Agenda item

The Principal Planning Officer submitted a report on behalf of the Director of Regeneration, Enterprise and Planning and elaborated thereon. It was advised that planning permission was sought on the former St. Crispins Hospital site for apartments, houses  and associated car parking. The Officer confirmed that there would be a loss of trees associated with the proposal but that this was a regrettable consequence of an otherwise positive application. It was also confirmed that there was not likely to be any significant increase in traffic and the Highway Authority has no objection.

The proposal would be similar to the existing design within the St. Crispins estate but not identical. The development would consist of apartment blocks, terraced housing and underground car parking. The apartment blocks would be 4 storeys, rather than the three storeys of the ward blocks, which overcomes the problem of floor height with conversion of the blocks. The design was not a reproduction but was sympathetic to  the historic site. The clock tower would be retained and turned into a thirteen apartments, including a single apartment over several floors and the administration block would also be retained. Ultimately, the  recommendation to permit demolition of the derelict and  fire damaged buildings was not taken lightly but was based on an independently verified viability assessment which showed that refurbishment would not be economically viable. It was considered that the substantial harm which would result from the loss of the buildings would be outweighed by the substantial public benefit of the regeneration and bringing back into economic use of the site.Assurances were  sought from the developer that the development would go ahead they would not be able to simply clear the site and sell the land and this would be secured by planning conditions

Simon Copson from RDC Developments addressed the Panel and spoke in favour of the application. He advised the Committee that the proposal was the culmination of 2 years work and that the buildings had endured years of standing derelict in one of Northampton’s finest developments. The proposal was sympathetic to the original buildings and the existing area. The site included a public square and had received a lot of positive response from residents. He confirmed that work would be able to start straight away.

In response to questions from the Committee the Principal Planning Officer confirmed that there would be 340 car parking spaces and off-site affordable housing would be secured using contributions made in respect of this development and built in a location to be agreed with the local authority where provision had been identified as necessary within the town. The scheme was viable and would help to demonstrate the authority's commitment to the 5 year housing land supply.

 RESOLVED: That the application be APPROVED IN PRINCIPLE subject to the completion of a Section 106 agreement and the conditions as set out in the report and as amended by the addendum and for the following reason –

The proposal is essential to secure the substantial public benefit of the regeneration and bringing back into a viable use of a prominent site, which has been in an increasing state of dereliction over a number of years.  The proposal includes the restoration of the clock tower, this being the most significant feature of the site and a prominent landmark in the Conservation Area. The proposed development would make a significant contribution to the Borough’s housing supply. These substantial public benefits would outweigh the substantial harm resulting from the loss of significant historic buildings within the Conservation Area.  It is considered that it has been satisfactorily demonstrated that the scheme would not be viable if the level of affordable housing and S106 contributions required is applied, and that, on balance, the reduced overall level of contributions would be outweighed by the environmental and social benefits of the proposal.  The development is therefore considered in accordance with Policies S3, S10, H1 and BN5 of the West Northamptonshire Joint Core Strategy, Policies E20 and E26 of the Northampton Local Plan and the aims and objectives of the National Planning Policy Framework.

. Members commented that they fully supported the application although some members were uneasy at the provision of off-site affordable housing rather than on-site.