TOWN COUNCIL MEETING

MONDAY 31ST MARCH 2008

Present :   Cllr V. Baker (Chairman), Cllr P. Allen, Cllr J. Godwin, Cllr J. Hart,

                Cllr C. Lofts, Cllr A. Maycock, Cllr C. Stanger, Cllr H. Wright

1.    Apologies for Absence

Cllr C. Dryden, Cllr M. Hornett, Cllr M. Johns, Cllr D. Linney, Cllr J. Lynch,

Cllr R. Mills, Cllr D. Yates

2.    Declarations of Interest

None.

3.    PLANNING CONSULTATION

Application A: Submitted to West Northamptonshire Development Corporation

Reference:   07/0374/OUTWNS

Proposal:     Outline application for creation of new mixed use neighbourhood at

                   Towcester comprising 3000 homes, employment land to support B1

                   (light industry/offices/research and development), B2 (general industry)

                   and B8 (storage or distribution) uses, a Local Centre and Neighbourhood

                   Centre, mixed use area to accommodate hotel with conference and

                   leisure facilities, new primary school, new secondary school and the

                   provision of a new southern by-pass to Towcester connecting the A5T

                   via a new roundabout including means of access

Location:      Land to the south of Towcester

Application B: Submitted to West Northamptonshire Development Corporation

Reference:   07/0375/FULWNS

Proposal:     Formation of new grade separated junction on to A43

Location:      Land to the south of Towcester and east of A43

Application C: Submitted to South Northamptonshire Council

Reference:   S/2008/0037/P

Proposal:     Formation of grade separated junction

Location:     Land to the south of Towcester and west of A43

Cllr Baker confirmed that the meeting represented the last opportunity for members of the Council to comment on the applications as the TC response must reach the WNDC by 4th April. To best discuss the plans, members of the Council had divided into 3 sub-committees, as follows:-

1.   Transport

2.   Housing, Employment, Education & Health

3.   Landscape and Open Space Strategy

The 3 sub-committees had held their meetings over the past month and the minutes had been circulated to all members.

a)    Report back from the Chair of the sub-committees

1.    Transport

Cllr Johns had given apologies for the meeting. Cllr Hart commended Cllr Johns for his report back from the transport sub-committee and this was re-iterated by Cllr Allen. The content is supported in the Highways Agency report on the application, made public last week. Cllr Baker felt the TC must stress that the junction of the spine road with Carey Road is insufficient. Cllr Hart agreed adding that much of the linking into the existing town cannot work due to the limited number of access points. It was agreed that the town needs a good internal transport service which connects to externally via a transport hub / interchange. Cllr Lofts suggested that this could be located in the development area, ideally near to one of the areas designated for employment.

The Clerk referred to observations contained within the Highways Agency report, its summary and recommendation which support the report made by the transport sub-committee in technical terms. The Highways Agency will not grant planning permission for an indefinite period as the developers have not addressed concerns raised previously by the agency. The Clerk confirmed that this would prevent any progress as improvements to the A43 Tove and Abthorpe roundabouts which were fundamental before any development could commence. Cllr Hart commented that the report proves that the plan is one for housing and is incomplete. Cllr Godwin suggested the TC comment on the impact of the Towcester / Silverstone developments to traffic southbound to Stony Stratford as this will be significantly impacted.

2.    Housing, Employment, Education & Health

Housing

Cllr Lofts, Chairman of the sub-committee had nothing to add to its report. It was agreed that objections to the inclusion of 1-bed properties would be removed as this is a directive from central government.

Employment

Cllr Lofts confirmed that the sub-committees observations were similar to those made by the Towcester Partnership, except for the location of the proposed hotel. The sub-committee felt that this should be near to the employment site within the new development, whereas the Partnership favoured a town centre location. Cllr Hart considered that the town would be of a sufficient size to accommodate both and would enhance employment opportunities. Cllr Allen referred to the land earmarked for employment – the developers are not going to build commercial / industrial units on these sites but offer these for sale on the open market. He felt Persimmon / Bloor should enlist a 3rd partner commercial specialist to construct and market these sites. Cllr Hart stated the development should be employment led otherwise the new houses will be sold and people will continue to out commute.

Education

It was agreed that the Education Authority were best placed to decide the education needs for the growing town. All members were in agreement that enhanced education / training facilities for adults is required to support the employment offering as detailed in the sub-committee report.

Health

Members agreed that relocation of the ambulance service would allow additional health services in the centre of town accessible to all residents. Cllr Baker advised that GP's had made great efforts to be placed in one location and it would not be in the best interests for these to be split apart. Other health services could be bought together in this location. Cllr Lofts referred to Persimmon / Bloor proposals for a new health centre within the development area – this could not be accessed by all Towcester residents.

3.    Landscape / Open Space Strategy

The TC is not satisfied with the area earmarked for a new cemetery considering that it should not be located on the other side of the by-pass but be easily accessible within the new development area. Walkways and cycle paths from the development to the existing town and hinterland need to be identified – the developer should work with NCC on its existing plans. The Section 106 contribution must be sufficient to maintain the landscaping scheme. The TC would support an independent assessment of the flood risk and sewage proposals. Cllr Allen circulated his own report on this issue and it was agreed that this would form part of the TC response. He suggested the developers must work with Anglian Water on a timescale that will bring the sewerage system to a serviceable level prior to any development works. Cllr Lofts added that the TC must ask the WNDC to listen to observations from the Environment Agency. Cllr Baker commented that public concern on the flooding issue should not be underestimated.

Cllr Baker submitted correspondence from the Towcester & District Local History Society referring to archaeology significant to the history of Towcester.

Cllr Lofts advised there is no mention of the developers contributing to public art and no mention of micro-energy generation, which should be considered on a development of this size. There is a real opportunity to have a quality development that adds value to the town but there is no quality in the proposals put forward. There is nothing that will make it a place to be proud of.

Cllr Baker is keen that any public art is chosen by residents of the town.

Cllr Hart concluded by saying the TC accepts that the development will come and this presents an exciting opportunity to enhance the town and bring a good quality of life to its residents but we want it to be a flagship and positive example to other towns who a face similar expansion. Cllr Hart commended the Towcester Partnership on its public meeting as the level of expertise demonstrated by its speakers was outstanding.