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Northampton Expansion                                                                      

 

Potential Developability of Land

The JPU reference in their Emergent Joint Core Strategy a number of documents which they have used as evidence when documenting their proposals.  Two of these linked documents are listed below.  However, the links to access these documents in the strategy document do not function.  If you click on the document names below, or the links associated with them, these will direct you to the location on the Northampton Borough Council site where you may download the documents. They are large documents and are split down into downloadable sections.  

If you wish to have a general look at which JPU links function, click on the link below.

Appendix C JPU Supporting Documents

 

Supporting Documents

Longer term growth options for Northampton Baseline Report              ( total 140 pages )

Northampton Longer Term Growth Options Study                                 ( total 220 pages )

Both are defined as  'Final Report'  dated   March 2007

Use the following link to view an overview panel which also lists the downloads

Northampton Longer Term Growth Options Study

Or choose from the longer general download panel  

Document downloads / Planning policy

 

Potential Developability

On page 79 of the above NLTG Options Study (download - Chapter 7 Continued) you will find the following map. 

It identifies areas or land around Northampton as being High, Medium or Low in terms of Potential Developability.

Brafield on the Green has been highlighted with a  red circle.  The map outlines land with potential developability out as far as Denton, Yardley Chase and Salcey Forest.    Click on the map to view a larger image.

 

                   Potential Developability Map - Click to view larger image

  

Each of the sectors of land is identified in the text on pages 80 to 93.  The following details are a word for word extract from the  Northampton Longer Term Growth Options Study  except that the sectors are listed in numeric order rather than by highest potential as in the original document.

Potential Development Errors

However, undertaking this analysis has highlighted a number of errors in these few pages of the document:

  • Sector 4 is highlighted as Low Potential on the map, but Medium Potential in the text
  • Sectors 2c and 2d are duplicated in both the Low Potential and Medium Potential in the text
  • Sector 15 appears in the text, but not on the Map  (Assumed to be 15a on the map)
  • Sector 19a does not appear on the map or in the text  (but 19b, 19c, and 19d do appear)

 

Sector details

The list of sectors includes :

  • Contraints for each sector
  • Opportunities for each sector
  • Explanitory Notes for each sector

Those sectors which surround Brafield on the Green have their headings highlighted in Red.  If you wish you can check some of the factors that influenced the JPU when putting forward their proposals.

You should be aware of the statements on pages 93 and 94 related to Constraints, Opportunities and Notes. These are reproduced at the bottom of this page, and state that the information against each sector is rather superficial, and that more detailed studies are required.  No information in greater depth has yet been located.  If you are aware of any further studies, please let us know.

Click here if you wish to skip to the statements at the bottom of the page.

Note also the comments related to  Brafield on the Green  in  Sector 8  and  Sector 9

Other significant sectors are  Sector 1,  Sector 7  and  Sector 10 .

 

7.3   Potential for development

 

Sector 1              High Potential 

 

Constraints relating to:

Good quality agricultural land

Woodland

Mineral extraction

Landfill

Conservation Area (coalescence with Great Houghton)

Adjoining floodplain

Close to congestion hotspot

 

Opportunities relating to:

Potential for Brackmills Wood to contribute towards quality open space

Expansion of Brackmills, Rushmills and Northampton Business Park

Within catchment of Hardingstone and Great Houghton

Proposed road and public transport improvements along A45

Close to existing cycleway network

Close to existing railway

 

This sector was considered to be quite developable due to it adjoining the large employment area at Brackmills with the opportunity to capitalise on the aesthetic setting of Brackmills Wood. It was recognised that constraints exist within the sector and so these areas would need to be sensitively designed and opportunities made for designating some parts as passive open space.

 

Sector 2 (parts A, B, C, D and E)    Medium Potential     Note duplication of 2C and 2D

Constraints relating to:

BAP sites located in or adjacent (2E)

Woodland (all)

Adjoining floodplain (all)

Close to village (coalescence) (all)

Not within catchment of town centre or local centres (all)

Close to existing railway (2B & E)

Close to congestion hot spots (all) & not close to any improvements

 

Opportunities relating to:

Close to large employment areas (2B & E)

Close to cycle network (all)

Close to sewerage / water facilities (all)

 

Though Sector 2 is located within the Northampton urban area, between two employment areas (Swan Valley and Brackmills) and parts are in proximity to existing development (e.g. Shelfleys), it is somewhat prevented from adjoining existing and potential future development due to severance and noise caused by major roadways (M1, the A508 London Road) and railway tracks, though the north of the sector is relatively unconstrained. The north, however, is located next to the flood plain, which could have positive development attributes (e.g. proximity to a natural habitat). The Counties Crematorium is located within Sector 2C as well.

 

 

Sector 2 (parts C and D)             Low Potential                Note duplication of 2C and 2D

 

Constraints relating to:

Woodland

Near floodplain

Close to village (coalescence)

Not close to employment areas

Not within catchment of town centre or any local centres

Not close to railway

Close to congestion hot spots

Not close to sewerage / water facilities

No new development proposed nearby

 

Opportunities relating to:

Close to highway improvements, cycle networks

Not near power lines / landfills

 

The Counties Crematorium is located within this area and occupies a significant amount of land. In addition to the constraints listed above, the topography in this sector is hilly.

  

Sector 3 (parts A, B, C and D)       Low Potential 

 

Constraints relating to:

Good quality agricultural land (3A)

Mineral extraction

Close to congestion hotspots

Landfill (3A & B)

Conservation Areas (Milton Malsor and Rothersthorpe)

 

Opportunities relating to:

Potential parkway station

Proposed road improvements

Near Swan Valley and Milton Ham business area (3A)

Within catchment Milton Malsor and Rothersthorpe village centres

 

Although comprised largely of greenfield land, this sector is considered to be less developable due to the significant ‘no-go’ areas scattered throughout the area, relating to historic settlements, mineral extraction areas, landfill and proximity to railway tracks / major roads (e.g. the M1 forms the northern boundary for the sector). Infill development would most likely have to take on an irregular form to avoid these problematic areas.

 

 

Sector 4                  Medium Potential      

 

Constraints relating to:

Sensitive landscape

Adjoins floodplain

Woodland

Close to congestion hotspots

Landfill site

Historic buildings

 

Opportunities relating to:

Within catchment of Roade village centre

Within catchment of Blisworth village centre

Within catchment of Milton Malsor village centre

Near railway line and potential parkway station

Proposed road improvements

 

The high heritage and natural quality of Milton Malsor, located in the north of the sector, is considered the primary reason for lower developability here. The presence of railway tracks (due to noise and severance issues with potential adjoining land) further discourages potential development.

 

Sector 5              Low Potential       

 

Constraints relating to:

Good quality agricultural land

BAP sites

Woodland

Mineral extraction

Near floodplain

Historic buildings (at Blisworth)

Close to village (coalescence)

Not close to employment areas

Not close to sewerage / water facilities

Landfill adjoining site

Not close to any new proposed developments

 

Opportunities relating to:

Within catchment of village centres

Close to railway

Not near congestion hot spots, near highway improvements

 

The quality of the built form which anchors Sector 5 varies, from the historic settlement at Blisworth to lower quality modern development just adjacent to the east. Though the majority of the sector is comprised of gently rolling hills and agricultural land, and thus relatively free from development obstacles, the severance caused by the M1 and thus its apparent remoteness from the Northampton urban area makes it less desirable.

 

 

Sector 6              Medium Potential 

 

Constraints relating to:

Conservation area (Courteenhall)

Mineral extraction

Near floodplain

Close to congestion hotspots

 

Opportunities relating to:

Within catchment of Roade village centre

Proximity to Grange Park (although separated by the M1)

Near railway line and possible parkway station

Proposed road improvements

Close to existing cycleway network

 

Comprised largely of agricultural land, this sector scores lower for potential developability due to severances caused by the M1 to the north and east and railway tracks to the north and west. If these obstacles could be overcome, however (e.g. through bridging the highway or buffering the railway tracks), it has advantages such as proximity to Grange Park and the Northampton urban area in the north and west. Conservation areas at Milton Malsor and Collingtree should be safeguarded, however. 

 

 

Sector 7             Medium Potential 

 

Constraints relating to:

Landscape character

Large areas of BAP habitats

Adjoins SSSI

County wildlife sites

Potential presence of Roman ruins

Close to congestion hotspots

 

Opportunities relating to:

Within catchment of Roade village centre

Close to existing cycleway network

Contains existing new development at Grange Park

Potential new railway station on Northants Loop south of M1

 

Picturesque villages and rural farms dot the largely agricultural land in Sector 7. Significant areas of County Wildlife Sites and Sites of Special Scientific Interest (SSSI) comprise the southern half of the sector. In the north, several small conservation areas risk coalescence if significant development were to occur. Development would be most feasible adjoining Grange Park.

 

Sector 8           Medium Potential 

 

Constraints relating to:

Contains good quality agricultural land

Mineral extraction area

Close to floodplain

Close to village (possible coalescence issues with Brafield on the Green and Denton)

Not close to any large employment areas

Not within catchment of town centre or large local centre

Not close to existing railway

Not close to sewerage / water facilities

Not close to any proposed new developments

 

Opportunities relating to:

Close to a local centre

Not near congestion hot spots

Close to proposed highway improvements & cycling network

Not constrained by powerlines / landfill

 

The agricultural nature of this sector and remoteness from the urban area makes its development potential less desirable, although the villages of Brafield on the Green and Denton (connected to the urban area by Bedford Road / A428) are of mixed quality and could feasibly be expanded. Development at nearby Brackmills (as in Sector 1) would be preferable as it has good transport connections and would be contiguous with the urban area. 

  

 

Sector 9 (parts A and B)               Low Potential   

 

Constraints relating to:

Good quality agricultural land

Woodland

Mineral extraction

Contains BAP sites (part B)

Near flood plain (part B)

Historic buildings

Close to village (coalescence)

Not close to employment areas

Not within catchment of town centre or large local centre

Not close to railway

Close to congestion hot spots

Close to powerlines

Landfill

Not close to any proposed new development

 

Opportunities relating to:

Close to employment area (part B)

Within local centre catchment

Close to highway improvements, cycle networks

Close to sewerage / water facilities

Not close to congestion hot spots (part B)

Close to new proposed developments

 

This sector is considered to be less developable due to the number of constraints and few opportunities. Sector 9A contains Brafield on the Green, a village anchored by a historic green though expanded and mostly overwhelmed with modern development, as well as Little Houghton, a significant Conservation Area. Development between these two villages would risk coalescence in particular. Sector 9B is characterised by steep topography which is already developed, thereby making potential development below particularly visible. Overhead powerlines divide these two sectors and sever potential areas of developability. 

   

 

Sector 10 (parts A and B)               Low Potential 

 

Constraints relating to:

Good quality agricultural land

Woodland

Mineral extraction (10B)

Adjacent to floodplain

Historic buildings

Close to village (coalescence)

Not close to employment areas

Not within catchment of town centre or large local centre

Not close to railway

Close to congestion hot spots (10B)

Close to powerlines / landfill site

Not close to proposed new development

 

Opportunities relating to:

Close to local centre

Close to proposed highway improvements, cycle networks (10B)

Close to sewerage / water facilities

 

Like Sector 9, Sectors 10A and 10B are characterised by hilly and sometimes steep topography, providing excellent views but also high visibility for potential new development. Several historic buildings are located within the sectors and are visible due to the hilly nature of the area. Because of these and the other numerous constraints listed above, these sectors are likewise considered to be less developable.

 

Sector 11              Medium Potential 

 

Constraints relating to:

Sensitive landscape

Woodland

Good quality agricultural land

Adjoins floodplain to the south

Conservation area

Scheduled ancient monuments

Close to congestion hotspots

Landfill site

 

Opportunities relating to:

Close to existing business areas

Within catchment of Ecton Brook and Ecton local centres

Close to proposed highway improvements & cycling network

Close to existing sewage works

 

Sector 11 is comprised mostly of relatively flat greenfield land. Although existing development currently ceases where the statutory boundary of Wellingborough begins, opportunity exists to extend development east. However, development potential is limited due to the conservation area at Ecton, located in the middle of the sector, and County Wildlife Sites which adjoin the village and comprise the southernmost points of the sector. Trends towards coalescence with Wellingborough should be avoided as well.

 

 

Sector 12 (parts A and B)          Medium Potential 

 

Constraints relating to:

Good quality agricultural land

County wildlife sites (part A)

 

Opportunities relating to:

Proximity to Round Spinney Employment Area

Within catchment of Moulton large local centre (part B)

Within catchment of Overstone local centre (part A)

Close to proposed highway improvements & cycling network

 

This sector is well-situated for development, being relatively free from obstructions and adjacent to the urban area and close to local centres at Moulton and Overstone as well as the employment area of Round Spinney. Constraints relate to the high quality of land in the area for wildlife and agriculture. The opportunity for development may exist, however, despite these characteristics.

 

 

Sector 13 (part A)                   Medium Potential  

 

Constraints relating to:

Good quality agricultural land

Woodland

Historic buildings (Moulton Conservation Area)

Close to villages (coalescence issues)

Not close to railway

Not close to sewerage / water facilities

Not close to any new development

 

Opportunities relating to:

Close to employment area

Within catchment of large local centre

Not close to congestion hot spots

Close to highway improvements, cycle networks

No powerlines / landfill

 

Comprised largely of greenfield land, Sector 13A is bordered by the A43 to the east and housing and villages to the south and west. Proximity to local centres and Moulton Park employment area lend this sector to development opportunities by connecting new development to existing housing. Local nature reserves and the character of the village of Moulton (including the Moulton Conservation Area) should be preserved, however, and therefore represent constraints to development.

 

 

Sector 13 (parts B and C)           Medium Potential 

 

Constraints relating to:

Woodland

Mineral extraction

Close to floodplain

Historic buildings (Moulton Conservation Area in 13B, and Boughton Conservation Area in parts B & C)

Close to village (coalescence)

Not within catchment of town centre

Not close to railway

Close to congestion hot spots

Not close to proposed highway improvements or cycle networks

Not close to existing sewerage / water facilities

Adjoins landfill

 

Opportunities relating to:

Close to employment areas

Within catchment of large local centre & local centre

Close to proposed new development

 

Like 13A, proximity to employment areas and local centres are positive attributes to development in these sectors. Additionally, proximity to new development at White Hills would be attractive to potential developers. Patches of quality wildlife areas, historic buildings at Boughton, proximity of a landfill and lack of nearby infrastructure limit this potential, however.

 

 

Sector 14 (parts A and B)            High Potential 

 

Constraints relating to:

Area of acknowledged archaeological value (14A)

BAP sites located (14B)

Close to congestion hot spots

County and local wildlife sites

Within River Valley policy area (as defined by Northampton Borough Local Plan 1996)

 

Opportunities relating to:

Proximity to Kings Heath, Harlestone Rd and Lodge Farm employment areas.

Within the catchment of Northampton Town Centre, the large local centres of Duston and Kingsthorpe, and local centres of New Duston and Kings Heath.

Close to existing cycleway network.

Close to existing railway.

Local Plan Policy H1 indicates that major residential development should be directed to Kings Heath.

 

The proximity of this sector to the centre of Northampton; other existing employment areas and existing infrastructure provide the basis for high developability. Sector 14a is currently the subject of a planning application. This application gives Sector 14a the name, ‘Dallington Grange’.

 

Sector 15               Low Potential 

 

Constraints relating to:

Good quality agricultural land

BAP sites

Woodland

Near floodplain

Historic buildings

Close to village (coalescence)

Not close to employment areas

Not within catchment of town centre or large local centre

Not close to railway

Not close to highway improvements

Not close to sewerage / water facilities

 

Opportunities relating to:

Within catchment of local centre

Not near congestion hot spots

Near proposed developments

 

This sector is considered to be less developable due to the number of constraints and few opportunities. In particular, the sensitive quality of the landscape and potential for coalescence between Chapel Brampton and Church Brampton are concerns. Flood zones, which form the south-eastern and southwestern borders of the sector, also hinder it from adjoining existing developed areas.

 

 

Sector 16                 Low Potential  

 

Constraints relating to:

Good quality agricultural land

Landscape character

BAP sites

Woodland

Near floodplain

Historic buildings (Chapel Brampton Conservation Area)

Close to village (coalescence)

Not close to employment areas

Not within catchment of town centre or large local centre

Not close to railway

Not close to sewerage / water facilities

Not close to proposed new development

 

Opportunities relating to:

Within catchment of local centre

Not close to congestion hot spots

Close to highway improvements

Close to existing cycling networks

 

This sector is considered to be less developable due to the number of constraints and few opportunities. Its lack of infrastructure, relative remote nature and sensitive landscape characteristics give the sector a low score.

 

Sector 17                                 Medium Potential 

 

Constraints relating to:

County wildlife sites

Adjoins locally important landscape to the south

Adjoins floodplain to the south

Scheduled ancient monuments

Close to congestion hotspots

Sensitive landscape / historic character to the north and south (including Harlestone Conservation Area)

 

Opportunities relating to:

Within catchment of Harpole village centre

Near potential water infrastructure facilities

Proximity to the South West District

Close to road improvements

 

Located directly to the west of the urban area of Northampton, Sector 17 is bordered by Harpole and Weedon Road / A43 to the south and quality open space of Harlestone Heath to the north. These and other sensitive landscape features limit development potential to a degree; however, proximity to new development and major road networks are desirable attributes.

 

 

Sector 18                Low Potential 

 

Constraints relating to:

Good agricultural land

BAP sites

Woodland

Mineral extraction

Near floodplain

Near village (coalescence)

Not within catchment of town centre or large local centre

Not close to railway

Not close to sewerage / water facilities

Adjacent to landfill

 

Opportunities relating to:

Close to employment areas

Within catchment of local centre

Not close to congestion hot spots; near highway improvements

Near proposed new developments

 

The sensitive nature of the landscape in Sector 18, as well as its remoteness from the urban area of Northampton, makes it less developable. Possible coalescence of villages is significant, and the proximity to Harlestone Conservation Area is also a limiting factor.

 

Sector 19 (parts B and C)         High Potential 

 

Constraints relating to:

Good quality agricultural land (19B)

Adjoins floodplain

Landfill

Site of acknowledged archaeological value

Conservation Area (Kislingbury)

County wildlife sites

Close to congestion hotspots

 

Opportunities relating to:

Proximity to Swan Valley

Encompassing Pineham Employment Area with potential for expansion (19C)

Within catchment of Kislingbury local centre

Close to potential new water infrastructure /sewage facility

Close to planned road improvements

Close to existing cycleway network

Close to development underway within the South West District

Includes sites proposed as primarily residential by Northampton Borough Council

 

Part of the sector is located within or in close proximity to the proposed development area of the South West District. Proximity to the planned Cross-Valley Link Road and the M1, with existing employment areas, makes parts B and C highly developable.

 

 

Sector 19 (part D)             Low Potential 

 

Constraints relating to:

BAP habitats

Proximity to floodplain

Close to congestion hotspots

Not within the catchment of any existing local centres or Northampton’s town centre

 

Opportunities relating to:

Adjoins proposed primarily residential area at Swan Valley

Proposed road and public transport improvements

Close to existing cycleway network

 

Because the sector is completely covered by a floodplain grazing marsh (identified as BAP) it was considered to be inappropriate for development.

 

Sector 20 (parts A and B)               Medium Potential 

 

Constraints relating to:

Woodland (20B)

Mineral extraction (20A)

Close to floodplain (20A & B)

Notable historic buildings within sector (20A & B)

Close to village (coalescence) (20A & B)

Not close to large employment area (20A & B)

Not within catchment of town centre (20A & B) or existing local centre (20B)

Close to an existing railway (20A & B)

 

Opportunities relating to:

Within catchment of local centre (20A)

Not close to / have impact on congestion hot spots (20A & B)

Close to proposed highway improvements (20A & B)

Close to cycling network (20A & B)

Close to sewerage / water facilities (20A & B)

Close to proposed developments (20A & B)

 

These sectors are restricted by the floodplain and Weedon Road / A43 and the M1, with fairly high visibility from major roadways. Kislingbury, a village containing a mixture of quality historic and modern buildings, is located between the two sectors. Though this greenfield land is close to the River Nene and major transport junctions, the confined area of these sectors and sometimes sensitive nature of the landscape does not allow for development opportunities of significant scale.

 

 

Sector 21                     Medium Potential 

 

Constraints relating to:

Historic buildings (Harpole)

Remoteness from employment areas

Not within catchment of existing centres

Close to congestion hot spots

Not near sewerage facilities

 

Opportunities relating to:

Proximity to M1 / A43

Absence of major wildlife / conservation sites / mineral extraction areas

Close to highway improvements

 

The remoteness of this sector from infrastructure and existing built areas, in addition to the possibility of development exacerbating existing traffic problems in the area, makes it less desirable for development. However, the proximity to existing built areas is a positive attribute for further development.

 

Sector 22                    Medium Potential 

 

Constraints relating to:

Sensitive landscape

Mineral extraction

Adjoins floodplain

Conservation area (Bugbrooke)

Close to congestion hotspots

Landfill

 

Opportunities relating to:

Close to existing cycleway network

Close to proposed business development at Pineham

 

Extensions to Bugbrooke (a village composed of approximately equal historic and new housing) into large swathes of greenfield land is plausible. A nearby school, access to the road network and trains are positive attributes. The primary constraint to development, however, is the severance to the sector caused by the M1, which forms its northern border.

 

 

Sector 23          Low Potential 

      

Constraints relating to:

Good quality agricultural land

Landscape character

Distance from the existing Northampton urban area

SSSI

Conservation area (Gayton)

Potential traffic congestion within the sector

 

Opportunities relating to:

Within catchment of existing village centre

The distance of this sector from the existing urban area of Northampton, separated by the railway line makes it less desirable for development. In landscape terms the sector seems quite isolated.

 

 

Sector 24 (parts A, B and C)             Low Potential 

 

Constraints relating to:

Good quality agricultural land (parts B & C)

Proximity to SSSI

Woodland

County wildlife sites

Mineral extraction (parts A & B)

Adjoins floodplain

Conservation area (part A)

Close to congestion hotspots

Powerlines

Landfill (part B)

 

Opportunities relating to:

Within the catchment of a large local centre (Moulton)

Within catchment of local centres (Pitsford and Overstone)

Close to existing cycleway network (part A)

No proposed development opportunities within close proximity to the sector

 

This sector is considered to be less developable due to the amount of significant constraints and few opportunities. Proximity to Moulton is considered a benefit, but the sector itself appears separated from the existing Northampton urban area.

 

 

7.4   IMPLICATIONS FOR THE GROWTH OPTIONS

 

The sector analysis above gives an overview of the suitability for development on greenfield land surrounding the Northampton urban area. Quantitative analysis was performed through desk-based research (using GIS technology) by applying a set of criteria relating to ecological, heritage and landscape protection and enhancement to assess potential for development. Transport initiatives, economic goals, community vision and potential deliverability were considered in parallel as well.

 

 

Fieldwork allowed team members to place these findings in context through overlaying results collected through visual surveys. It should be noted, however, that the time and resource limitations of this study necessitate that only a high-level analysis of potential developability of greenfield land be carried out. Sectors, therefore, were established to facilitate the high-level assessment and thus covered somewhat large areas. The scale of the sectors, while sufficient to satisfy the aims of this study, would not be appropriate for more finegrained assessments of development suitability. The sector analysis and subsequent growth options, therefore, should be seen as only a first step to identifying broad locations of development. Any subsequent allocations or planning applications work would need to carry out more site specific assessments.

 

Link back up to Sector Details

 

 

Date last updated:  18 Sep 2009                                                                                          Valid until:  31 Dec 2009