Transcript of Frampton’s Question and Answer Online Session 

1st August 2023

Mitchell Barnes

I'll quickly introduce myself. I'm Mitchell Barnes, associate planning director for Framptons, and I'll be chairing this evening session. Just a quick note to say that the session will be recorded and will be available on the Frampton website from tomorrow morning in the same location that you found the link for this evening session. 

So, I will start by running through the structure of this evening's presentation and question and answer session. And hopefully you can now see the boards on the screen. So firstly, the team will give a brief presentation of the exhibition boards, this will take around 20 minutes and this will be followed by a question and answer session for around the remaining 40 minutes. As you all know, we invited questions to be submitted up to midday today in advance and thank you to those who have done so. And what we've done is decided to ask the questions one discipline at a time. And we will start with the questions that were submitted by Dame Andrea Leadsom and then moving through the disciplines throughout the question and answer session. Please note that because of time constraints, we may not be able to answer all questions, but we will do so to as many as possible. 

01:23

So I'll move on to Planning - the first board for the presentation. And so the site is allocated for 16 hectares of employment land in policy AL5 of the adopted South Northamptonshire part 2 local plan. The local plan was subject to various stages of consultation as well as an independent examination where the inspector found the local plan to be sound. A full planning application is currently under consideration by West Northamptonshire Council. And the application seeks to deliver nine employment units comprising around 70,000 square metres of floor space. The units are proposed to be within use Class B2 and B8, so that's industrial storage or distribution, together with a country park and a new vehicle access from the A508. So what I'll do, I'll now pass on to my colleague Ivor who will summarise a site analysis and constraints.

02:23

Ivor Philips

Thank you. My name is Ivor Phillips and I'm from  Broadway Malyan architects. We've been appointed to cover the design of the buildings and the site layout master plan. We've undertaken a thorough analysis of the existing site and contexts looking at natural features such as the existing trees and hedgerows, the topography, green and blue infrastructure and other aspects such as existing buildings access, public footpaths and below ground utilities. The site is bounded by the A5 dual carriageway to the south, the A508 to the west, Stratford Road to the north, and open fields to the east. 

The old Grand Union Canal Arm runs through the centre of the site and is a designated conservation area. There are a number of mature trees along the route of the canal and a local wildlife site just east of it. The Dog’s Mouth brook runs through the centre of the site from west to east, and the land falls naturally down towards the brook corridor. The brook runs through a culvert as it passes under the old canal.

There's an existing warehouse building at the south of the site adjacent to the A5. This is accessed from Cosgrove Road, which runs north south through the site joining Stratford Road at its north end. There are a number of existing residential properties [inaudible] of the site located along Stratford road. And the relationship with these properties has been carefully considered. 

Existing footpaths and Rights of Way will be retained and improved, we’ll also create new pedestrian and cycling routes through the proposed development area. There are a large number of existing trees and hedgerows around the perimeter of the site. And there's the intention to retain these as far as possible with the opportunity to improve and enhance them with new planting areas and landscaping across sites. Thank you, Mitch.

04:10

Mitchell Barnes

Thanks Ivor. Okay, so we'll now move on to access and connectivity. So Amarjit, if you could present this slide, please.

Amarjit Bilkhu

Hi there. My name is Amarjit and I work for BWB consulting. I've been involved in this project since 2020, providing specialist transport planning advice on behalf of the developer. We've been engaged in transport scoping discussions with National Highways and West Northamptonshire Council to agree the scope for the transport assessment. As part of these discussions we've agreed key parameters including the development trip generation and junction capacity of the study area. The capacity assessment of the local highway network and access has been agreed with West Northamptonshire County Council. The site access is proposed in the form of a priority T junction with a ghost island right turn lane and has been agreed in principle with West Northamptonshire Council highways, who prefer this option over the signalised junction to maintain free flowing traffic along the A508. The design of the access has been subjected to an independent Road Safety Audit, which is confirmed as acceptable by Highways. The proposed site access onto the A508 is for vehicles access only with an alternative traffic-free access route proposed for pedestrians and cyclists from Old Stratford via the bridge over the A5. To further improve the accessibility of the site, we’ve also consulted with local bus operators who have provided costs for running a service to the site from the local centre. The client will fund the service initially and this will be secured via a section 106 agreement with West Northamptonshire Council. Bus stops are proposed along the internal estate road and the locations have been agreed with Highways and these are positioned to minimise walk distances to the main building entrances and the type and level of car parking is proposed in accordance with West Northamptonshire parking standards. This includes [inaudible] parking, disabled parking and electric vehicle charge points. National Highways have also been consulted in relation to the impact on the strategic road network. This has included detailed assessments of the A5 corridor including Old Stratford roundabout, and all this has been agreed with National Highways and confirmed they have no objection. Thank you very much.

07:07

Mitchell Barnes

Thank you very much. Okay, if we move on now to James, who will present landscaping.

James Morton

Thank you, Mitch. My name is James Morton. I work for Aspect Landscape Planning. We have been appointed to cover the design of the landscaping for the proposed Country Park and employment area. The proposals have been carefully set out with the largest built components focused within the site southwestern corner, which is considered to be more influenced by the surrounding road network and urban settings, giving way to smaller scale built form within the more rural north eastern parts of the site. The broader principles for the landscaping will focus on retaining as much of the key hedgerows and tree lines associated with the site and its boundaries as is possible, providing an established and robust landscape structure for the development from day one. New high quality planting will enhance the setting of the post buildings and parking areas. This approach will be particularly beneficial for the key locations around the setting of the A508 roundabout. The residential street scene along Stratford Road and the setting of the Grand Union Canal, all of which will be afforded extensive woodland planting to assist with the integrating of the proposed development. The proposed Country Park will itself incorporate new woodland planting to enhance the perceived wooded character of the area. Gentle earth mounding will be sensitively incorporated into the undulating topography, and will be integrated with extensive new structural and scrub planting. It is envisaged that these will combine to create a semi natural character within the country park. In keeping with the rural character appreciated within this part of the site. New wetland areas will be established and on the course of the Dog's Mouth Brook featuring locally prevalent wetland species, wet meadow grassland, planted attenuation features, and wetland scrapes which will fill at times of seasonal flooding to enhance the character and setting of the watercourse. A series of new footpaths will loop around the country park, incorporating new river walks and an elevated viewing position affording views to the east over the wider valley setting leading towards Cosgrove and Old Wolverton. It is considered that the adoption of these landscape led principles will ensure that the proposals can be successfully integrated within the receiving landscape and visual environments. Thank you Mitch.

09:33

Mitchell Barnes

Thanks, James. We'll now move on to ecology and that's with Colin.

Colin Lee

Thanks, Mitch. I'm Colin Lee. I work for Aspect Ecology. We've been asked to advise the development in regard to ecological matters. So in order to inform the proposals ecological surveys have been carried out across the site, including at the time of the application in 2021, which built upon and updated the initial work undertaken in 2017. Whilst we're currently in the process of further reviewing and updating a number of the surveys. There are clearly a number of key features within the site, which form the focus of wildlife value centred on the Dog's Mouth Brook and associated meadow and the former canal corridor. Measures have been incorporated into the development to ensure these features are retained and protected wherever possible, including buffer zones, fencing, and working practices, which will be clearly set out within the Construction Method Statements to be progressed. However, some habitats will necessarily be affected in order to achieve the allocated development. In order to provide mitigation and compensation, the scheme includes the creation of long term management for approximately 19 hectares of new country park to replace the existing farmland, which is designed specifically to benefit wildlife. In particular habitats will include extensive woodland planting, trees and scrub, floodplain and wildflower grassland, ponds and wetland features, whilst following a number of comments and consultation, the current designs are being reviewed in order to reflect specific habitats, and relocation of vegetation types to better reflect the habitats lost and further increased the value. A number of protected species have been recorded using the site, including Badgers, common nesting birds, and otters also very likely use the watercourse as part of their wider territories. As such, measures will be employed during, prior to, and following construction activities to safeguard and benefit these and other faunal species at the site, including buffer zones, timing of vegetation clearance, an ecological supervision, provision of new features and habitats. The focus of the new habitats and faunal provision will be within the country park, albeit habitats and opportunities will also be incorporated in the landscaping elsewhere, including substantial tree and woodland planting, forming extended buffers and planting around the development itself. Thanks, Mitch.

11:55

Mitchell Barnes

Thanks, Colin. Okay, we'll now move on to flood risk. And Nick, could you talk us through this please? 

Nick Moore

Good evening. My name is Nick Moore from Link Engineering and I've been reviewing the flood risk aspects of this development. So, to assess the flood risks to the application site, we have undertaken an extensive hydrological model of the site. This hydrological model was included the detailed computer based analysis and hydrological analysis of the catchment. And all this is summarised in the modelling standard report, which is available. The conclusion of the modelling exercise is that the existing flood issue at the site is caused by the undersized culvert which passes under the existing canal embankment. The Environmental Agency has been reviewing the modelling work as its been moving along and now in a position to confirm the modelling is acceptable. We're currently working through the latest consultation response from the Environment Agency to provide further risk assessment proposals, including further blockage analysis and breach assessments to ensure that the FRA is robust, including the appropriate analysis for climate change. The proposed mitigations for the flood risks from the surface water to the site shall include the upgrade of the existing canal culvert, the construction of a new earth berm across the Dog’s Mouth Brook, with a flow control in the country park area to create a flood storage area. The benefits of doing this will reduce the flood risks both upstream and downstream of the site, provide over 21,000 metres cubed of additional flood storage, decrease the flow going into the Dog's Mouth Brook by 600 litres a second. It will also provide a reduction in the baseline flood level upstream of the canal embankment. With respect to the surface water drainage, the proposed drainage systems will drain into two attenuation basins in the Country Park. The water leaving these attenuation basins shall be restricted before entering the Dog's Mouth Brook at a rate below the existing greenfield runoff rate. This rate has been agreed with the local drainage authority, the IDB. These [?] features should offer water to reduce the water quantity leaving site, they shall enhance the [inaudible] in the biodiversity, and improve the water quality. The future operations of these systems will be secured by a managed maintenance strategy for the system. In regard to foul drainage, there's a foul drain which crosses the site and Anglian Water Services have confirmed that a connection to this system is acceptable.

14:19

Mitchell Barnes

Thanks, Nick. Okay, moving on to light, noise, and air quality and that's with Dom.

Dominic Haynes

Thanks, Mitch. Good evening everyone. My name is Dominic Haynes from MBA Consulting Engineers. MBA other mechanical and electrical design engineers working on the project provide an M&E and sustainability services. Assessment of the lighting scheme details and the measures that will be taken to ensure that the external lighting design focuses on containing the light spill within the site development and did not spill over the boundary line. With the high level biodiversity surrounding the development, the lights bill[?] has been kept to an average of one Lux - one Lux being the equivalent to moonlight. This has been achieved by using high technology luminaires using the latest optics which controls the direction of lighting and shielding to prevent the backward light spill. The external lighting scheme is based on the use of highly efficient LED luminaires which provide the following benefits: long lifespan energy efficiency to reduce carbon footprint, improved environmental performance, no heat or UV emissions, and design flexibility to control light spill. Not only is the lighting designed to control spill to the boundary, the luminaires have been specifically chosen to reduce the amount of light directed into the sky to prevent light pollution. The proposed luminaires have an upward light ratio (ULR) of 0% and have been strategically based. 

In reference to noise, the application has considered noise from fixed plant and equipment, noise associated with HGV activity, noise from car parking activity, changing noise levels due to development generated road traffic. The results of the assessment indicate that the noise associated with the proposed development is unlikely to result in the adverse impact on nearby receptors. 

In regard to air quality, the effects of air quality arising from the development were assessed as part of the environmental statement that accompanied the application. The pollution concentrations were predicted at existing sensor sensitive receptor locations both without and   with development in place. The air quality assessment shows the effects on local air quality as a result of the proposed development will not be significant and pollutant concentrations well below the relevant air quality objectives at all receptor locations considered. Dust mitigation measures will be set in place by the construction environmental management plan, whilst electrical vehicle charging spaces will be provided to encourage the use of electric cars. The council's own environmental health officer has raised no objections to the proposals on light noise or air qualities. Thank you, I’ll hand you back to Mitch.

16:56

Mitchell Barnes

Thanks Dom. And I will hand you straight back to Dom for sustainability.

Dominic Haynes

Thanks Mitch. So, following the energy strategy has been developed in accordance with the West Northamptonshire Joint Core Strategy Local Plan 2014. In accordance with best practice, the energy strategy has been developed through the application of the energy hierarchy approach. In doing so, the energy strategy demonstrates the proposals can meet the planning requirements and Building Regulations Part L21 England. The energy hierarchy describes a set of principles to guide design development decisions regarding energy, balanced with the need to optimise environmental and economic benefits. These guiding principles can be summarised as following:  Using less energy particularly by adopting Sustainable Design and Construction measures, utilise low and zero carbon energy. In order to achieve the building that complies with the Building Regulations Part L21 and improve upon the baseline target emission rate, the following design measures are incorporated into the design of the buildings: efficient building envelope with enhanced [?] values beyond that of Part L21; enhanced air permeability to reduce heating demand in the winter months; blaze [?] facades [inaudible] to provide natural daylight and reduced reliance on artificial lighting; balanced G values were transmitting elements to ensure optimise internal conditions in the winter and summer months; dedicated high efficiency and mechanical heat vents and data and heat ventilation recovery systems; high efficiency LED lighting to reduce consumption and heat gains from lighting; passive infrared presence detection and daylight dimming control for lighting within the office core and warehouse space; and Air G [?] submetering to preamp standards to enable monitoring and energy usage. 

Assessment was undertaken which gives an indication of whether technologies would be feasible for the site. The assessment included consideration of wind turbines, solar thermal collectors, biomass heating and ground source heat pumps. Most suitable technologies for the site were found to be photovoltaic panels and air source heat pumps. The main benefits of these technologies are the PVs can generate their own electricity on overcast days, requiring daylight rather than direct sunlight. PVs offer a simple proven solution for generating renewable electricity. Air source heat pumps will be used and they consume four times less energy than the most efficient boilers to generate the same amount of heat. We can achieve 70% carbon reductions as they run on electricity which gets greener each year. And less maintenance of it as a heat pump system can last 20 years - about twice as long as a boiler. In addition to the partail [?] compliance and in accordance with Western Northamptonshire Joint Core Strategy Local Plan 2014, the scheme requirement for the total sitewide BRIAM - very good, has been exceeded by achieving a potential rating of excellent. Thank you, I’ll hand you back to Mitch.

19:55

Mitchell Barnes

Thanks, Dom. So we'll move on to first the illustrative master plan and handing back to Ivor.

Ivor Phillips

Thank you. The slideshow here shows the master plan and illustrates some of the points which have been made earlier in parts of this presentation. Moving from left to right across the plan, we can see the access point in the northwest corner from the A508. This leads to a central estate road running through the development area. This provides access to all of the proposed buildings including all the car parking and delivery yard areas. It also provides a maintained access to the existing warehouse building from the new estate road. The old Cosrove Road being closed off where the new road crosses it towards the northern end. The boundaries of the site are enhanced and thickened, with significant new planting areas across the site with a minimum depth of 20 metres. This provides sufficient depth for greatly improved visual screening from the surrounding area. The location of the proposed buildings across the site has been carefully considered and discussed with the local authority prior to submitting the application. For example, units five to eight along the northern boundary have been positioned with the parking and vehicle area to the south, away from site boundary, to reduce potential noise and lighting issues due to vehicle movements and loading. Units one to four, located to the southern side of the site, where they are more closely associated with the existing warehouse building along the boundary with the A5 and further away from residential properties on Stratford Road. They're also associated more closely with the existing road infrastructure, which creates a barrier to movement and permeability. The estate road adjacent to the canal will be lined with trees and planting on both sides to provide an offset between the conservation area and the proposed buildings. To the right of the plant is the new proposed Country Park area, which will be laid out with footpaths and extensive areas of planting and new wildlife habitat creation. There will also be the drainage attenuation ponds, which have been described earlier in the presentation. If we can move to the next slide, please. 

We produce a number of visuals to show how the proposals will look. The design of the buildings has been also been discussed with the local authority during the pre application process. We've adopted the form of barrel vaulted roof, which is reminiscent of many of the agricultural buildings in the area, as well as other buildings of this nature across the borough. We've selected profiled metal cladding panels and a carefully chosen palette of darker colours, including a dark grey, a dark green, and a slightly paler green. Darker colours are naturally more visually recessive, and each unit is treated in a single colour rather than a mix of colours. In doing this, we can avoid changes in colour of cladding across a single building, which can act to accentuate sharp angles, especially when seen from further away. We've used intermediate vertical feature strips along with facades to break them down into a series of smaller bays and used projecting canopies on the front elevations of some of the buildings to emphasise where the main entrance and office areas are, as well as giving more variety and interest to the designs in general. Across the development, we've included as much space for landscaping and planting as possible, whilst achieving the required levels of parking and circulation, etc. This creates tree lined streets and opportunity for shrub planting and further wildlife areas, plus usable outdoor space with footpaths and benches for occupants of the site and visitors. And I’ll hand you back to Mitch to wrap up

23:23

Mitchell Barnes

Thanks Ivor. So that concludes the presentation section of this session. So I won't waste any time in hanging around and we'll move on to the questions and I will just pull them up, hopefully you can all see the questions now. Should be appearing any second. 

Okay, so the first set of questions are those that were submitted by Dame Andrea Leadsom. So we'll address those first. And the first question is: Why are you proposing this warehousing development in such a rural setting? 

So Peter, I’ll direct this one to you to answer please.

Peter Frampton

Thank you Mitch. Peter Frampton from Frampton Town Planning. As explained in the opening presentation, this site is an allocated site for warehousing and industrial development in a statutory adopted development plan, which has been to two rounds of public consultation, and also has been independently examined by the Planning Inspectorate. And in allocating this site, the local plan states I quote this to you: development in this area provides an opportunity for highly visible economic investment on a site of poor environmental quality at a sustainable location at a gateway to the district. And it is this committed allocation in the local plan that has led to the submission of this planning application. Thank you Mitch.

25:14

Mitchell Barnes

Thanks, Peter. So we'll move on to the next one, which is: Why not build something more in keeping with the rural character?

Thank you. I'll hand back to you.

Peter Frampton

Thank you. These buildings must be constructed to Institutional Standards. You've just heard from Ivor how we're approaching the external appearance of the buildings and recessive colouring and using vaulted roofs rather than the conventional pitch roof to try and sit them down into their setting. But this is an allocation. It isn't for a small rural business centre, where you might find timber clad buildings being appropriate. This is a build, a site allocated to attract inward investment into the district. Thank you.

26:04

Mitchell Barnes

Thank you. Okay, and the next question: Why is the one why is the unit closest to the A5 so large?

Peter Frampton

Right, thank you. Again, it's entirely appropriate that the applicant seeks a range of employment unit sizes to reach out to the market. That particular part of the site is well suited to a large plate building with the smaller buildings being towards the east of the site.

26:40

Mitchell Barnes

Okay, and What are the warehouses proposed use?

Peter Frampton

At this stage in a planning project, the names of occupiers are not known. And that's the reason for that is potential occupiers’ businesses typically do not shortlist sites for potential relocations until there is certainty in delivery. And until their planning permission is granted, regrettably, there isn't certainty of delivery. And so you have to wait that stage before the applicant will know of prospective occupiers for this site.

27:25

Mitchell Barnes

Thank you. And so Originally, the proposed plan required a roundabout. So why are you not now applying for a roundabout?

Peter Frampton

That's correct. The local plan policy does refer to a roundabout but it's important to recognise that planning policies in development plans provide guidelines, not tramlines. They are not written as statute. And with this application is a transport assessment, which has been assessed by two highway authorities both West Northants local highway authority and National Highways. And both those parties conclude that the priority T junction proposed is adequate to address the traffic movement from this development and a priority T junction is preferable in the fact that greater provision can be provided for visibility, and there are no highway safety benefits to be achieved from a roundabout. So in terms of national policy, development shouldn't be restricted on transport grounds unless a residual impact or cumulative residual impact is severe, or those circumstance do not arise with this proposal.

28:46

Mitchell Barnes

Thank you very much. Okay, so we'll move on to the planning and development questions now. And so the first question addresses yesterday evening's public exhibition and asks Why the public exhibition was, was not arranged in Cosgrove or Old Stratford? And Peter, if I could come to you for this?

Peter Frampton

The explanation or response to this question is very simple. The exhibition was originally arranged for the 17th of July, we were only able to find accommodation in Deanshanger at that time, we paused that exhibition, because we received a late consultation response from the EA, which we've now had an opportunity to consider. And therefore we just reengaged with that booking at Deanshanger. That's the reason. Thank you.

29:48

Mitchell Barnes

Thank you. So When do you think development will start on site? And how long will it take to completely build out the whole site?

Scott, I'll come to you for this question. Please. . . Scott, you're on mute.

Scott Croucher

Good evening, everybody, apologies for that. Yes, we envisage starting as soon as planning permission is granted, and we anticipate the build programme to be approximately 15 months.

Mitchell Barnes

Thanks, Scott, could you just introduce yourself?

Scott Croucher

Yes, I'm Scott Croucher representing Frontier Estates and I'm the project manager for the site.

30:30

Mitchell Barnes

Thanks, Scott. So the next question is, Can you tell me more about the phasing of the project and when will the country park be completed? And Scott, I'll come back to you on this one.

Scott Croucher

Yes, that's no problem. Thank you, Mitch. The whole of the development will be built out in one phase. Phasing is likely to be from units nine to one with those familiar with the site. The Country Park will be completed at the same time as the business park, subject to the constraints of the appropriate planting season for the ecological planting. The last plants will be therefore planted at the first opportunity following completion of the main building works in the right planting season.

31:19

Mitchell Barnes

Thanks Scott. Moving on to a question from Old Stratford parish council. Can you please explain what steps will be taken to prevent the 24/7 operations of the proposed development impacting adversely on those living in the area during the night and at weekends? And Nick, I will pass this question to you to answer please.

Nick Wyke

I'm Nick Wyke and I work at Frampton’s Town Planning. A noise impact assessment has been undertaken and submitted in support of the application. It is considered noise associated with the operational phase including HGV movements and delivery activity associated with proposed development. It is concluded that there'll be no significant adverse impact on residential amenity. The  planning officer is awaiting advice from the Environmental Health Officer as to whether noise conditions are justified.

32:12

Mitchell Barnes

Okay, next question is Can you please provide information about the expected job creation arising from the development and whether or not you have factored in new working methods, specifically the increasing use of robotics and warehousing into the calculations? And Scott, probably you’re best placed to answer this question.

Scott Croucher

Yes, so it’s a difficult question to answer with as we all know, robotics, etc, coming in, but at the moment, we estimate that something like 870 full time jobs will be created. Something like 570 from the locality and maybe 300 from the wider community. Additionally, through the construction process, we estimate that 530 jobs will be provided, again, at least 200 to 300 locally and the balance from a wider catchment.

33:05

Mitchell Barnes

Thank you. Moving on, then. Are you sure there is a market for such units in this location given the lack of immediate motorway access and the relatively poor highway connections to the site when compared to other schemes in the area? For example, northern Northampton Gateway, and the barriers Milton Keynes developments. And Scott, I'll come back to you

Scott Croucher

Yes, I think as an introduction to that, even though we obviously have to wait for planning permission and the units to be constructed, our early enquiries with agents are very beneficial for the site and they are looking forward to marketing the properties accordingly. Agents have also confirmed that whilst the site may not be considered as a positioned ideally, because it's not on a motorway, as we're all familiar with, that it has good communications to very good main arterial routes, and they believe that more than satisfies the needs of the site and the units provided.

34:10

Mitchell Barnes

Thanks, Scott. Okay. So Peter Frampton has said that the event will be a mix of B1, B2 and B8. These are all small industry offices and warehouses. The local plan part 2 requires a variety of employment types. But this proposal is for nine warehouses only. Why are you ignoring the local plan and why is Peter making false claims? So Pete, it's probably best to direct this one to you.

Peter Frampton

Indeed it is, thank you Mitch. Again reiterating the local plan allocates the site for the form of B1, that was light industrial office use, B2 general industrial, and B8 warehousing and distribution. Planning permission is not being sought for all buildings to be restricted to warehouse and distribution. Five units are shown for B2 general industrial or B8 and four units are shown for B8 only. Office use is typically provided as ancillary accommodation and developments of this form and character, so ancillary to the primary use of B2 or B8. There’s no market in a location like this for pure office use. Thank you Mitch.

35:26

Mitchell Barnes

Thank you. Okay. Given that the site will employ mainly low paid manual workers, the vast majority of whom you acknowledge will come from Milton Keynes, how is it beneficial to the residents of the West Northamptonshire villages of Cosgrove and Old Stratford, who will be most impacted by the development? Peter, I'll come back to you for this one.

Peter Frampton

Firstly, it's misconceived to suggest that jobs will be mainly for low paid manual workers. Modern logistics and manufacturing provide a range of job opportunities particularly for young people, including highly skilled jobs in the operation of sophisticated logistics and process systems. This is a committed development in response to the district needs. And as it says in the local plan, in the foreword, the local plan is there to embrace growth in the district. So it's a district requirement that this is providing for. 

36:33

Mitchell Barnes

Thank you.

And so Why did the proposed warehouses not comply with the size requirements, the local plan part 2 for small and medium units? 

Peter Frampton

I make two responses to this. And there is an unfortunate aspect of the responses. Firstly, the local plan policy AL5 does not contain any reference to the size of the units on this site. There is supplementary planning document called on employment at site allocations and that does refer to small and medium size buildings, and then makes reference to in exceptional circumstances, larger size units. But there is a fundamental flaw with the SPD, in that an SPD cannot introduce new policy limitations. And to that extent, I'm sorry to say but the SPD is in that respect, unlawful and therefore  the SPD in terms of providing assistance to the determination of this application should either be given no weight because of its unlawfulness in burdening the policy, or attempting to burden the policy, in a local plan; or very limited weight, which would not be determinative for the merits of this application. Thank you.

38:24

Mitchell Barnes

Thank you.

Okay, Is this a speculative development? Do you  have a client or any expressions of interest and if not, how long do you expect it will take to let all nine units given the number of unoccupied warehouse units within a 12 mile radius of Cosgrove? You touched on it briefly earlier, Scott. So I'll pass this one your way to answer.

Scott Croucher

Thanks for that, Mitch. This is a little bit of ‘How long is a piece of string?’ but we have to remember that completion of the units would not be for a minimum of 18 months away. And in that time, from now, until then, we'll have an economic climate that we all think will be a lot better than today. Indeed, some of the fault of the reason why we have some empty units is the economic bullet of a climate introduced last year by Liz Truss etc. But unfortunately, it does affect the market and people's confidence to move. But we think in 18 months time, that will fall away and it'll be a lot more positive for people to move. In addition to that the agents like this scheme, it's very attractive using modern materials and appearances and believe it will be a very good marketable product in all types of units. So we think that although we can't tell you when that will be, we think it'll be an efficient letting of the units to good employers.

39:54

Mitchell Barnes

Thanks, Scott. Moving on to transport questions now. The first of which is How will the site be accessed? and I'll pass that to you Amarjit

Amarjit Biklhu

Hi there. The site will be accessed by a priority junction with the right turn ghost island for right turners into the site off the 508.

40:24

Mitchell Barnes

Thank you very much and can you say Why is the access located where it is at along that road? 

Amarjit Bilkhu

The access is located approximately 430 metres from Old Stratford roundabout, which is the furthest distance from that roundabout within our site and control.

40:42

Mitchell Barnes

Thank you. What are you proposing in terms of pedestrian and cycle access? And Nick, I'll pass this one your way to answer. 

Nick Wycke

Thanks, Mitch.So respect to pedestrians and cycle access we're proposing to upgrade the existing route along Cosgrove Road, which links up with Stratford Road and then into the residential area in Old Stratford across the A5 bridge. Where the upgraded Cosgrove Road crosses the estate road there'll be footway and cycleway links provided to all proposed buildings. Suitable crossings and refuge facilities will be provided along the upgraded routes with direction wayfinding and safety signage provided as part of proposals. Back to you Mitch.

41:27

Mitchell Barnes

Okay, this one was from Old Stratford parish council. Can you say if there is a reluctance to include a safer junction design incorporating a roundabout is this within patented design and possibly the sizing of the largest of your proposed warehouses? Amarjit, I will send this one to you to answer.

Amarjit Bilkhu

Thank you. The safe design principles have been applied when designing the T junction that we put in place. The T junction also has also been reviewed and checked by WNC Highways and has been agreed in principle. It's also being subjected to a road safety audit, which has been accepted by WNC.

42:20

Mitchell Barnes

Thank you. Okay. Can you please explain how the existing cycle and pedestrian access along the old Cosgrove Road intersection from the Dog's Mouth bridge up to where it is cut off by the A5, which will run through the centre of the proposed development can safely be used by cyclists and pedestrians in the future? So Nick it probably expands on a little bit on what you've just answered. So I'll pass it back to you if that's okay.

Nick Wyke

Yeah, so in that particular section, we'll be widening the Cosgrove Road to provide adequate vehicle access and then providing a separate cycle lane and footway route alongside it.

43:05

Mitchell Barnes

Thank you Okay, next question is: Why has the developer now changed this from the original application of signalised T junction to just standard T junction and how does the current developer justify these changes? Amarjit, I think you are probably best placed to answer this question.

Amarjit Bilkhu

In the site allocation assessment, it was suggested that a roundabout could be used to access the site and as part of the transport assessment, a proposed signalised T junction was submitted. And then through detailed discussions with WNC Highways, they asked us to investigate a priority T junction arrangement, which would allow a free flow of traffic along the 506 [sic] and that's why it's we are where we are now.

43:57

Mitchell Barnes

Thank you. Long question here, but We understand that the traffic data collection site and timing were agreed with West Northamptonshire Council in advance. What was the rationale for not collecting the data within the vicinity of Old Stratford at A5 roundabout but seven miles away at Roade. The data was collected between 7th and the 13th of March 2022 and Cosgrove Park was not open. We have data to prove traffic movement when Cosgrove Park is open is much higher than when during the closed season. For example, a police speed data survey outside the Quarries Scout Camp on Stratford Road, recorded 13,601 vehicle movements between the 12th and the 20th of June 2023. Amarjit. I will come back to you on this one, please.

Amarjit Bilkhu

Just to enforce, the extent of the traffic surveys were agreed with WNC and the date was also confirmed with them, with WNC Highways, on that one.

45:12

Mitchell Barnes

Yeah, and they’re happy with that?

Amarjit Bilkhu

Yes, yes, it was.

45:20

Mitchell Barnes

Okay. Thank you very much. Moving on to the next one. So, How many vehicles, so that's HGV LGV, and cars, motorbike movements, are you predicting in a 24 hour period? Amarjit?

Amarjit Bilkhu

So it's predicted that there will be around about 265 HGV movements and round about 2200 two-way light vehicle movements over the 24 hour period.

45:55

Mitchell Barnes

Thank you. Northampton gateway planning application has their HGV routing strategy and an environmental weight restrictions and requiring all departing HGV traffic to travel north to minimise the impact of HGV traffic travelling southbound on the A508. With these restrictions only lifted when the A508 is required to function as a diversion route. Given that the currently A508 closures send traffic through villages including Cosgrove, Castlethorpe, and Hanslope, what is the routing strategy for this development?

Amarjit Bilkhu

Well, the routing strategy, well the distribution and the assignment of the development traffic also has been agreed with WNC and National Highways also confirmed that it was acceptable.

46:45

Mitchell Barnes

So, one from the Furtho Development Opposition Group now. The transport assessment addendum suggests that the parking provision for the proposed development will be in accordance with the Northamptonshire parking standards. A review of the actual parking provision identifies a shortfall of as much as 25%. This would be further exacerbated by the fact that there is no access to the public transport and limited connections to the site for pedestrians and cyclists. As such parking provision should be provided in excess of the parking requirements. Why is no justification being made to identify why a shortfall in parking provision is proposed? Amarjit, I'll come to you for this one, please.

Amarjit Bilkhu

Right, table 3.3 of the transport assessment addendum sets out the parking requirements, adopted parking requirements, and the proposed parking and indicates a difference in the policy requirements and what we’ve been proposed and it confirms that the proposed parking levels are either provided at minimum parking requirements or more. 

And we’ve had detailed discussions with Stagecoach to provide a viable bus service to serve the needs of the proposed development and a bus strategy has been submitted to WNC and will be secured by a Section 106 agreement and the proposed transport strategy includes bus stops within the site and a new bus service from the nearby centre to cover the shift patterns. Thank you. 

Mitchell Barnes

Thank you. And this one you briefly touched on it just then, I’ll send it back your way so Please advise what bus services will be routed to the area to use the proposed bus shelters. No bus companies serve this area at present?

Amarjit Bilkhu

There will be a viable bus service provided, which will serve the needs of our proposed development. The strategy again has been submitted to WNC and again it will be secured by a 106 agreement and it will include bus stops within the site.

49:25

Mitchell Barnes

Thanks Amarjit. I will now move on to ecology questions. And so the first question is, Are there any ecological designations and have you found any protected species on site? Colin I'll send this question over to you, please.

Colin Lee

Thanks so much. There are no statutory ecological designations such as sites of special scientific interest, local or national nature reserves or other such areas within the site or anywhere nearby. As mentioned previously, a small area of grassland within the site is identified as a local wildlife site and Dog’s Mouth Brook  meadow, which appears to be in long term decline following the disuse of the canal and associated removal of water inputs. The local wildlife side will be fully retained and incorporated into the Country Park which is therefore shielded from the development by the retained canal embankment and offers an opportunity for restoration and enhancement through improved management and further expansion of the habitats into the wider Country Park along the brook in the long term. In terms of protected species, the site does support a number of species including in particular badgers, and common nesting birds in common with most farmland sites, and otters very likely use the water course corridors as part of a much wider territory as well. So accordingly, mitigation measures will be put in place to ensure these species are safeguarded. And the Country Park will provide ongoing and enhanced opportunities for these and other faunal species in the long term.

50:50

Mitchell Barnes

Thanks Colin. Next question is What ecological enhancements will there be and will there be an biodiversity net gain on the site?

Colin Lee 

So extensive, new native planting will be provided within the development site, and that will include substantial buffers, and new woodland and tree planting in particular. However, the majority of the habitat enhancements will be focused within the country park, including ponds, wetland features, floodplain and wildflower grassland, and a number of other native habitats to reflect the existing habitats and fauna in the site and surrounding areas, and this is currently being reviewed to maximise the value and reflect the latest designs. In addition, faunal enhancements such as bird and bat boxes will be incorporated to just increase opportunity for these groups as well. The proposals have been assessed using the government's biodiversity net gain metric, which is under review to reflect a number of comments received and also along with updates and amendments to the proposals, and particularly in relation to the Country Park and associated new habitats to increase the value achieved. And in line with policy overall, the scheme will provide biodiversity net gain under the metric.

52:10

Mitchell Barnes

Thanks Colin. Okay. So Large areas of the site are a priority habitat and therefore your claim for net biodiversity net gain is incorrect. The site would actually be offending Core Strategy Policy BN1 by failing to properly protect and enhance existing assets and delivering net biodiversity loss. Why has your environmental assessment missed that? And Colin, I’ll come back to you on this one, please.

Colin Lee

So, much of the site does comprise relatively low value habitats, including managed farmland. However, it's right to say the site does indeed contain a number of priority habitats as being identified including hedgerows, watercourse and lowland grassland, including specifically designated within the aforementioned local wildlife site. And wherever possible, these features will be retained and enhanced within the proposals. The proposed Country Park in particular will provide substantial new habitats including priority habitat types that will compensate for a number of the necessary losses in order to provide the allocated development and therefore provide biodiversity net gains, including as measured using the government biodiversity net gain metric. As previously mentioned, we're currently reviewing the precise planting designs and measures in order to further reflect the existing habitats of value and ensure that the most up to date position is reflected.

53:45

Mitchell Barnes

Thanks Colin. So we’ll now move on to sustainability questions. And the first question I have is, What are the proposals doing in response to climate change and sustainability? And, Dominic, I'll send this question over to you please.

Dominic Haynes

Yeah, thanks, Mitch. I mean, you know, with the warehousing and design of the buildings themselves, we're going to be provided in the warehouse and offices with the latest technologies available. This consists of high efficiency LED lighting and Smart Controls to reduce wasted energy and lower the carbon footprint. As touched upon earlier in the presentation we'll be using air source heat pumps, which we use for heating and cooling in the offices, which is a low carbon technology, it uses four times less energy than even the most efficient boilers to generate the same amount of heat. And overall, using the air source heat pumps, we're going to reduce the carbon footprint roughly by about 70% doing that. In addition to the aforementioned, the site will benefit from solar voltaic panels. And you know the staff car park and we'll have 10% electric vehicle charging points with future electrical infrastructure ducting to be provided that will allow the growth of EVC as that comes online.

55:11

Mitchell Barnes

Thank you. Next question is Why is the scheme not seeking to be Net Zero?

Dominic Haynes

Okay, so yeah, the scheme isn't Net Zero. While we are achieving EPC, which is an energy performance certificate [Level A?] you know, we've enhanced the warehouse roofs structurally to take full expansion of PVs for future tenants, and also part of the planning condition was to be BRIAM Very Good. We've already gone over and above that, and we were now achieving Excellent. But yeah. Thanks Mitch.

55:55

Mitchell Barnes

Thank you. And Okay, moving on to landscape questions. I'm just conscious of time and I know we said eight o'clock, but I’m conscious we started a few minutes late and we need to touch on landscape and floodrisk so we'll keep going and hopefully you can stay with us. Those that can't, as I said at the start, it will be recorded and posted on our website and for you to view back and we’lll keep going with landscape. So first question is:

What will the visual impact of the proposals be on the surrounding area? And what are you doing to ensure that proposals are screened and the visual impact impact is minimised? And James, I will come to you for this one, please.

James Morton

Thank you. Yes. So our assessment and baseline analysis has established that visual effects will be localised. This is due to the site's contained location within an enclosed valley landfall and a robust network of mature hedgerow and hedgerow trees, resulting in what we consider that the site has a high visual capacity to accommodate the nature of change proposed. Visual effects will therefore be primarily perceived as short and middle distance range with key receptors including the public Right of Way RG6, which runs along our site’s northeast and boundary, the Stratford Road, which runs along the site's northern boundary, a set of Cosgrove Road conservation area, the Grand Union Canal Towpath as it follows our site’s southern boundary the A5 bridge crossing when entering the proposed Country Park, and also the A508 roundabout.

It is acknowledged that these receptors will experience some change to their sense of visual amenity and some loss of cross valley views particularly in relation to the public Right of Way RG6 from the site’s northeastern edge, and sorry, northeastern corner and views across the Country Park from the Grand Union Canal. 

So a range of visual mitigation measures are proposed to mitigate this, including the careful consideration of the siting, scale, and height of the proposed [inaudible]; coordinated development offsets from the key boundaries and residential receptors; the incorporation of visually recessive building materials that are not overly imposing or overly dominating; the retention and reinforcement of key boundary hedgerow and tree lines, which has been coordinated with the project arboriculturists; by the incorporation of significant new structural planting throughout the country park and the development area, which are crucial, in my opinion, to integrating the proposals within views across the country park and when accessing from the A5 bridge crossing. Finally there have been no significant long term visual effects recorded owing to the considered landscape lead design approach. Thank you Mitch.

59:01

Mitchell Barnes

 Thanks James. The next question is The proposals will result in a loss of a large area of landscape. How will you mitigate this?

James Morton

Okay, so, as with the visual mitigation, we’ll incorporate a range of mitigation and enhancement measures. For example, landscaping. This will include the strengthening of the existing key boundary vegetation to enhance the degree of containment associated with the site. We will extending the influence of the Dog’s Mouth Brook into the development area through areas of accessible wetland public open space. We’ll be incorporating locally prevalent native tree species and structural planting around the proposed access point and in general across the site to reinforce the perceived wooded  character that is typical of the locality.

The provision of high quality landscaping settings and robust green buffers in relation to the Grand Union Canal conservation area, Stratford Road, and the A508 roundabout have also been proposed. Finally, we are also providing the provision of a high quality, semi natural Country Park, which will enhance the setting of the Dog’s Mouth Brook and increase access for the local community. Thank you Mitch.

01:00:24

Mitchell Barnes

Okay. Why will Unit 5, which sits on higher ground, not be cut into existing ground levels, as you have done with Units 3, 6, and 7? Unit 5 will have a ridgeline height of 13 metres and is immediately opposite number 60 Stratford Road. What would you like to comment on the meaning of “moderate adverse significance”? James - if that’s okay for you to answer this one?

James Morton

Unit 5 sits within a part of the site that slopes more steeply, so whilst the northeastern end of Unit 5 does indeed cut into the slope, it has not been possible to cut in to the slope at Unit 5’s southwestern corner, the topography naturally falls away within this part of the site. So in terms of the visual effects, mitigation along the Stratford Road is achieved by a combination of coordinated development offsets,  and the incorporation of a new native tree belt, which will be set back from and behind, immediately behind, the existing roadside hedgerow. So, in terms of the overall moderate effects, it’s considered that upon maturity of the proposed landscaping, at around year 10, the native tree belt will have established to an approximate height of between 10 and 12 metres, providing a high degree of visual containment to Units 2 and 8, which align the Stratford Road. This will be allied to the recessive, high quality architectural detailing, ensuring that the proposed built form is not overly prominent or dominating in the residential views along Stratford Road. So therefore a moderate adverse significant effects reflects a overall low magnitude of change, with the maturing of the landscape proposals resulting in the fact that the proposal will be well integrated, well screened and integrated by the proposed planting. 

01:02:36

Mitchell Barnes

Thanks James. Okay, we’ll move on and we’re now into flood risk questions, with the first being: What about flooding issues from the culvert and what are you doing to improve this? Nick, I will pass this and any other flood risk questions your way.

Nick Moore

No problem Mitch. So, with respect to the existing culvert, which passes under the canal, the plans are to replace that culvert with a different type of structure to improve the flow that passes through, so that will reduce the flood risk upstream of the existing culvert. 

01:03:14

Mitchell Barnes

Thank you. Second question is: You have an objection from the Environment Agency, what are you doing about this?

Nick Moore

Yeah, so in the latest response from the Environment Agency they’ve requested some further risk assessments in the form of breach scenarios of the canal embankment and the proposed berm across the Dog’s Mouth Brook as well as looking at some of the blockages that could occur in the culvert itself. We’ve completed that assessment and we’re primed to resubmit back into the EA this week with updated documentation. 

01:03:51

Mitchell Barnes

Thanks Nick. Moving on. What are the benefits to residents and surrounding area from the proposed drainage strategy?

Nick Moore

There’s two aspects to this. There’s the flood risk actually from the water course so to offer benefit to the wider community, we’re installing the flood storage area, so what we’ll be doing is we’ll be allowing more flow through the existing canal embankment, which improves the flood risk upstream, and then downstream, within the Country Park area, we’ll be constructing a new earth berm across the Dog’s Mouth Brook, with a flow control, which will in turn create a flood storage area which will hold above 21,000 m3 of additional flood storage on the site. In respect to the surface water drainage system, so this is the rainfall that lands on the development, we shall be implementing a sustainable drainage system that will have the benefit of managing the water quality that currently leaves the site providing the community, enhancing biodiversity, and improving the water quality of the surrounding area.

01:04:53

Mitchell Barnes

Thanks Nick. Okay. Can you please explain how the proposed drainage system will not increase the flow of water into the rivers, leading to worsening flooding. Does the capacity of the culvert and the attenuation ponds allow for holding back run off until the river passes its peak levels and if not, won’t this make the flooding worse?

Nick Moore

Okay, so to answer the first question, so it is the sustainable drainage system, so there’s the proposed attenuation ponds that will be going in the Country Park so the flow from that will be released into the Dog’s Mouth Brook below the existing greenfield run off rates and this is up for the 1 in 100 year plus 40% climate change event, which has been tested in those ponds, and will be restricted below the existing rate so offering improvement in that respect. In respect of the culverts and so on, the assessment has been completed for all of the storm events, looking at various blockage scenarios and looking at peak water levels and there’s been a joint probability assessment undertaken, looking at the water level in the Great Ouse, compared to our site, and running an analysis of what is the combination that gives the assessments appropriate for the site, which concluded that the flooding will not be made worse, it will be improved by the scheme. 

01:06:20

Mitchell Barnes

Thank you. The next question is: Does the increase in size of these attenuation ponds increase their status to reservoir status? There are some indications that the redesigned attenuation ponds may require damming, Does this not mean that the applicant must apply for planning permission to construct dams?

Nick Wyte

So, the proposed surface water attenuation ponds are not reservoirs. They are not of a size which would fall under the designation of a reservoir. The proposed berm that we’re building across the Dog’s Mouth Brook would be classed as a reservoir, it’s holding back 40,000m3 of water and we’re working through the process of assessing that within the updated hydrological modelling and ultimately planning application for the construction of that is being sought as part of this application.

01:07:11

Mitchell Barnes

Thanks Nick. So another double question here. How does the developer intend to maintain the banks and slopes surrounding these reservoirs and who will be responsible for looking after these reservoirs and how would the attenuation ponds/reservoirs safety be controlled and by who?

Nick Moore

All of the drainage infrastructure, whether it be surface water or the water course mitigation strategy will be maintained by the developer, who will be appointing an agent to undertake that for them. There will be a managed maintenance strategy that will be put in place to control via a planning condition and any of the responsibility for the maintenance and inspections of any reservoir structures will be undertaken in accordance with the Reservoirs Act 1970 and we have been in contact with an appropriate panel engineer to ensure that we understand the requirements.

01:08:13

Mitchell Barnes

Thank you. It’s now proposed that a bund system is installed to restrict the flow of the Dog’s Mouth Brook through the canal culvert.  How will this affect the volume on upstream levels of the water in the Dog’s Mouth Brook? I’ll come back to you, Nick, for this one please.

Nick Moore

Just to clarify. The existing canal culvert is to be upgraded and then there’ll be another culvert located further to the east, downstream in the Country Park. So what that culvert will do, it will restrict the flow so that the culvert that going to go in downstream of the existing canal embankment, you have a lower capacity than the existing culvert under the canal embankment so hence we’ll be restricting the flows that leave the site by 600 litres a second, that’s what the modelling showing us, that results in a back-up of water that sits within the Country Park, that’s where we’re providing the reservoir and that’s where the flood storage area [inaudible]. There’s an additional 21,000m3 of flood storage, which is being provided within the application site as part of the mitigation proposals.

01:09:24

Mitchell Barnes

Thank you. Do you know that the existing sewerage system is more than 50 years old and that the pumping statison on the outskirts of Old and Stony Stratford are regularly blocked and need to be cleared by Anglian Water. What are the developers proposing for the disposal of sewage?

Nick Moore

There’s an existing foul sewer that crosses through the development land, so the developer is proposing that we connect into that asset within our land. Contact has been made with Anglian Water, who have confirmed the connection at the locations proposed is acceptable.

01:10:01

Mitchell Barnes

Okay, thank you. Another long one. Why did you use out of date methodology in the compilation of your flood risk assessment because flood data commissioned by Cosgrove Parish Council and the Furtho Development Opposition Group demonstrated “your consultants, Link, have used techniques from the 1970s, which were replaced by better and newer models in 1999 and have had continual updates, the last being in 2022. The latest methods are widely used by hydrologists and  as a standard tool for flood estimation in the UK, the use of the old, out-dated methods demonstrates the lack of understanding of hydrology.” So Nick, if you want to clarify the approach on this one?

Nick Moore

I wasn’t born in the 1970s, so . . .[laughs] I don’t understand that reference. In respect to the Flood Estimate Handbook 1990, so that was updated in 2002, the work that we did before was before that update was available as part of the new work that we’ll do we’ve rerun with the updated FEH data, there’s no impact or change in the catchment data within this area, so it’s not considered to be an issue.

01:11:16

Mitchell Barnes

Brilliant, thank you. Why have you revised plans for the Country Park to include a wetlands area where normally there is a brook, is it because the initial analysis was incorrect about the amount of water running off the site in times of heavy rain and high ground water? If not, why was it changed?

Nick Moore

As a result of the EA objections. So what we previously done, we were working with the Canals and Rivers Trust and with the IDB to resolve the issue that’s caused by the culvert, the restriction of flows under the canal. So that causes an acute flood issue to the all the land upstream, Stratford Road, and the land the other side of the A508. So working with those organisations, we came up with a strategy to release that restriction, which is the existing flood risk from the existing encatchment, so the artificial canal affects the natural flood plain, so we were looking  to reinstate that. Through the dialogue we’ve had with the Environment Agency, they were not comfortable with that approach and we’ve moved towards a solution where we've sought to utilise the available space we’ve got in the Country Park for this flood storage area. Which has now given us the opportunity to support the Environment Agency by providing greater flood storage within the site and also restrict the flows downstream into the Dog’s Mouth Brook. 

Mitchell Barnes

Thanks Nick, thanks for that, there was a lot of questions to answer there. So we’ll move on to noise, air quality, light questions. The first being: For both the construction and use phases, please would you advise how the following would be managed: noise pollution,light pollution, vehicle congestion on the Stratford Road, and vehicles arriving and leaving the construction site, dust, litter and rubbish and vermin infestation? Nick Wyke, I will pass this one to you to answer please.

Nick Wyke

Thank you Mitch. During the construction phase, noise pollution, light pollution, vehicle congestion, dust and litter, we manage through a construction management plan. This will be required to be prepared, and submitted, and approved by the local planning authority prior to the commencement of development. During operation, and prior to the installation, details of the plant and equipment to be used at the site will be required to be submitted to the local planning authority, this will be agreed through a planning condition. This is a high quality business park, and the occupiers will be responsible for controlling vermin and litter on the site. 

01:13:54

Mitch Barnes

Thanks Nick. Okay, moving on. Slow traffic means increased air pollution. The new junction will lead to traffic being slowed and stationary and unquestionably an increase in air pollution. Why have you not addressed this in your application? Nick, I’ll come back to you for this one please.

Nick Wyke

Thank you Mitch. An increase in vehicles on the road network has been assessed in the air quality assessment that accompanied the application. The results of the assessment identified that pollution concentrations are below the relevant air quality objectives. The impact of increased emissions from the development generated traffic was identified to be negligible and therefore not significant.

01:14:38

Mitchell Barnes

Thanks Nick. That concludes the question and answer session. So briefly, in terms of next steps, as I mentioned at the start, the planning application remains under consideration by West Northamptonshire Council, the planning application is expected to be considered by the planning committee shortly for determination. So finally, before we finish, thank you to everyone who joined us and also to those who submitted questions. I hope that you’ve found this helpful and you’ve had answers to your questions, wether directly to your questions or indirectly through somebody else’s questions, or alternatively, through the presentation itself.

Just before we finish, as I mentioned at the start, again we recorded this session which is going to be available tomorrow morning on the Frampton’s website in the location that you found the link for this presentation and question and answer session. You’ll find it there and if you have any issues, please let us know and we’ll help you out. 

Thank you very much from me and from everybody else for joining. Have a good evening.