Outrage as controversial plans for massive warehouse development in Northants town recommended for approval

The proposal, submitted by global logistics company DHL to West Northants Council (WNC), includes a new roundabout from the A5, an internal road, and development plots. It also features a large warehouse with office space, as well as landscaping and infrastructure improvements at land north of the Bell Plantation, Watling Street, Towcester. Additionally, the plans involve upgrades to Towcester Town Football Club.

The development site, covering about 32 hectares, consists of agricultural fields and could include up to 115,709 square metres (1,245,492 square feet) of business space across four zones. Building heights could range from 15.5 metres to 21.5 metres, according to plans.

The proposal has faced strong objections from numerous consultees, including Towcester Town Council, Greens Norton Parish Council, Tiffield Parish Council, Pattishall Parish Council, Easton Neston Parish Meeting, Whittlebury Parish Council, Silverstone Parish Council, Blisworth Parish Council, Abthorpe Parish Council, Stoke Bruerne Parish Council, Slapton Parish Council, Litchborough Parish Council, Wappenham Parish Council, Roade Parish Council, Blakesley Parish Council, Paulerspury Parish Council, Shutlanger Parish Council, the British Horse Society, and the Campaign for the Protection of Rural England (CPRE). Over 1,100 letters of objection have been received, alongside three letters of support.

Towcester Town Council has voiced several concerns: the traffic modelling used is ‘outdated’ and based on data collected during the pandemic when traffic levels were lower; there is ‘excessive reliance’ on the Relief Road to ease traffic from the A43/A5, which is seen as ‘questionable’; increased traffic could lead to severe congestion at the A43/A5 roundabout, worsening issues on Northampton Road and for residents of the Shires Estate, who already deal with rat-running and speeding; the scale of the development is considered ‘inappropriate’ for the historic market town of Towcester; and the development could cause noise disturbances to nearby homes and impact the area's tranquility.

Independent councillor Ian McCord criticised the recommendation, stating: “The recommendation from WNC to grant planning permission is crazy, flying in the face of residents, reason, and reality. The WNC policy, left over from the South Northants Council days, calls for small and medium-sized units. There is additional planning guidance to aid applicants that small is up to 2,000 square metres, medium is 2,000 to 8,000 square metres, and large is greater than 8,000 square metres. In what universe is 100,000 square metres in any way appropriate for this site? The application is taking the mickey out of the policy from the outset. There is bound to be traffic chaos in and around Towcester yet WNC Highways and Highways England are either too stupid to understand or too indifferent to care as they raise no objections. The policy calls for a mix of uses on the site—small industrial units, warehouses, and office units—but this application is exclusively for warehouses, which is not policy compliant. Yet WNC planning is ignoring that, inventing new excuses, and recommending this approval.”

Councillor McCord also criticised WNC’s planning enforcement, suggesting that the council favours large developers over smaller households or community groups. He said: “It is a sad feature of WNC planning enforcement that if you have an in-house legal team and deep pockets, they will let you do whatever you wish, but a small householder or group will face strict enforcement. No one can take comfort in the planning control from the inadequate and useless WNC Planning Department. WNC Planning Department is one of the worst performing in the country according to MHCLG figures, placing WNC at position 309 from 329. They did improve from being 316, but going from awful to dreadful is not a major step forward. With such a poor council performance, it is hardly surprising that they make such horrific recommendations. I hope the councillors on the Strategic Planning Committee will put this recommendation and plan where it belongs—in the bin.”

Sarah Bool Tory MP for South Northants expressed deep concern about the development. She said: “I am deeply concerned about the proposed DHL warehouse development in Towcester. In my meeting with National Highways, I challenged their decision to drop their objection to this development. I do not agree with their assessment of this development’s impact on the traffic situation in Towcester. I will be speaking at the Strategic Planning Committee hearing next Tuesday, where I will set out the ways in which this proposal breaches policies and objectives set down in the Local Plan and Supplementary Planning Document, on the grounds of visual impact, employment, air quality, traffic, and compatibility with the identity of the area.

“I have recently met with Persimmon and National Highways to discuss the Towcester Relief Road. I am disappointed that this road has not been delivered already and challenged them on their timescales for completing the final section of the road. I understand the A43 roundabout technical designs have now been approved, so I expect to see rapid progress soon. I will keep residents updated when I have further information.”

Councillor McCord took aim at MP Sarah Bool, saying: “A great attempt at confusing activity for progress. The MP said during the election she would use her skills in property law to prevent these developments. This poacher turned gamekeeper had failed at the first test. Her meeting with Highways England is to be told they will allow the development and Towcester can just lump it. There is no date for the Towcester Relief Road as Persimmon know she can be played just like they played her predecessor WNC and all others.”

An official decision on the proposal will be made at WNC’s Strategic Planning Committee on September 10 at 2pm.