movements are segregated from service vehicles.

8.10 From Station Road via a new pedestrian link, which will link the store entrance and car park with Station

Road.

Proposed Public Transport Provision

8.11 The bus service improvements implemented as part of the Magnetic Park development have recently

increased service frequency operating between Desborough town centre and Kettering. Other

destinations include Rothwell. All services to the town stop at the bus stop located on the High Street,

thus the proposed store location is well located for the existing public transport routes.

8.12 The proposed development has been considered against planning policy guidance set out in PPG 13 and

local policy to ensure that the proposed development is acceptable in policy terms. The development is

situated in a policy compliant town centre location with excellent opportunities for non-car travel.



www.dppllp.com

9.0 Summary and Conclusions

9.1 The application by Greatline Developments Ltd and Tesco Stores Limited seeks full planning permission for the

erection of new foodstore and associated elements at the Former Lawrence Factory Site, Desborough.

9.2 The proposed store will regenerate an area of the town centre currently lying redundant and is intended to

attract new investment into Desborough. The store will provide the people of Desborough with the opportunity

to do their weekly grocery shopping within the town. Using Tesco as an anchor unit, the proposal will provide an

increased footfall and aim to revive the town centre whilst introducing a new high quality footsore to

Desborough.

9.3 The store position in the site encourages town centre links, and by utilising the levels also helps to minimise the

impact of the store on the adjacent properties on New Street. The store elevations retain some of the Lawrence

Factory building features within their design, and with the use of materials such as render and brick, it is in

keeping with the local context.

9.4 Furthermore, the proposed development would provide significant benefits including:

• The redevelopment of a largely vacant site via the provision of a new store of a high design standard and

improvements to the surrounding area through a series of environmental enhancements;

• The creation of 140 new jobs;

• The provision of a car park for use by customers visiting the store and the other shops and services in

Desborough; and

• A reduction in the need to travel outside of Desborough to undertake main food shopping, and the

associated reduction in CO2 emissions and car miles as a result.

9.5 Taking account of these factors, we consider that the development accords with national planning policy

guidance contained within documents such as PPS1 'Delivering Sustainable Development' 2006, PPS4 ‘Planning

for Sustainable Economic Growth’ 2009, PPS5 ’Planning for the Historic Environment’ 2010, and PPG13

'Transport' 2001. The development would also accord with the saved policies of the Kettering Borough Local

Plan (1995) and the Council’s Core Strategy (2008).

9.6 On this basis, we consider the application should be granted planning permission as it is in accordance with the

development plan. Furthermore as the proposal would enhance the character and appearance of the

conservation area, the application for Conservation Area Consent should also be approved.

Documents

Design and Access Statement - Borough of Kettering · Local Planning Policy Guidance 5.3 Following the revocation of Regional Strategies by the present Government, below is a review